Staff Presentation - Arlingtonva
Gables N. Rolfe Street SP #432
SPRC Meeting #1 December 16, 2013
Gables N. Rolfe Street SP #432
14th Street N.
Site: 94,540 square feet (2.17 acres)
GLUP and Zoning Site
GLUP: Medium Residential
Fort Myer Heights North Special District General location for open space
Site
Zoning: RA8-18
Fort Myer Heights North Plan – Adopted 2008 • Located within revitalization area (up to 3.24 FAR) • Partially in Boulevard Zone (up to 12 stories in height) • Public open space • Tree preservation • Neighborhood retail option • Gateway • No historic buildings or CAFs
4
Density Plan
1 ••• • •
r-
Legend
t::::J Conservation Area - Limited to By-Right Density 36 u/ac or 48 ulac Depending on Zoning
t::::J Revitalization Area -Up 3.24 FAR if Community Benefits Prescribed in Plan are Provided
0 0 0
-
Historic Buildings in Conservation AreaEligible to Transfer Density if Preserved/Units Committed Affordable
-
Historic Buildings in Revitalization Area- Mu st be Preserved in order to Redevelop Rest of Site 200
400
5
. RA6- 15
-- --
200
400
6
- - Location of Major Building Facades/Entrances ...,.~1----i).~ Service Entrance (Intended to show preference for garage and loading entrance on side 200
400
7
8
Block 7- Up To 3.24 FAR By Site Plan '
Building S
I
~~-:__.
=- =--_---
-
=~-=-~
:_~ -~
'
BLOCK 7 -
GROSS 1'\.00R AREA
=
Floor I Floor 2 Floor 3 Floor4
plan
south elevation
Floor 5 Floor 6
L----------------------------------------------------------------------------------------IF1~7
Block 7 represents a potential receiving site for density from the CollseiVation Area as, based on this property assemblage alld redeYelopment scenario, there is additional deYelopment capacity under the establislled height limits of the Plan. No histone buildings are identified for preseiVation on this block, however the Plan does call lor the creation of a public pail< in the nortlleastem comer. It sllould be noted that the tall building on this block was recently COIWerted to condominium ownersllip and is therefore not likely to redevelop in the near future. Rede>~elopment of this building per the Plan's guidelines is, howeYer, eocouraged.
6U1LDING A BUJl.OlNG 6 BUILg iNG
t6.700 t6.700 t6.700 t6.700 t6.700 t6.700 t6.700
61 460 18 943 3.24
116 900 37142
61900 19 725
3.15
3.14
Floor 8 Floor 9
TOTAL SITE AREA FAR
8.500 8.500 8.500 8.500 8.500
8 .780 8 .780 8 .780 8 .780 8 .780 8 .780 8 .780
4 ,850 4 ,850 4 ,850 4 ,850
9
BLOCK 7 TOTAl.
