Park Shirlington Redevelopment - Arlingtonva
Park Shirlington Redevelopment Arlington, VA
SPRC 1 • May 19, 2014
Project Team Land Use Attorney
Walsh, Colucci, Lubeley & Walsh, P.C.
Architects
Maurice Walters Architect, Inc. KTGY Architects
Civil Engineer
Bowman Consulting Group
Landscape Architect
Parker Rodriguez
Traffic Consultant
Wells & Associates
2
Home Properties Portfolio • Long-term owner, manager, and developer of rental apartments • 17 apartment communities in Northern Virginia • Locally based management team • Committed to sustainable design
the courts at
SPRING MILL STATION
3
Maurice Walters Portfolio
Arts Walk at Monroe Street Market, Washington, DC
Arbor Place, Washington, DC
Woodmont View, Bethesda, MD
Cathedral Commons Townhomes, Washington, DC
4
Parker Rodriguez Portfolio
360 H Street, Washington, DC
Halstead, Merrifield, VA
Upper Rock, Rockville, MD
Sheridan Terrace, Washington, DC
5
KTGY Portfolio
Alexan 24, Arlington, VA
650 N. Glebe, Arlington, VA
318 H Street, Washington, DC
Portland Flats at Monroe Street Market, Washington, DC
6
Site Conditions & Existing Buildings
Site Conditions Larger Context ike
P bia
um
Col
Pentagon City
M
r
Trail) ile R n (W& O.D. u
Village at Shirlington Fairlington
I-
395
Jeff Davis Highway
Fo u
I-3
Bailey’s Crossroads
95
Crystal City National Airport
Site
Ki
Potomac Yard
ng
St
re
et
8
Site Conditions Immediate Context Arlington County Properties
Shirlington Station Shirlington House
Park Shirlington North Parcel
et e f 1
31st Street
21
(6
es
ut n i m
ng) i k l wa
to
it
s tran
Park Shirlington South Parcel
Fairlington
y)
y
irle . Sh
wa h g i lH
ike P ia
b
um Col
ia
or m e M
ry G n e (H Total Site Area: 684,075 SF 5 9 3 ITotal Grade Change along 31st Street: 59.2 ft Total Grade Change along South Parcel: 86.0 ft Total Grade Change along North Parcel: 70.5 ft
Existing Sidewalk width on 31st Street: Proposed Sidewalk width on 31st Street: Existing Curb Cuts along 31st Street: Proposed Curb Cuts along 31st Street:
3.73 ft–4.00 ft 10 ft. 7 4 9
Site Conditions Shirlington Village Fairlington
i
e yM
e
5 I-39
y enr
(H
irl h S .
m
G
Shirlington House
lH a i r o
y)
a ghw
Park Shirlington South Parcel
Fairlington
Park Shirlington North Parcel Abingdon Elementary School
Shirlington Station
Arlington County Properties
Village at Shirlington
Four Mile Run (W &O .D.
Tra il)
10
Existing Conditions Park Shirlington • Constructed in the early 1950s • Owned and managed by Home Properties since 1998 • Two- and three-story brick buildings • 293 apartments
View along 31st Street looking west
North Parcel: View along 31st Street looking east
North Parcel: View along 31st between entry drives
North Parcel: View from 31st looking north along eastern entry drive 11
Existing Conditions Park Shirlington
South Parcel: View along 31st Street looking west
South Parcel: View from parking lot looking northeast
South Parcel: View from 31st looking south at eastcentral entry drive
North Parcel: View of site entrance looking north from 31st Street 12
Existing Context Shirlington House •
Located to the immediate east of Park Shirlington along the north side of 31st Street
• Built in 1963 • Owned by Snell Construction • 437 rental apartments • 10-story high-rise • Two-story garage wall faces 31st Street •
Grade slopes approximately 25 feet along property line between Park Shirlington and Shirlington House
13
Existing Context Village at Shirlington • Approximately one quarter mile east of Park Shirlington • Mixed-use town center developed about 10 years ago by Federal Realty and others • 260,000 SF of restaurant, retail, and office space • Almost 900 rental apartments, both high-rise and mid-rise • Transit center located along 31st Street
14
Existing Context Fairlington Village •
Condominium community west and southwest of Park Shirlington, immediately adjacent to the South Parcel of Park Shirlington
•
Originally built in the early 1940s as garden apartments for defense workers and their families during World War II
