lee highway visioning study - Arlingtonva
LEE HIGHWAY VISIONING STUDY Community Presentation| February 6, 2016
Dover, Kohl & Partners town planning, urban design & community engagement
Hall Planning & Engineering Complete Streets transportation planning
AECOM landscape architecture & open space planning
Ferrell Madden urban design
Partners for Economic Solutions economics
today’s agenda • welcome
• recap: charrette process • DRAFT vision for Lee Highway
• YOUR INPUT: keypad polling, questions and answers, review illustrations
charrette: kick-off event, Nov 6
charrette: kick-off event
one word to describe Lee Highway IN THE FUTURE:
form & character
form & character
31
32
dots
dots
Commercial & Mixed-use Buildings
form & character
31
32
dots
dots
Residential Buildings
form & character
26
26
dots
dots
Public Spaces
charrette: hands-on design, Nov 7
charrette: hands-on design
charrette: hands-on design
charrette: hands-on design
charrette: open design studio, Nov 8
charrette: open house, Nov 9
charrette feedback:
“Of the many ideas you have heard, which ones seem most exciting to you? Which are most important to include as part of the vision for Lee Highway?”
Open Arlington: Lee Highway forum
a vision for Lee Highway
draft ideas
https://arlingtonva.opencomment.us/lee-highway-draft-community-vision
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
… contain a series of unique neighborhoods, centered on mixed-use “activity nodes” of varying scale and character that line the corridor.
In the future, the Lee Highway Corridor will…
… contain a series of unique neighborhoods, centered on mixed-use “activity nodes” of varying scale and character that line the corridor.
Lee Highway corridor
mixed-use “activity” nodes
Lee Highway at Kirkwood Road / Spout Run Parkway
mixed-use “activity” nodes
Lee Highway at Spout Run Parkway
mixed-use “activity” nodes
Lee Highway at George Mason
In the future, the Lee Highway Corridor will…
… feature improved placemaking with unique architectural character and personality expressed through buildings and public spaces, and sensitive transitions to single family neighborhoods.
The public realm gets its shape
The public realm gets its shape mainly from private buildings.
In the future, the Lee Highway Corridor will…
… maintain a unique sense of place through preservation of sites of historic significance.
preservation & placemaking
Lee Highway at Lee Heights shopping center
preservation & placemaking
Lee Highway at Lee Heights shopping center
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
evaluating options: height?
Change-over-time: Lee Highway at Glebe Road
evaluating options: height?
Change-over-time: Lee Highway at Glebe Road
In the future, the Lee Highway Corridor will…
… be more “green” by incorporating street trees and improved landscaping in public spaces and sustainable design techniques in new construction.
devensec.org
quality public spaces
Cherrydale 5 Points Intersection (Existing Conditions)
quality public spaces
Cherrydale 5 Points Intersection
recommendations INTERIM STEPS
LONG-TERM GOALS
• continue current preservation procedures • establish locations and boundaries for mixed-use nodes that can become the basis for area plans and regulatory updates • continued discussion about Fire Station 8 • educational forums on sustainable design
• historic preservation strategies:
draft
•
work to secure “important” sites (as designated by HRI)
•
explore TDR and other strategies for preservation
•
expand local historic designations
• specify height, building placement, and other design standards for new buildings according to the vision in new regulations • specify sustainable design standards
regulations The future regulatory framework and tools for Lee Highway should provide the foundation and parameters for the physical character of future redevelopment. First and foremost, any new regulations should directly address the issues of context and scale. Secondly, they may also need to address the range of allowed land uses, if the existing uses or those designated on the GLUP are not supportive of the community vision.
recommendations • Specific Planning an important first step is to determine where the mixed-use activity centers should be located, and their appropriate size, scale, and edges. Then, • Fit New Regulations to the Vision for each area development standards will be needed to shape the desired type of development for each, recognizing and reinforcing its unique character. • Incentivize the achievement of other plan goals, such as the creation of new public spaces, utilization of sustainable technologies, development of affordable housing, • Simplify the approvals process for small property owners to encourage reinvestment, and the maintenance of local businesses.
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
... be “Complete”, with safe access for pedestrians, cyclists, transit riders, and drivers, as well as improved streetscape design.
“complete streets”
many types of cyclists, motorists, pedestrians, passengers
changed functional classification Rural Suburban Compact Urban New Compact Urban
HPE
Hall Planning & Engineering, Inc.