33.980 33.980 33.980 33.980 33.980 30 .330 30 .330 4 ,850 4 ,850 240 260 75 810
3.17
Fort Myer Heights North Plan – Design Guidelines Additional Guidelines • Reflect garden apartment aesthetic • Open lawns, shade trees • Visual openness • Incorporate Colonial Revival and/or Art Deco architecture • Relate to topography • Use appropriate tapers, setbacks and step-backs, including 15’ stepbacks above 4th floor on Fairfax Drive • Vary building heights • Relate massing and scale to context • Buildings should have entrances and common areas adjacent to public open spaces
Gables N. Rolfe Street – SP #432 Proposal • Site Plan: • 3 buildings (5-12 stories) • 406,475 sf residential (421 units) • 16,500 sf County transitional living facility (14 units) • 4,047 public park easement • 411 parking spaces •
Modifications • LEED Silver Bonus Density (.25 FAR) • Affordable Housing Bonus Density (25%) • Community Facility Bonus Density (16,500 sf) • Exclude 26,635 sf for storage, building maintenance, trash rooms • Reduction in parking ratio • .96 spaces/residential unit
Proposed Density FAR/Percent
GFA
3.24 FAR
306,309 sq ft
.25 FAR
23,635 sq ft
ADU Bonus (in addition to FMHN req.)**
25% (.81 FAR)
76,577 sq ft
Community Facilities Bonus**
5% (.17 FAR)
16,500 sq ft
4.47 FAR
422,975 sq ft
Site Plan*
RA8-18; Fort Myer Heights North Special District
LEED Silver Bonus
Green Buildings Program
ZO Section 15.6
ZO Section 15.6
TOTAL PROPOSED
*Per ZO Section 9.3, 20% of the density above the GLUP (1.65 FAR) must be ADUs. **Per ZO Section 15.6, the ADU and community facility bonus cannot total more than 25%. 12
Proposal – Site Layout and Uses
Residential Public Park
Residential
Transitional Living Program
13
Transitional Living Facility • Existing facility has been in operation since 1995 • Provides housing and supportive counseling services to residents who typically live at the facility for a period of six months • 14 residents; 1-2 staff on site • New facility is proposed to be rebuilt as a stand-alone building and will be dedicated in-fee to the County • Use permit application will be filed for the dormitory use
14
Proposed Public Park • Proposed size: 4,047 square feet • 4 significant trees identified; 3 proposed to be preserved • Identified as public open space location in FMHNP • Planning of parks should be spearheaded by DPR with community participation and occur during 4.1 process • Staff proposed process • Staff/Applicant co-host a public meeting(s) to develop a concept for the open space • Utilize an online survey for additional public input on draft park design concept • Bring the concept plan to SPRC for further discussion and input 15
Preliminary Issues Fort Myer Heights North Plan • Massing (particularly the Fairfax Drive façade) • Length of façade • Lack of tapering/building variation • Step-backs on Fairfax Drive (plan calls for 15’ at 4th floor) • Trees/Open Space/Gateway Marker • Landscape design of setbacks and open space • Vaults/garage vents in setbacks • Hardscape/fences in private courtyard • Location of building and garage entries • 14th Street N. streetscape • Bonus Density • Parking modification • Site Circulation
SPRC Meeting #1 December 16, 2013
Gables N. Rolfe Street SP #432
14th Street N.
Site: 94,540 square feet (2.17 acres)
GLUP and Zoning Site
GLUP: Medium Residential
Fort Myer Heights North Special District General location for open space
Site
Zoning: RA8-18
Fort Myer Heights North Plan – Adopted 2008 • Located within revitalization area (up to 3.24 FAR) • Partially in Boulevard Zone (up to 12 stories in height) • Public open space • Tree preservation • Neighborhood retail option • Gateway • No historic buildings or CAFs
4
Density Plan
1 ••• • •
r-
Legend
t::::J Conservation Area - Limited to By-Right Density 36 u/ac or 48 ulac Depending on Zoning
t::::J Revitalization Area -Up 3.24 FAR if Community Benefits Prescribed in Plan are Provided
0 0 0
-
Historic Buildings in Conservation AreaEligible to Transfer Density if Preserved/Units Committed Affordable
-
Historic Buildings in Revitalization Area- Mu st be Preserved in order to Redevelop Rest of Site 200
400
5
. RA6- 15
-- --
200
400
6
- - Location of Major Building Facades/Entrances ...,.~1----i).~ Service Entrance (Intended to show preference for garage and loading entrance on side 200
400
7
8
Block 7- Up To 3.24 FAR By Site Plan '
Building S
I
~~-:__.
=- =--_---
-
=~-=-~
:_~ -~
'
BLOCK 7 -
GROSS 1'\.00R AREA
=
Floor I Floor 2 Floor 3 Floor4
plan
south elevation
Floor 5 Floor 6
L----------------------------------------------------------------------------------------IF1~7
Block 7 represents a potential receiving site for density from the CollseiVation Area as, based on this property assemblage alld redeYelopment scenario, there is additional deYelopment capacity under the establislled height limits of the Plan. No histone buildings are identified for preseiVation on this block, however the Plan does call lor the creation of a public pail< in the nortlleastem comer. It sllould be noted that the tall building on this block was recently COIWerted to condominium ownersllip and is therefore not likely to redevelop in the near future. Rede>~elopment of this building per the Plan's guidelines is, howeYer, eocouraged.