• Two- and three- story brick Colonial Revival • 3,449 households • Virginia Historic Landmark • National Register of Historic Places
15
Community Outreach
• 6/11/2012: Presentation to Park Shirlington residents • 6/14/2012: Presentation to Fairlington Citizens Association (FCA) Board • 6/25/2012: Letter to FCA with background information • 6/26/2012: Letter to Park Shirlington residents • 8/21/2012: Meeting with Snell Construction (Owners, Shirlington House Apartments)
6/11/12 Resident meeting
• 9/13/2012: Presentation to FCA • 1/16/2013: Presentation to Fairlington Villages Condo Association • 4/10/2013: Update to FCA Fairlington Real Estate Forum • 1/14/2014: Presentation to FCA • 2/04/2014: Presentation to Park Shirlington residents • 2/05/2014: Meeting with Snell Construction
6/11/12 Resident meeting 16
Urban Design & Architecture
Design Goals
• Transition in scale from Fairlington to Shirlington House and the Village at Shirlington • Improve the pedestrian experience along 31st Street by removing curb cuts, parking lots, increasing sidewalk widths, and new streetscape and landscaping • Provide a rich variety of outdoor spaces and amenities • Create an interconnected network of vehicular and pedestrian circulation • Provide an architectural language that is complementary to Fairlington • Provide variety in façades, massing, materials, and roofline for visual interest • Work with existing topography to minimize site disturbance • Remove existing surface parking lots and conceal parking • Provide landscape buffers to Fairlington 18
Development Statistics
• General Land-use Plan (GLUP) Low–medium residential, 16–36 units per acre • Proposed Rezoning RA14–26 to RA8–18 • Site Area 684,075 SF (15.70 acres) Two parcels: South Site Parcel A: 275,785 SF North Site Parcel B: 408, 290 SF • Proposed Uses/Density Parcel A — Residential Building D: 141 units Building E: 108 units Parcel B — Residential Building A: 88 units Building B: 126 units Building C: 287 units Total=750 units
Base Density Units (36 UN/AC): 570 units Green Building Bonus Density: 37 units ADU Bonus Units (25% of base units): 143 units • Building Heights Building A — 3 stories Building B — 3 stories Building C — 5 stories Building D — 3 stories Building E — 5 stories • Parking 903 total spaces (1.20 spaces per dwelling unit) Parking located primarily in garages with some private on-street parking • Sustainability Residential — LEED For Homes Silver
19
Proposed Site Plan
20
Existing Buildings View along 31st Street from Fairlington looking East towards Park Shirlington
21
Renderings View along 31st Street from Fairlington looking East towards Park Shirlington
Block C
Block A
Block B
Block D
Block E
22
Renderings Aerial view from Shirlington House looking West
Block C
Block A
Block B
Block D
Block E
23
Renderings View at 31st Street and new Green Boulevard looking North
Block C
Block A
Block B
Block D
Block E
24
Renderings View along new Green Boulevard looking South at Buildings D and E
Block C
Block A
Block B
Block D
Block E
25
Renderings Mews looking North
Block C
Block A
Block B
Block D
Block E
26
Amenities Pool and Changing Rooms
• Outdoor pool, including changing rooms Party Room on Sixth Floor
• Party Room (Building C)
Bike Storage
• Dog Run and Pet Spa (Building B)
Lobby & Mail Room
• Club Room and Health Club (Building B) • Bike repair shop (Building B)
Club Room
Lobby & Mail Room Bike Storage
Lobby & Mail Room Health Club
Bike Repair Shop & Storage
• Exercise Room and Basketball Court (Building E) • Bike storage in all buildings • Lobby and mail room in all buildings
Bike Storage Lobby & Mail Room
Exercise Room Lobby & Mail Room
Bike Storage
Basketball Court in Parking Garage
27
Landscape Design
Landscape Design Site Landscape Plan
29
Landscape Design Site Connectivity
30
Landscape Design Site Amenities
31
Landscape Design Mews and Green Street
32
Landscape Design Building B Courtyard
33
Landscape Design Swimming Pool and Spa Area
34
Questions and Comments
SPRC 1 • May 19, 2014
Project Team Land Use Attorney
Walsh, Colucci, Lubeley & Walsh, P.C.
