S. Rhodes Street - Arlingtonva
S. Rhodes Street
Neighborhoods Form Based Code Proposal
Form Based Code Advisory Working Group Meeting 04.26.16
1
Agenda 1. Background 2. Site Context & Existing Conditions 3. Form Based Code Requirements for Site 4. Review Process/Schedule 5. Applicant’s Presentation
2
Review Schedule
2014 - 2015
Oct 2015
April 21, 2016
April 26, 2016
May 24, 2016
Planning Commission & County Board hearings anticipated in July 2016
2
Site Context
Arlington Mill
S. Rhodes St
Subject Site
2
Site Context Penrose
Arlington View Columbia Heights
Subject N-FBC Development
5
Regulating Plan Eastern Pike Regulating Plan Future Alley Locations Mini-Park Required Building Line Parking Setback Line Urban Residential Frontage/ New Street Connections (Building Envelope Standards) Bonus Height Area Wellington Property
2
12th St Connection Columbia Heights
Arlington View
12th Street S.
S. Rolfe Street
2
Other N-FBC Requirements Affordable Housing • Min % of net new density = affordable [20% if located in new; 25% if located in existing] • 1% extra to qualify for parking reduction • Renovation requirements if located within existing buildings • Proposed ratio is 26% (105 units) within Wellington buildings Green Design [LEED Silver is required] Streetscape & Architectural Standards Parking Requirements
2
N-FBC Project Types Are all N-FBC projects the same? FBC Review Type
Use Permit
FBC AWG
Public Hearings
Special SPRC/ FBC AWG
Recently Approved Projects
1
Administrative Approval 1
NO
YES
NO
NO
N/A
2
Special Circumstances 2
YES
YES
YES
NO
Columbia Hills (Feb 2012)
3
Civic Buildings
YES
YES
YES
NO
N/A
4
Technical Modifications
YES
YES
YES
NO
Carver Homes (Feb 2012)
5
Modifications impacting site/building layout
YES
YES
YES
YES
N/A
1. Approval letter is issued from the Zoning Administrator 2. Include bonus stories, conservation areas, or transfer of development rights
2
Standards for FBC Review What can the County Board modify? 1. Deviations related to topography/street grade 2. Locations of RBLs for new streets 3. Breaks between buildings 4. Sidewalk and Landscape Standards 5. Design elements for Conservation Areas 6. Parking reductions for affordable housing 7. Civic Buildings (publicly owned) 8. Zoning provisions for existing buildings to remain as part of a phased development County Board, in the past, has approved modifications for: • Height of first floor relative to fronting sidewalk elevation • Building footprint size 2
Modification for zoning regulations 205. Modifications | B. Allowable Modifications 2. CB may modify setback/yard/coverage/parking/lot width/ lot area for existing buildings when it finds that: 1. New N-FBC project is compliant 2. Existing buildings are retained to meet affordable housing 3. Residential use is retained for existing buildings 4. No additional density is proposed for existing buildings 5. No additional height is proposed for existing buildings 6. No new N-FBC building will be located closer than 20’ from any existing buildings 7. Each phase of development complies with the minimum amount of parking required for existing units
11
Building Footprint Modification 3 Buildings (each below N-FBC size limit) connected by pedestrian bridges and parking structure Zoning considers this a single building, exceeding max building footprint prescribed in the N-FBC
B GARAGE
(above grade)
17,000 sq. ft.
NORTH
C COURTYARD
24,500 sq. ft.
MINI-PARK
A
23,400 sq. ft.
(enclosed) Pedestrian Bridges
2
Building Footprint Modification Section 402 General Standards (Neighborhoods FBC)
Article 3.1.4 Coverage (Zoning Ordinance)
2
Neighborhoods Form Based Code Proposal
Form Based Code Advisory Working Group Meeting 04.26.16
1
Agenda 1. Background 2. Site Context & Existing Conditions 3. Form Based Code Requirements for Site 4. Review Process/Schedule 5. Applicant’s Presentation
2
Review Schedule
2014 - 2015
Oct 2015
April 21, 2016
April 26, 2016
May 24, 2016
Planning Commission & County Board hearings anticipated in July 2016
2
Site Context
Arlington Mill
S. Rhodes St
Subject Site
2
Site Context Penrose
Arlington View Columbia Heights
Subject N-FBC Development
5
Regulating Plan Eastern Pike Regulating Plan Future Alley Locations Mini-Park Required Building Line Parking Setback Line Urban Residential Frontage/ New Street Connections (Building Envelope Standards) Bonus Height Area Wellington Property
2
12th St Connection Columbia Heights
Arlington View
12th Street S.
S. Rolfe Street
2
Other N-FBC Requirements Affordable Housing • Min % of net new density = affordable [20% if located in new; 25% if located in existing] • 1% extra to qualify for parking reduction • Renovation requirements if located within existing buildings • Proposed ratio is 26% (105 units) within Wellington buildings Green Design [LEED Silver is required] Streetscape & Architectural Standards Parking Requirements
2
N-FBC Project Types Are all N-FBC projects the same? FBC Review Type
Use Permit
FBC AWG
Public Hearings
Special SPRC/ FBC AWG
Recently Approved Projects
1
Administrative Approval 1
NO
YES
NO
NO
N/A
2
Special Circumstances 2
YES
YES
YES
NO
Columbia Hills (Feb 2012)
3
Civic Buildings
YES
YES
YES
NO
N/A
4
Technical Modifications
YES
YES
YES
NO
Carver Homes (Feb 2012)
5
Modifications impacting site/building layout
YES
YES
YES
YES
N/A
1. Approval letter is issued from the Zoning Administrator 2. Include bonus stories, conservation areas, or transfer of development rights
2
Standards for FBC Review What can the County Board modify? 1. Deviations related to topography/street grade 2. Locations of RBLs for new streets 3. Breaks between buildings 4. Sidewalk and Landscape Standards 5. Design elements for Conservation Areas 6. Parking reductions for affordable housing 7. Civic Buildings (publicly owned) 8. Zoning provisions for existing buildings to remain as part of a phased development County Board, in the past, has approved modifications for: • Height of first floor relative to fronting sidewalk elevation • Building footprint size 2
Modification for zoning regulations 205. Modifications | B. Allowable Modifications 2. CB may modify setback/yard/coverage/parking/lot width/ lot area for existing buildings when it finds that: 1. New N-FBC project is compliant 2. Existing buildings are retained to meet affordable housing 3. Residential use is retained for existing buildings 4. No additional density is proposed for existing buildings 5. No additional height is proposed for existing buildings 6. No new N-FBC building will be located closer than 20’ from any existing buildings 7. Each phase of development complies with the minimum amount of parking required for existing units
11
Building Footprint Modification 3 Buildings (each below N-FBC size limit) connected by pedestrian bridges and parking structure Zoning considers this a single building, exceeding max building footprint prescribed in the N-FBC
B GARAGE
(above grade)
17,000 sq. ft.
NORTH
C COURTYARD
24,500 sq. ft.
MINI-PARK
A
23,400 sq. ft.
(enclosed) Pedestrian Bridges
2
Building Footprint Modification Section 402 General Standards (Neighborhoods FBC)
Article 3.1.4 Coverage (Zoning Ordinance)
2