V i s i o n C o n e / N AC TO
Context-sensitive, Walkable Street Design in Mixed-use Nodes
Existing Conditions
Future Conditions
Lee Highway: Street Design Retrofit
enhancing mobility
Access to Metro
recommendations INTERIM STEPS
LONG-TERM GOALS
• additional studies / streetscape design committee • establish working relationship with VDOT • walkable street design standards • incremental streetscape improvements:
• corridor-wide street design overhaul • enhanced bike on Lee: dedicated bus/ bike lanes or dedicated transitway plus protected bike lane • continue to enhance transit: shuttle, dedicated lanes • add new street connections
•
underground power, street trees, “safety strips”
•
connect parallel bike routes
•
explore bus-bike (E of I-66)
•
improve transit: bus stops, frequency, routes
•
improve EFC metro walkability
•
synchronize traffic signals
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
…include additional community open spaces and gathering places to support growth in mixed-use nodes.
Charrette Parks & Open Space Vision
Lee Highway at Lee Heights shopping center
Lee Highway at Lee Heights shopping center
In the future, the Lee Highway Corridor will…
…feature new community spaces that are integrated into walk/bike networks.
In the future, the Lee Highway Corridor will…
…feature new community spaces that are integrated into walk/bike networks.
Parks & Open Space Vision
Parks & Open Space Access
Getting Started: Tactical Urbanism
recommendations INTERIM STEPS
LONG-TERM GOALS
• continue county-wide goal of public space within 1/2 mile of every residence
• network of public spaces within 1/4 mile of every residence (outside nodes) and 1/8 mile (inside nodes)
• “tactical urbanism” projects • art in public spaces • one signature new public space that includes community gathering space
• social gathering spaces at each mixed-use node (at least five along the corridor) • balance outdoor/indoor activity spaces with passive needs
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
…feature an improved appearance and functionality; however, that should not come at the expense of affordability, for both housing as well as local businesses.
built-in variety and affordability
In the future, the Lee Highway Corridor will…
…maintain economic vitality by encouraging a diverse mix of services and destinations, and by utilizing innovative economic development strategies.
affordable housing units 11% of county total 2,234
Goal: Develop 2,234 new affordable units over 25 years committed at 60% AMI*
4% of county total
266
266
2015
Needed by 2040
*60% AMI = $65,500 for family of four or $45,900 for single person
affordable housing tools • Undertake an educational effort to inform residents • Use non-park land owned by the County or non-
profits • Increase density for more housing
• Provide bonus density in mixed-income developments • Use Affordable Housing Investment Fund with Federal and State funding
affordable commerce • Enhance connectivity and density to deliver more walk-in customers
• Evaluate bonus density for developments that commit space to local retailers
• Explore opportunity and need for public/private garages • Consider a Shop Local campaign
economic vitality • Pursue plan changes and infrastructure to support mixed-use in walkable nodes
• Explore alternative zoning approaches to streamline the development approvals process
• Explore the need for direct incentives for building upgrades
recommendations INTERIM STEPS
LONG-TERM GOALS
• take steps toward Affordable • 2,500 affordable units by 2040 Housing Master Plan goals (Master Plan Goal) achieved • seek sites for affordable • create Affordable Commerce housing Strategy • changes in regulations to meet • increase economic vitality housing, small business goals through diversified economy & reduced regulatory barriers for • identify need for public/private new development parking • shop local campaign • evaluate TDRs to protect small businesses • financing / incentives for building improvements
draft
QUICK POLL DRAFT VISION
How would you rate the draft vision for mixed-use “activity nodes” along Lee Highway?
1. Like it 2. Indifferent 3. Dislike it
Next Question
How would you rate the draft vision for upgraded walkability?
1. Like it 2. Indifferent 3. Dislike it
Next Question
How would you rate the draft vision for introducing new public green spaces?
90%
10%
it ik e
nt D
is l
re In di ffe
Li ke
1. Like it 2. Indifferent 3. Dislike it
it
0%
Next Question
Which of these features of the draft vision are you most interested in? (pick up to 3)
7. 8.
19% 19% 17%
15% 7%
12% 11% 0%
ak in g /U H is rb t W oric an al D Pr ka e. M e .. bl s ul tim e S erv at O tr ee io pe od a n lM tD n Sp ob es A ig ffo ac ili n e t rd s y / ab (w G In cr le H ath a... ea er ou in se si ng g... Ec on / om Aff ... ic Vi ta lit y O th er
6.
ac em
5.
Placemaking / Urban Design Historic Preservation Walkable Street Design Multimodal Mobility (walking, biking, driving, using transit) Open Spaces / Gathering Places Affordable Housing / Affordable Commerce Increase Economic Vitality Other Pl
1. 2. 3. 4.
Last Question
Is the draft vision for Lee Highway generally on the right track?
60% 27% 10%
3% no
yes probably yes not sure no
ye pr s ob ab ly ye s no ts ur e
1. 2. 3. 4.
