park shirlington - Arlingtonva
PARK SHIRLINGTON Rezoning & Final Site Plan (SP #433) SPRC #1 May 19, 2014
Aaron Shriber DCPHD—Planning Division
Site Location/Existing Conditions • 15.70 acres • 14 buildings • 294 market rate affordable units (18.73 du/ac) • 318 surface parking spaces (1.08 sp/unit) • Garden style apartment complex built in the 1950s (not listed on HRI)
2
Existing Site Characteristics
3
Fort Reynolds • Civil War era fort constructed in 1861 • Designed by the Union Army as a component of the defenses of Washington • Remains of fort are located on the subject site and the adjacent parcel owned by the County 4
Existing Zoning Classification
S-3A
P-S
C-O-1.5
RA14-26
RA6-15
RA14-26
RA14-26
5
General Land Use Plan Designation
Low-Medium Residential
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Redevelopment Proposal • Rezone site from RA14-26 to RA8-18 • Final Site Plan to redevelop the site with 5 buildings containing 750 dwelling units and 903 parking spaces – 47.77 du/ac – 1.20 sp/unit
• Modifications requested: – Bonus density for the provision of affordable housing units (§15.6.9) • Bonus—25% (142 units) • 100 committed affordable housing units – 13.3% of total units – 70.4% of bonus units attained through affordable housing provision
– Bonus density for the achievement of LEED Silver (Green Building Policy) • Bonus—6.9% (39 units)
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Proposed Site Layout
Building
Units
Height
Parking
A
88
60.1’/69.44’
113
B
126
52.1’/61.44’
150
C
287
70.07’/79.44’
338
D
141
58.71’/68.05’
91
E
108
56.37’/62.87’
211
Total
750
903 8
Development Comparison
Units
Existing Site (RA14-26) 294 MFD
Density
18.73 du/ac
Bonus Density
N/A
By-Right Potential (RA14-26) 114 SFD; or 195 SFA; or 380 MFD 7.26 du/ac (SFD); or 12.45 du/ac (SFA); or 24.2 du/ac (MFD) N/A
Site Plan Maximum (RA8-18) 570 MFD
Site Plan Proposal (RA8-18) 750 MFD
36.3 du/ac (MFD)
47.77 du/ac (MFD)
varies
181 units (32% bonus)
Height
20.6’
35’
75
70.07
Stories
3
3.5
8
5
Parking
318
404
594
775 req. 903 prov. 827 structured 76 surface
9
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Issues for Further Discussion Land Use • The General Land Use Plan (GLUP) designation for the site is “Low-Medium” Residential (16-36 du/ac) • The rezoning application requests that the site be reclassified from the RA14-26 zoning district to the RA8-18 zoning district • The site plan redevelopment proposal (through the incorporation of bonus density provisions) exceeds the GLUP’s recommended density for the site • The appropriateness of the rezoning application and resulting density of the site plan proposal will be analyzed to determine compliance with County policies and goals • Site layout, neighborhood transitions and issues of compatibility between the proposed redevelopment and surrounding land uses will be reviewed Housing • The site currently contains 294 market rate affordable housing units • The site plan proposes to provide 100 committed affordable housing units • The loss of approximately 194 affordable housing units will be analyzed to determine compliance with the County’s Housing Goals • An associated tenant-relocation plan will be reviewed to determine appropriate mitigation for assistance to tenants that may be displaced with the proposed redevelopment of the site Historic Preservation • The site contains a portion of Fort Reynolds, a Civil War era fort, which was partially destroyed by construction of the Park Shirlington apartments in the 1950s • An archaeological study will be necessary to determine the location and character of the archaeological significance of the Fort Reynolds remains on the site • Park Shirlington, though not listed in the County’s Historic Resources Inventory, is a good example of garden style apartment buildings from the 1950s and should be documented prior to any demolition activities conducted on the site in association with this redevelopment proposal Transportation • Impacts to 31st Street South and transit capacity will be studied to determine mitigation measures that may be necessary to support the proposed redevelopment of the site • The proposed parking supply will be analyzed to determine the appropriate amount of parking that will be necessary to support the proposed redevelopment