6U1LDING A BUJl.OlNG 6 BUILg iNG
t6.700 t6.700 t6.700 t6.700 t6.700 t6.700 t6.700
61 460 18 943 3.24
116 900 37142
61900 19 725
3.15
3.14
Floor 8 Floor 9
TOTAL SITE AREA FAR
8.500 8.500 8.500 8.500 8.500
8 .780 8 .780 8 .780 8 .780 8 .780 8 .780 8 .780
4 ,850 4 ,850 4 ,850 4 ,850
9
BLOCK 7 TOTAl.
33.980 33.980 33.980 33.980 33.980 30 .330 30 .330 4 ,850 4 ,850 240 260 75 810
3.17
Fort Myer Heights North Plan – Design Guidelines Additional Guidelines • Reflect garden apartment aesthetic • Open lawns, shade trees • Visual openness • Incorporate Colonial Revival and/or Art Deco architecture • Relate to topography • Use appropriate tapers, setbacks and step-backs, including 15’ stepbacks above 4th floor on Fairfax Drive • Vary building heights • Relate massing and scale to context • Buildings should have entrances and common areas adjacent to public open spaces
Gables N. Rolfe Street – SP #432 Proposal • Site Plan: • 3 buildings (5-12 stories) • 406,475 sf residential (421 units) • 16,500 sf County transitional living facility (14 units) • 4,047 public park easement • 411 parking spaces •
Modifications • LEED Silver Bonus Density (.25 FAR) • Affordable Housing Bonus Density (25%) • Community Facility Bonus Density (16,500 sf) • Exclude 26,635 sf for storage, building maintenance, trash rooms • Reduction in parking ratio • .96 spaces/residential unit
Proposed Density FAR/Percent
GFA
3.24 FAR
306,309 sq ft
.25 FAR
23,635 sq ft
ADU Bonus (in addition to FMHN req.)**
25% (.81 FAR)
76,577 sq ft
Community Facilities Bonus**
5% (.17 FAR)
16,500 sq ft
4.47 FAR
422,975 sq ft
Site Plan*
RA8-18; Fort Myer Heights North Special District
LEED Silver Bonus
Green Buildings Program
ZO Section 15.6
ZO Section 15.6
TOTAL PROPOSED
*Per ZO Section 9.3, 20% of the density above the GLUP (1.65 FAR) must be ADUs. **Per ZO Section 15.6, the ADU and community facility bonus cannot total more than 25%. 12
Proposal – Site Layout and Uses
Residential Public Park
Residential
Transitional Living Program
13
Transitional Living Facility • Existing facility has been in operation since 1995 • Provides housing and supportive counseling services to residents who typically live at the facility for a period of six months • 14 residents; 1-2 staff on site • New facility is proposed to be rebuilt as a stand-alone building and will be dedicated in-fee to the County • Use permit application will be filed for the dormitory use
14
Proposed Public Park • Proposed size: 4,047 square feet • 4 significant trees identified; 3 proposed to be preserved • Identified as public open space location in FMHNP • Planning of parks should be spearheaded by DPR with community participation and occur during 4.1 process • Staff proposed process • Staff/Applicant co-host a public meeting(s) to develop a concept for the open space • Utilize an online survey for additional public input on draft park design concept • Bring the concept plan to SPRC for further discussion and input 15
Preliminary Issues Fort Myer Heights North Plan • Massing (particularly the Fairfax Drive façade) • Length of façade • Lack of tapering/building variation • Step-backs on Fairfax Drive (plan calls for 15’ at 4th floor) • Trees/Open Space/Gateway Marker • Landscape design of setbacks and open space • Vaults/garage vents in setbacks • Hardscape/fences in private courtyard • Location of building and garage entries • 14th Street N. streetscape • Bonus Density • Parking modification • Site Circulation
