Staff Presentation - Arlingtonva
SP #430 4318 Carlin Springs Road “The Springs”
SPRC #1 July 29, 2013
Site
Site
2
Proposal • GLUP change – From “Low-Medium Residential” to “High-Medium Residential Mixed-Use”
• Rezoning – From “RA8-18” to “R-C” – “R-C” would be consistent w/ proposed GLUP category
• Site Plan – 104 apartment units (96 affordable) , 5,600 s.f. headquarters office for APAH, 111 underground parking spaces – Proposed modifications for # of office parking spaces (7 instead of 10), modification from “by-right” setbacks – Requested Bonuses: – None
3
Existing conditions
4
Existing conditions, cont.
5
Neighborhood Context
6
Neighborhood Context
7
Neighborhood Context
8
Context, cont.
9
Context--GLUP Purple: HighMediumDensityMixed-Use Orange: Low-Medium Residential Yellow: Low Residential (1-10 units/acre) Brown: Medium Residential Blue: Medium OfficeApartmentHotel
SITE
10
Zoning Context R15-30T
R-5 R-C RA8-18
R-C C-O
RA8-18
RA6-15
S-D
11
North Quincy Street Plan Addendum
SITE
12
NQSPA Recommendations ARLINGTON VIRG I NIA
Transportation Princip les Area-Wide •
Improve connectivity and accessi bility by introducing new public streets and mu lt i-use paths that hel p break up existing superblocks.
•
Make the pedestria n experience safer and more enjoyable by designi ng streets with wide sidewalks, additional street trees , improved intersect ions and crosswalks, and on-street parking where possible. Limit, to the greatest extent possible, the number of curb cuts.
•
Encourage shared parki ng to ach ieve efficien cies for complementary uses.
•
Consider nearby parki ng ava ilability and transit servi ces when determin ing parking requi rements.
•
Improve existing undersi zed and poorly mai ntai ned sidewalks throughout the study a rea and vicinity to enhance the overall pedestrian experience.
West Side •
Create new multi-use paths to i mprove pedestrian and bicyclist Ci rcu lation through the blOCk , including a pedestrian/ biCyclist connection between N. Tazewe ll Street extension and N. Thomas Street.
13
NQSPA
Site
14
NQSPA Recommendations ARLINGTON VIRG I NIA
Land Use Principles Area-Wide •
Encourage medium-scale development that creates a sensitive transition between high-intensit y development in the center of Ballston and surrounding lower-density residential neighbOrhOOds.
•
Provide redevelopment opportun it ies to transform the area 's primari ly automobile-oriented development into an integrated mixed-use urban neighborhood.
•
Organize a rich mix Of uses in a way that helps enli ven the area and balance local trave l demand.
•
Provide opportun ities for increasing the county's affordable housing stock.
•
Ensure ground flOOr uses, bu ilding massing and frontages a re designed to add interest and enhance the pedestrian experience.
West Side •
Consider a General Land Use Plan change for the corne r of N. Carl in Springs Road and N. Thomas Street to " High-Medium Residential M ixed-Use", in conjunction with a site plan application that provides a bui lding form and massing scheme compatible with surrounding properties and appropriate for the transitional location.
15
NQSPA
Site
16
NQSPA Recommendations ARLINGTON VIRG I NIA
Building Form Principles Area-Wide •
Establish maximum building heights that are appropriate fOr the area and will achieve the desired transitions between cent ral Ballston and its edges.
•
Encourage massing and architecture that generally provides buildings with modestly-sized floor p lates and slender building towers, except where large format commercial uses are approved.
•
Incorporate building form elements that help limit the perceived length Of any ind ividual long building walls, such as varied building modulation and
•
Incorporate distinctive features or focal points to add visual interest and help establish a more distinct sense Of place, to be achieved through
massing, articulation, multiple entrances, and/ or fenestration techn iques. architectural, landscape, or other urban design elements. •
Ancillary structures that support outdoor rooftop amenities, such as green roofs , outdoor swimming pOOls, and code required anci llary faCilities, rooftop gardens, etc., subject to zoning ordinance requirements , should not count against height limits.
West Side •
Allow bui ld i ng heights no greater than a maximum Of 5 stories (residential) at the corner of N. Thomas Street and N. Carlin Springs Road and along the Ballston Crest and Thomas Place properties to re i nforce a sensitive transition to the nearby lOw-sca le residentia l developments.
17
NQSPA
Site
18
Preliminary Issues • Do penthouses, while not forbidden, violate spirit of 5-story limitation in plan? • Is architecture too different from the neighborhood? • Activation along North Thomas Street and proposed pedestrian path—stoops? • What is appropriate treatment in general for area adjacent to future public pedestrian path?