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Aaron Shriber DCPHD—Planning Division
Site Location/Existing Conditions • 15.70 acres • 14 buildings • 294 market rate affordable units (18.73 du/ac) • 318 surface parking spaces (1.08 sp/unit) • Garden style apartment complex built in the 1950s (not listed on HRI)
2
Existing Site Characteristics
3
Fort Reynolds • Civil War era fort constructed in 1861 • Designed by the Union Army as a component of the defenses of Washington • Remains of fort are located on the subject site and the adjacent parcel owned by the County 4
Existing Zoning Classification
S-3A
P-S
C-O-1.5
RA14-26
RA6-15
RA14-26
RA14-26
5
General Land Use Plan Designation
Low-Medium Residential
6
Redevelopment Proposal • Rezone site from RA14-26 to RA8-18 • Final Site Plan to redevelop the site with 5 buildings containing 750 dwelling units and 903 parking spaces – 47.77 du/ac – 1.20 sp/unit
• Modifications requested: – Bonus density for the provision of affordable housing units (§15.6.9) • Bonus—25% (142 units) • 100 committed affordable housing units – 13.3% of total units – 70.4% of bonus units attained through affordable housing provision
– Bonus density for the achievement of LEED Silver (Green Building Policy) • Bonus—6.9% (39 units)
7
Proposed Site Layout
Building
Units
Height
Parking
A
88
60.1’/69.44’
113
B
126
52.1’/61.44’
150
C
287
70.07’/79.44’
338
D
141
58.71’/68.05’
91
E
108
56.37’/62.87’
211
Total
750
903 8
Development Comparison
Units
Existing Site (RA14-26) 294 MFD
Density
18.73 du/ac
Bonus Density
N/A
By-Right Potential (RA14-26) 114 SFD; or 195 SFA; or 380 MFD 7.26 du/ac (SFD); or 12.45 du/ac (SFA); or 24.2 du/ac (MFD) N/A
Site Plan Maximum (RA8-18) 570 MFD
Site Plan Proposal (RA8-18) 750 MFD
36.3 du/ac (MFD)
47.77 du/ac (MFD)
varies
181 units (32% bonus)
Height
20.6’
35’
75
70.07
Stories
3
3.5
8
5
Parking
318
404
594
775 req. 903 prov. 827 structured 76 surface
9
10
Issues for Further Discussion Land Use • The General Land Use Plan (GLUP) designation for the site is “Low-Medium” Residential (16-36 du/ac) • The rezoning application requests that the site be reclassified from the RA14-26 zoning district to the RA8-18 zoning district • The site plan redevelopment proposal (through the incorporation of bonus density provisions) exceeds the GLUP’s recommended density for the site • The appropriateness of the rezoning application and resulting density of the site plan proposal will be analyzed to determine compliance with County policies and goals • Site layout, neighborhood transitions and issues of compatibility between the proposed redevelopment and surrounding land uses will be reviewed Housing • The site currently contains 294 market rate affordable housing units • The site plan proposes to provide 100 committed affordable housing units • The loss of approximately 194 affordable housing units will be analyzed to determine compliance with the County’s Housing Goals • An associated tenant-relocation plan will be reviewed to determine appropriate mitigation for assistance to tenants that may be displaced with the proposed redevelopment of the site Historic Preservation • The site contains a portion of Fort Reynolds, a Civil War era fort, which was partially destroyed by construction of the Park Shirlington apartments in the 1950s • An archaeological study will be necessary to determine the location and character of the archaeological significance of the Fort Reynolds remains on the site • Park Shirlington, though not listed in the County’s Historic Resources Inventory, is a good example of garden style apartment buildings from the 1950s and should be documented prior to any demolition activities conducted on the site in association with this redevelopment proposal Transportation • Impacts to 31st Street South and transit capacity will be studied to determine mitigation measures that may be necessary to support the proposed redevelopment of the site • The proposed parking supply will be analyzed to determine the appropriate amount of parking that will be necessary to support the proposed redevelopment
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