Architects
Maurice Walters Architect, Inc. KTGY Architects
Civil Engineer
Bowman Consulting Group
Landscape Architect
Parker Rodriguez
Traffic Consultant
Wells & Associates
2
Home Properties Portfolio • Long-term owner, manager, and developer of rental apartments • 17 apartment communities in Northern Virginia • Locally based management team • Committed to sustainable design
the courts at
SPRING MILL STATION
3
Maurice Walters Portfolio
Arts Walk at Monroe Street Market, Washington, DC
Arbor Place, Washington, DC
Woodmont View, Bethesda, MD
Cathedral Commons Townhomes, Washington, DC
4
Parker Rodriguez Portfolio
360 H Street, Washington, DC
Halstead, Merrifield, VA
Upper Rock, Rockville, MD
Sheridan Terrace, Washington, DC
5
KTGY Portfolio
Alexan 24, Arlington, VA
650 N. Glebe, Arlington, VA
318 H Street, Washington, DC
Portland Flats at Monroe Street Market, Washington, DC
6
Site Conditions & Existing Buildings
Site Conditions Larger Context ike
P bia
um
Col
Pentagon City
M
r
Trail) ile R n (W& O.D. u
Village at Shirlington Fairlington
I-
395
Jeff Davis Highway
Fo u
I-3
Bailey’s Crossroads
95
Crystal City National Airport
Site
Ki
Potomac Yard
ng
St
re
et
8
Site Conditions Immediate Context Arlington County Properties
Shirlington Station Shirlington House
Park Shirlington North Parcel
et e f 1
31st Street
21
(6
es
ut n i m
ng) i k l wa
to
it
s tran
Park Shirlington South Parcel
Fairlington
y)
y
irle . Sh
wa h g i lH
ike P ia
b
um Col
ia
or m e M
ry G n e (H Total Site Area: 684,075 SF 5 9 3 ITotal Grade Change along 31st Street: 59.2 ft Total Grade Change along South Parcel: 86.0 ft Total Grade Change along North Parcel: 70.5 ft
Existing Sidewalk width on 31st Street: Proposed Sidewalk width on 31st Street: Existing Curb Cuts along 31st Street: Proposed Curb Cuts along 31st Street:
3.73 ft–4.00 ft 10 ft. 7 4 9
Site Conditions Shirlington Village Fairlington
i
e yM
e
5 I-39
y enr
(H
irl h S .
m
G
Shirlington House
lH a i r o
y)
a ghw
Park Shirlington South Parcel
Fairlington
Park Shirlington North Parcel Abingdon Elementary School
Shirlington Station
Arlington County Properties
Village at Shirlington
Four Mile Run (W &O .D.
Tra il)
10
Existing Conditions Park Shirlington • Constructed in the early 1950s • Owned and managed by Home Properties since 1998 • Two- and three-story brick buildings • 293 apartments
View along 31st Street looking west
North Parcel: View along 31st Street looking east
North Parcel: View along 31st between entry drives
North Parcel: View from 31st looking north along eastern entry drive 11
Existing Conditions Park Shirlington
South Parcel: View along 31st Street looking west
South Parcel: View from parking lot looking northeast
South Parcel: View from 31st looking south at eastcentral entry drive
North Parcel: View of site entrance looking north from 31st Street 12
Existing Context Shirlington House •
Located to the immediate east of Park Shirlington along the north side of 31st Street
• Built in 1963 • Owned by Snell Construction • 437 rental apartments • 10-story high-rise • Two-story garage wall faces 31st Street •
Grade slopes approximately 25 feet along property line between Park Shirlington and Shirlington House
13
Existing Context Village at Shirlington • Approximately one quarter mile east of Park Shirlington • Mixed-use town center developed about 10 years ago by Federal Realty and others • 260,000 SF of restaurant, retail, and office space • Almost 900 rental apartments, both high-rise and mid-rise • Transit center located along 31st Street
14
Existing Context Fairlington Village •
Condominium community west and southwest of Park Shirlington, immediately adjacent to the South Parcel of Park Shirlington
•
Originally built in the early 1940s as garden apartments for defense workers and their families during World War II
• Two- and three- story brick Colonial Revival • 3,449 households • Virginia Historic Landmark • National Register of Historic Places