19
SPRC #1 July 29, 2013
Site
Site
2
Proposal • GLUP change – From “Low-Medium Residential” to “High-Medium Residential Mixed-Use”
• Rezoning – From “RA8-18” to “R-C” – “R-C” would be consistent w/ proposed GLUP category
• Site Plan – 104 apartment units (96 affordable) , 5,600 s.f. headquarters office for APAH, 111 underground parking spaces – Proposed modifications for # of office parking spaces (7 instead of 10), modification from “by-right” setbacks – Requested Bonuses: – None
3
Existing conditions
4
Existing conditions, cont.
5
Neighborhood Context
6
Neighborhood Context
7
Neighborhood Context
8
Context, cont.
9
Context--GLUP Purple: HighMediumDensityMixed-Use Orange: Low-Medium Residential Yellow: Low Residential (1-10 units/acre) Brown: Medium Residential Blue: Medium OfficeApartmentHotel
SITE
10
Zoning Context R15-30T
R-5 R-C RA8-18
R-C C-O
RA8-18
RA6-15
S-D
11
North Quincy Street Plan Addendum
SITE
12
NQSPA Recommendations ARLINGTON VIRG I NIA
Transportation Princip les Area-Wide •
Improve connectivity and accessi bility by introducing new public streets and mu lt i-use paths that hel p break up existing superblocks.
•
Make the pedestria n experience safer and more enjoyable by designi ng streets with wide sidewalks, additional street trees , improved intersect ions and crosswalks, and on-street parking where possible. Limit, to the greatest extent possible, the number of curb cuts.
•
Encourage shared parki ng to ach ieve efficien cies for complementary uses.
•
Consider nearby parki ng ava ilability and transit servi ces when determin ing parking requi rements.
•
Improve existing undersi zed and poorly mai ntai ned sidewalks throughout the study a rea and vicinity to enhance the overall pedestrian experience.
West Side •
Create new multi-use paths to i mprove pedestrian and bicyclist Ci rcu lation through the blOCk , including a pedestrian/ biCyclist connection between N. Tazewe ll Street extension and N. Thomas Street.
13
NQSPA
Site
14
NQSPA Recommendations ARLINGTON VIRG I NIA
Land Use Principles Area-Wide •
Encourage medium-scale development that creates a sensitive transition between high-intensit y development in the center of Ballston and surrounding lower-density residential neighbOrhOOds.
•
Provide redevelopment opportun it ies to transform the area 's primari ly automobile-oriented development into an integrated mixed-use urban neighborhood.
•
Organize a rich mix Of uses in a way that helps enli ven the area and balance local trave l demand.
•
Provide opportun ities for increasing the county's affordable housing stock.
•
Ensure ground flOOr uses, bu ilding massing and frontages a re designed to add interest and enhance the pedestrian experience.
West Side •
Consider a General Land Use Plan change for the corne r of N. Carl in Springs Road and N. Thomas Street to " High-Medium Residential M ixed-Use", in conjunction with a site plan application that provides a bui lding form and massing scheme compatible with surrounding properties and appropriate for the transitional location.
15
NQSPA
Site
16
NQSPA Recommendations ARLINGTON VIRG I NIA
Building Form Principles Area-Wide •
Establish maximum building heights that are appropriate fOr the area and will achieve the desired transitions between cent ral Ballston and its edges.
•
Encourage massing and architecture that generally provides buildings with modestly-sized floor p lates and slender building towers, except where large format commercial uses are approved.
•
Incorporate building form elements that help limit the perceived length Of any ind ividual long building walls, such as varied building modulation and
•
Incorporate distinctive features or focal points to add visual interest and help establish a more distinct sense Of place, to be achieved through
massing, articulation, multiple entrances, and/ or fenestration techn iques. architectural, landscape, or other urban design elements. •
Ancillary structures that support outdoor rooftop amenities, such as green roofs , outdoor swimming pOOls, and code required anci llary faCilities, rooftop gardens, etc., subject to zoning ordinance requirements , should not count against height limits.
West Side •
Allow bui ld i ng heights no greater than a maximum Of 5 stories (residential) at the corner of N. Thomas Street and N. Carlin Springs Road and along the Ballston Crest and Thomas Place properties to re i nforce a sensitive transition to the nearby lOw-sca le residentia l developments.
17
NQSPA
Site
18
Preliminary Issues • Do penthouses, while not forbidden, violate spirit of 5-story limitation in plan? • Is architecture too different from the neighborhood? • Activation along North Thomas Street and proposed pedestrian path—stoops? • What is appropriate treatment in general for area adjacent to future public pedestrian path?
19
