shreve apartments - Arlingtonva
SHREVE APARTMENTS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 1
COMMENTS FROM FIRST SPRC • Setbacks/ Step backs/ Ground Floor Façade % Stepbacks on all sides of building % Blank façades at above grade parking % Additional ground floor experience details • W&OD Trail/ Historic Siding % Additional preservation scheme details % Incorporate W&OD Trail
% Incorporate café seating and direct trail access to retail • Site Access % Fire Station Access % Retail Loading % Pedestrian path to main entrance % Site Plan Review Committee Meeting #1 – Meeting Notes
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 2
PROJECT STATISTICS • Existing Zoning: CM (Limited Industrial), M%1 (Light Industrial) • Proposed Zoning: C%O%1.5 (Commercial Office Building, Hotel and Apartment Districts • General Land Use Plan: Low Office%Apartment%Hotel • 196,713 F.A.R. GSF Total (2.65 F.A.R.) % 180 Residential units • Retail Space: 1,450 SF • Building Height : 5 stories, 64’% 4” to main roof and 75’% 4” to penthouse • Residential Parking : 223 Residential Spaces (1.21 per Unit)
• Retail Parking : 5 Retail Spaces • 180 Bicycle Spaces • Bonus Density : LEED Silver (.20) and 25% Bonus for Affordable Dwelling Units
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 3
EAST FALLS CHURCH AREA PLAN Study Area Map– pg.8
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 4
VISION & GOALS • Walkable neighborhood center – Streetscape promoting pedestrian activity % East Falls Church Area Plan – The Vision for East Falls Church pg.5
• Improve bicycle & pedestrian connections % East Falls Church Area Plan – Major Goals pg.6
• The needs of low to moderate income families are met % East Falls Church Area Plan – Major Goals pg.6
• Incorporate sustainable and green building principles % East Falls Church Area Plan – Major Goals pg.6
• Recognition of historic Washington and Old Dominion Railroad %East Falls Church Area Plan – Land Use pg. 32
• Develop underutilized sites % East Falls Church Area Plan – Neighborhood Design pg.15
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 5
EXISITING SITE CONDITIONS • A lack of unifying identity or central focus % East Falls Church Area Plan – Neighborhood Design pg.15
• Underutilized sites and prevalent surface parking % East Falls Church Area Plan – Neighborhood Design pg.15
• Inconsistent building edges and setbacks along many frontages % East Falls Church Area Plan – Neighborhood Design pg.15
• Dangerous pedestrian / vehicular conflicts % East Falls Church Area Plan – Neighborhood Design pg.15
• Bicycle connections are and/or need improvement % East Falls Church Area Plan – Neighborhood Design pg.15
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 6
SITE PHOTOS
1
2
3
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 7
CONTEXT PHOTOS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 8
CONTEXT PHOTOS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 9
ARCHITECTURE
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 10
DESIGN GOALS • Establish compatible relationships between the new buildings’ bulk, form and materials and the surrounding residential neighborhood. % East Falls Church Area Plan – Design Guidelines pg.56
• Promote high quality architecture that uses superior modern materials and design vocabulary that also acknowledges the history of East Falls Church. % East Falls Church Area – Design Guidelines pg. 56
• Vary materials, textures, patterns, colors, and details on building facades K A change in materials which provides depth and/or texture is highly encouraged % East Falls Church Area – Design Guidelines pg. 58%59
• Utilize human scale architectural elements % East Falls Church Area – Design Guidelines pg. 58
• Mid1rise building typology % East Falls Church Area – Design Guidelines pg. 57
• Incorporate sustainable and green building % East Falls Church Area – Major Goals pg. 6
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 11
SITE PLAN
FAIRFAX DRIVE
WESTHOREL.AND STREET
FIRE STATION
HERCEDES REPAIR
12
GROUND FLOOR PLAN
0
..
9 rnJDIO ' • l·-•
.... FIRE STATION
.
1--
-
-
'
MERCEDES REPAIR
..;._ ~:.:a.