15
Community Outreach
• 6/11/2012: Presentation to Park Shirlington residents • 6/14/2012: Presentation to Fairlington Citizens Association (FCA) Board • 6/25/2012: Letter to FCA with background information • 6/26/2012: Letter to Park Shirlington residents • 8/21/2012: Meeting with Snell Construction (Owners, Shirlington House Apartments)
6/11/12 Resident meeting
• 9/13/2012: Presentation to FCA • 1/16/2013: Presentation to Fairlington Villages Condo Association • 4/10/2013: Update to FCA Fairlington Real Estate Forum • 1/14/2014: Presentation to FCA • 2/04/2014: Presentation to Park Shirlington residents • 2/05/2014: Meeting with Snell Construction
6/11/12 Resident meeting 16
Urban Design & Architecture
Design Goals
• Transition in scale from Fairlington to Shirlington House and the Village at Shirlington • Improve the pedestrian experience along 31st Street by removing curb cuts, parking lots, increasing sidewalk widths, and new streetscape and landscaping • Provide a rich variety of outdoor spaces and amenities • Create an interconnected network of vehicular and pedestrian circulation • Provide an architectural language that is complementary to Fairlington • Provide variety in façades, massing, materials, and roofline for visual interest • Work with existing topography to minimize site disturbance • Remove existing surface parking lots and conceal parking • Provide landscape buffers to Fairlington 18
Development Statistics
• General Land-use Plan (GLUP) Low–medium residential, 16–36 units per acre • Proposed Rezoning RA14–26 to RA8–18 • Site Area 684,075 SF (15.70 acres) Two parcels: South Site Parcel A: 275,785 SF North Site Parcel B: 408, 290 SF • Proposed Uses/Density Parcel A — Residential Building D: 141 units Building E: 108 units Parcel B — Residential Building A: 88 units Building B: 126 units Building C: 287 units Total=750 units
Base Density Units (36 UN/AC): 570 units Green Building Bonus Density: 37 units ADU Bonus Units (25% of base units): 143 units • Building Heights Building A — 3 stories Building B — 3 stories Building C — 5 stories Building D — 3 stories Building E — 5 stories • Parking 903 total spaces (1.20 spaces per dwelling unit) Parking located primarily in garages with some private on-street parking • Sustainability Residential — LEED For Homes Silver
19
Proposed Site Plan
20
Existing Buildings View along 31st Street from Fairlington looking East towards Park Shirlington
21
Renderings View along 31st Street from Fairlington looking East towards Park Shirlington
Block C
Block A
Block B
Block D
Block E
22
Renderings Aerial view from Shirlington House looking West
Block C
Block A
Block B
Block D
Block E
23
Renderings View at 31st Street and new Green Boulevard looking North
Block C
Block A
Block B
Block D
Block E
24
Renderings View along new Green Boulevard looking South at Buildings D and E
Block C
Block A
Block B
Block D
Block E
25
Renderings Mews looking North
Block C
Block A
Block B
Block D
Block E
26
Amenities Pool and Changing Rooms
• Outdoor pool, including changing rooms Party Room on Sixth Floor
• Party Room (Building C)
Bike Storage
• Dog Run and Pet Spa (Building B)
Lobby & Mail Room
• Club Room and Health Club (Building B) • Bike repair shop (Building B)
Club Room
Lobby & Mail Room Bike Storage
Lobby & Mail Room Health Club
Bike Repair Shop & Storage
• Exercise Room and Basketball Court (Building E) • Bike storage in all buildings • Lobby and mail room in all buildings
Bike Storage Lobby & Mail Room
Exercise Room Lobby & Mail Room
Bike Storage
Basketball Court in Parking Garage
27
Landscape Design
Landscape Design Site Landscape Plan
29
Landscape Design Site Connectivity
30
Landscape Design Site Amenities
31
Landscape Design Mews and Green Street
32
Landscape Design Building B Courtyard
33
Landscape Design Swimming Pool and Spa Area
34
Questions and Comments