Thank You
your questions
for more information: arlingtonva.us/leehighway
Dover, Kohl & Partners town planning, urban design & community engagement
Hall Planning & Engineering Complete Streets transportation planning
AECOM landscape architecture & open space planning
Ferrell Madden urban design
Partners for Economic Solutions economics
today’s agenda • welcome
• recap: charrette process • DRAFT vision for Lee Highway
• YOUR INPUT: keypad polling, questions and answers, review illustrations
charrette: kick-off event, Nov 6
charrette: kick-off event
one word to describe Lee Highway IN THE FUTURE:
form & character
form & character
31
32
dots
dots
Commercial & Mixed-use Buildings
form & character
31
32
dots
dots
Residential Buildings
form & character
26
26
dots
dots
Public Spaces
charrette: hands-on design, Nov 7
charrette: hands-on design
charrette: hands-on design
charrette: hands-on design
charrette: open design studio, Nov 8
charrette: open house, Nov 9
charrette feedback:
“Of the many ideas you have heard, which ones seem most exciting to you? Which are most important to include as part of the vision for Lee Highway?”
Open Arlington: Lee Highway forum
a vision for Lee Highway
draft ideas
https://arlingtonva.opencomment.us/lee-highway-draft-community-vision
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
… contain a series of unique neighborhoods, centered on mixed-use “activity nodes” of varying scale and character that line the corridor.
In the future, the Lee Highway Corridor will…
… contain a series of unique neighborhoods, centered on mixed-use “activity nodes” of varying scale and character that line the corridor.
Lee Highway corridor
mixed-use “activity” nodes
Lee Highway at Kirkwood Road / Spout Run Parkway
mixed-use “activity” nodes
Lee Highway at Spout Run Parkway
mixed-use “activity” nodes
Lee Highway at George Mason
In the future, the Lee Highway Corridor will…
… feature improved placemaking with unique architectural character and personality expressed through buildings and public spaces, and sensitive transitions to single family neighborhoods.
The public realm gets its shape
The public realm gets its shape mainly from private buildings.
In the future, the Lee Highway Corridor will…
… maintain a unique sense of place through preservation of sites of historic significance.
preservation & placemaking
Lee Highway at Lee Heights shopping center
preservation & placemaking
Lee Highway at Lee Heights shopping center
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
preservation, placemaking & transitions
Change-over-time: Lee Highway at Glebe Road
evaluating options: height?
Change-over-time: Lee Highway at Glebe Road
evaluating options: height?
Change-over-time: Lee Highway at Glebe Road
In the future, the Lee Highway Corridor will…
… be more “green” by incorporating street trees and improved landscaping in public spaces and sustainable design techniques in new construction.
devensec.org
quality public spaces
Cherrydale 5 Points Intersection (Existing Conditions)
quality public spaces
Cherrydale 5 Points Intersection
recommendations INTERIM STEPS
LONG-TERM GOALS
• continue current preservation procedures • establish locations and boundaries for mixed-use nodes that can become the basis for area plans and regulatory updates • continued discussion about Fire Station 8 • educational forums on sustainable design
• historic preservation strategies:
draft
•
work to secure “important” sites (as designated by HRI)
•
explore TDR and other strategies for preservation
•
expand local historic designations
• specify height, building placement, and other design standards for new buildings according to the vision in new regulations • specify sustainable design standards
regulations The future regulatory framework and tools for Lee Highway should provide the foundation and parameters for the physical character of future redevelopment. First and foremost, any new regulations should directly address the issues of context and scale. Secondly, they may also need to address the range of allowed land uses, if the existing uses or those designated on the GLUP are not supportive of the community vision.
recommendations • Specific Planning an important first step is to determine where the mixed-use activity centers should be located, and their appropriate size, scale, and edges. Then, • Fit New Regulations to the Vision for each area development standards will be needed to shape the desired type of development for each, recognizing and reinforcing its unique character. • Incentivize the achievement of other plan goals, such as the creation of new public spaces, utilization of sustainable technologies, development of affordable housing, • Simplify the approvals process for small property owners to encourage reinvestment, and the maintenance of local businesses.
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
... be “Complete”, with safe access for pedestrians, cyclists, transit riders, and drivers, as well as improved streetscape design.
“complete streets”
many types of cyclists, motorists, pedestrians, passengers
changed functional classification Rural Suburban Compact Urban New Compact Urban
HPE
Hall Planning & Engineering, Inc.
V i s i o n C o n e / N AC TO
Context-sensitive, Walkable Street Design in Mixed-use Nodes
Existing Conditions
Future Conditions
Lee Highway: Street Design Retrofit
enhancing mobility
Access to Metro
recommendations INTERIM STEPS
LONG-TERM GOALS
• additional studies / streetscape design committee • establish working relationship with VDOT • walkable street design standards • incremental streetscape improvements:
• corridor-wide street design overhaul • enhanced bike on Lee: dedicated bus/ bike lanes or dedicated transitway plus protected bike lane • continue to enhance transit: shuttle, dedicated lanes • add new street connections
•
underground power, street trees, “safety strips”
•
connect parallel bike routes
•
explore bus-bike (E of I-66)
•
improve transit: bus stops, frequency, routes
•
improve EFC metro walkability
•
synchronize traffic signals
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
…include additional community open spaces and gathering places to support growth in mixed-use nodes.