TRANIFO~HERI
13
RETAIL
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 14
RETAIL PARKING
Existing
Proposed
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 15
SIDEWALK ZONES
East Falls Church Area Plan – pg. 63
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 16
NEIGHBORHOOD CONTEXT
View from Lee Highway
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 17
VIEW FROM LEE HIGHWAY
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 18
VIEW FROM LA COTE D’OR CAFE
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 19
W&OD TRAIL
View from the W&OD Trail
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 20
W&OD TRAIL
3
3. View W&OD Trail
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 21
3
BUILDING ENTRANCES BUILDING ENTRANCES
1
2 1. Residential Leasing Entrance
2. Loading/ Garage Entrance
3. Retail Entrance
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 22
DETAILS
1. Corner Detail
3. Sun Shade Detail
2. Brick/Balcony Detail
SHREVE APARTMENTS, ARLINGTON, VA
4. Ground Floor Facade SHREVE APARTMENTS LLC 23
MATERIALS
2. Metal Panel Cladding
1. Glazing
4. Manufactured Stone
SHREVE APARTMENTS, ARLINGTON, VA
3. Overhead Doors
5. Brick SHREVE APARTMENTS LLC 24
BUILDING ELEVATIONS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 25
BUILDING ELEVATIONS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 26
SHREVE APARTMENTS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 27
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 1
COMMENTS FROM FIRST SPRC • Setbacks/ Step backs/ Ground Floor Façade % Stepbacks on all sides of building % Blank façades at above grade parking % Additional ground floor experience details • W&OD Trail/ Historic Siding % Additional preservation scheme details % Incorporate W&OD Trail
% Incorporate café seating and direct trail access to retail • Site Access % Fire Station Access % Retail Loading % Pedestrian path to main entrance % Site Plan Review Committee Meeting #1 – Meeting Notes
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 2
PROJECT STATISTICS • Existing Zoning: CM (Limited Industrial), M%1 (Light Industrial) • Proposed Zoning: C%O%1.5 (Commercial Office Building, Hotel and Apartment Districts • General Land Use Plan: Low Office%Apartment%Hotel • 196,713 F.A.R. GSF Total (2.65 F.A.R.) % 180 Residential units • Retail Space: 1,450 SF • Building Height : 5 stories, 64’% 4” to main roof and 75’% 4” to penthouse • Residential Parking : 223 Residential Spaces (1.21 per Unit)
• Retail Parking : 5 Retail Spaces • 180 Bicycle Spaces • Bonus Density : LEED Silver (.20) and 25% Bonus for Affordable Dwelling Units
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 3
EAST FALLS CHURCH AREA PLAN Study Area Map– pg.8
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 4
VISION & GOALS • Walkable neighborhood center – Streetscape promoting pedestrian activity % East Falls Church Area Plan – The Vision for East Falls Church pg.5
• Improve bicycle & pedestrian connections % East Falls Church Area Plan – Major Goals pg.6
• The needs of low to moderate income families are met % East Falls Church Area Plan – Major Goals pg.6
• Incorporate sustainable and green building principles % East Falls Church Area Plan – Major Goals pg.6
• Recognition of historic Washington and Old Dominion Railroad %East Falls Church Area Plan – Land Use pg. 32
• Develop underutilized sites % East Falls Church Area Plan – Neighborhood Design pg.15
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 5
EXISITING SITE CONDITIONS • A lack of unifying identity or central focus % East Falls Church Area Plan – Neighborhood Design pg.15
• Underutilized sites and prevalent surface parking % East Falls Church Area Plan – Neighborhood Design pg.15
• Inconsistent building edges and setbacks along many frontages % East Falls Church Area Plan – Neighborhood Design pg.15
• Dangerous pedestrian / vehicular conflicts % East Falls Church Area Plan – Neighborhood Design pg.15
• Bicycle connections are and/or need improvement % East Falls Church Area Plan – Neighborhood Design pg.15
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 6
SITE PHOTOS
1
2
3
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 7
CONTEXT PHOTOS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 8
CONTEXT PHOTOS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 9
ARCHITECTURE
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 10
DESIGN GOALS • Establish compatible relationships between the new buildings’ bulk, form and materials and the surrounding residential neighborhood. % East Falls Church Area Plan – Design Guidelines pg.56
• Promote high quality architecture that uses superior modern materials and design vocabulary that also acknowledges the history of East Falls Church. % East Falls Church Area – Design Guidelines pg. 56
• Vary materials, textures, patterns, colors, and details on building facades K A change in materials which provides depth and/or texture is highly encouraged % East Falls Church Area – Design Guidelines pg. 58%59
• Utilize human scale architectural elements % East Falls Church Area – Design Guidelines pg. 58
• Mid1rise building typology % East Falls Church Area – Design Guidelines pg. 57
• Incorporate sustainable and green building % East Falls Church Area – Major Goals pg. 6
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 11
SITE PLAN
FAIRFAX DRIVE
WESTHOREL.AND STREET
FIRE STATION
HERCEDES REPAIR
12
GROUND FLOOR PLAN
0
..
9 rnJDIO ' • l·-•
.... FIRE STATION
.
1--
-
-
'
MERCEDES REPAIR
..;._ ~:.:a.
TRANIFO~HERI
13
RETAIL
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 14
RETAIL PARKING
Existing
Proposed
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 15
SIDEWALK ZONES
East Falls Church Area Plan – pg. 63
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 16
NEIGHBORHOOD CONTEXT
View from Lee Highway
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 17
VIEW FROM LEE HIGHWAY
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 18
VIEW FROM LA COTE D’OR CAFE
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 19
W&OD TRAIL
View from the W&OD Trail
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 20
W&OD TRAIL
3
3. View W&OD Trail
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 21
3
BUILDING ENTRANCES BUILDING ENTRANCES
1
2 1. Residential Leasing Entrance
2. Loading/ Garage Entrance
3. Retail Entrance
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 22
DETAILS
1. Corner Detail
3. Sun Shade Detail
2. Brick/Balcony Detail
SHREVE APARTMENTS, ARLINGTON, VA
4. Ground Floor Facade SHREVE APARTMENTS LLC 23
MATERIALS
2. Metal Panel Cladding
1. Glazing
4. Manufactured Stone
SHREVE APARTMENTS, ARLINGTON, VA
3. Overhead Doors
5. Brick SHREVE APARTMENTS LLC 24
BUILDING ELEVATIONS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 25
BUILDING ELEVATIONS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 26
SHREVE APARTMENTS
SHREVE APARTMENTS, ARLINGTON, VA
SHREVE APARTMENTS LLC 27