Charrette Parks & Open Space Vision
Lee Highway at Lee Heights shopping center
Lee Highway at Lee Heights shopping center
In the future, the Lee Highway Corridor will…
…feature new community spaces that are integrated into walk/bike networks.
In the future, the Lee Highway Corridor will…
…feature new community spaces that are integrated into walk/bike networks.
Parks & Open Space Vision
Parks & Open Space Access
Getting Started: Tactical Urbanism
recommendations INTERIM STEPS
LONG-TERM GOALS
• continue county-wide goal of public space within 1/2 mile of every residence
• network of public spaces within 1/4 mile of every residence (outside nodes) and 1/8 mile (inside nodes)
• “tactical urbanism” projects • art in public spaces • one signature new public space that includes community gathering space
• social gathering spaces at each mixed-use node (at least five along the corridor) • balance outdoor/indoor activity spaces with passive needs
draft
key ingredients 1.
Neighborhood Character, Building Design, & Historic Preservation
2.
Street Design & Transportation Improvements
3.
Community Open Spaces & Gathering Places
4.
Mix of Housing Choices, Affordable Commerce & Economic Vitality
In the future, the Lee Highway Corridor will…
…feature an improved appearance and functionality; however, that should not come at the expense of affordability, for both housing as well as local businesses.
built-in variety and affordability
In the future, the Lee Highway Corridor will…
…maintain economic vitality by encouraging a diverse mix of services and destinations, and by utilizing innovative economic development strategies.
affordable housing units 11% of county total 2,234
Goal: Develop 2,234 new affordable units over 25 years committed at 60% AMI*
4% of county total
266
266
2015
Needed by 2040
*60% AMI = $65,500 for family of four or $45,900 for single person
affordable housing tools • Undertake an educational effort to inform residents • Use non-park land owned by the County or non-
profits • Increase density for more housing
• Provide bonus density in mixed-income developments • Use Affordable Housing Investment Fund with Federal and State funding
affordable commerce • Enhance connectivity and density to deliver more walk-in customers
• Evaluate bonus density for developments that commit space to local retailers
• Explore opportunity and need for public/private garages • Consider a Shop Local campaign
economic vitality • Pursue plan changes and infrastructure to support mixed-use in walkable nodes
• Explore alternative zoning approaches to streamline the development approvals process
• Explore the need for direct incentives for building upgrades
recommendations INTERIM STEPS
LONG-TERM GOALS
• take steps toward Affordable • 2,500 affordable units by 2040 Housing Master Plan goals (Master Plan Goal) achieved • seek sites for affordable • create Affordable Commerce housing Strategy • changes in regulations to meet • increase economic vitality housing, small business goals through diversified economy & reduced regulatory barriers for • identify need for public/private new development parking • shop local campaign • evaluate TDRs to protect small businesses • financing / incentives for building improvements
draft
QUICK POLL DRAFT VISION
How would you rate the draft vision for mixed-use “activity nodes” along Lee Highway?
1. Like it 2. Indifferent 3. Dislike it
Next Question
How would you rate the draft vision for upgraded walkability?
1. Like it 2. Indifferent 3. Dislike it
Next Question
How would you rate the draft vision for introducing new public green spaces?
90%
10%
it ik e
nt D
is l
re In di ffe
Li ke
1. Like it 2. Indifferent 3. Dislike it
it
0%
Next Question
Which of these features of the draft vision are you most interested in? (pick up to 3)
7. 8.
19% 19% 17%
15% 7%
12% 11% 0%
ak in g /U H is rb t W oric an al D Pr ka e. M e .. bl s ul tim e S erv at O tr ee io pe od a n lM tD n Sp ob es A ig ffo ac ili n e t rd s y / ab (w G In cr le H ath a... ea er ou in se si ng g... Ec on / om Aff ... ic Vi ta lit y O th er
6.
ac em
5.
Placemaking / Urban Design Historic Preservation Walkable Street Design Multimodal Mobility (walking, biking, driving, using transit) Open Spaces / Gathering Places Affordable Housing / Affordable Commerce Increase Economic Vitality Other Pl
1. 2. 3. 4.
Last Question
Is the draft vision for Lee Highway generally on the right track?
60% 27% 10%
3% no
yes probably yes not sure no
ye pr s ob ab ly ye s no ts ur e
1. 2. 3. 4.
Thank You
your questions
for more information: arlingtonva.us/leehighway
