Staff Presentation - Arlingtonva
750 N Glebe Rd Redevelopment– GLUP and Zoning Evaluation LRPC Staff Presentation
CPHD Planning Division April 20, 2015
Agenda 1. 750 N Glebe Redevelopment Overview 2. Planning Context 3. Evaluation – Appropriateness of “RA4.8” in High Medium Residential Mixed Use (HMRMU) GLUP Category 4. Key Findings
2
Proposed Development
750 N Glebe Road
Redevelop Mazda site and associated properties in Ballston as a 431-unit apartment building with 68,285 sf of ground-level retail
3
Proposed Development Surrounding GLUP Categories
Applicant proposes to maintain HMRMU GLUP Designation.
4
Proposed Development Surrounding Zoning Categories
Applicant proposes to rezone from “RA8.18”, “C-2”, and “R-5” to “RA-4.8”.
5
Proposed Development “R-C” Zoning Scenario
6
Proposed Development “RA-4.8” Zoning Scenario
7
Proposed Development 750 N. Glebe - Statistical Summary Site Area:
111,710 GSF (includes +/- 2,865 SF of alley to be vacated) 2.56 AC
Zoning District Max Height¹
RC
RA-4.8
95 Feet
136 Feet
BASE³
PROPOSED (with Bonus)
BASE
PROPOSED (with Bonus)
FAR
3.5
4.5
3.24
4.5
Residential Units²
320
431
291
431
Residential GFA
321,942
433,668
292,940
433,668
Retail GFA
68,466
68,285
68,466
68,285
Max GFA
390,985
502,695
361,940
502,695
¹ Current RC Zoning measures height to top of roof slab, exclusive of penthouse (may extend up to additional 24') & parapet walls. Current RA-4.8 Zoning measure height to highest point of penthouses or parapet walls. ² Assumes approx. weighted average unit size of 1,005 GSF ³ 3.5 Max FAR assumes site with a minimum of 50,000 square feet, and 200 feet of continuous principal arterial frontage, minor arterial or local principal street as designated on the Arlington County Master Transportation Plan and ; and are across a principal arterial, minor arterial or local principal street from the C-O-A district:
8
Planning Context • Ballston Sector Plan (1980) – No specific guidance for subject site, pending completion of NC Plans – Supported commercial uses tapering to the neighborhood
• West Ballston Land Use Study (1981) – To address land use and zoning issues in the area generally bounded by Wilson Boulevard, North Glebe, North Henderson, and George Mason – Findings included recommended GLUP amendment converting area between N Tazewell, Wilson, Glebe, and Carlin Springs from Service Commercial and Low-Med Residential to HMRMU designation
9
Planning Context • N Tazewell, Wilson, Glebe, and Carlin Springs HMRMU GLUP Amendment (1981) – To recognize the “existing commercial development rights in these blocks and encourage additional residential through the use of the “R-C” district. – “Requires a heights limit on structures which provide a sensitive transition to the single-family residential areas to the west and provides a height limit in keeping with the existing heights of structures on the Parkington site.”
10
Evaluation • Question: “Can the“RA-4.8” zoning district be used to implement the vision of the High-Medium Residential Mixed Use (HMRMU) GLUP Designation?”
• Factors to consider: – Vision of the HMRMU GLUP Designation – “R-C” and “RA-4.8” Provisions – Precedent Example(s) – Implications for Future Projects
11
HMRMU GLUP Designation (1980) • “Envisioned [for Metro Station Areas] as being a transitional zone between higher density uses and lower density residential areas.” • “Created to clearly define those areas which were intended for “R-C” type development.” • A response to a desire for preservation of “High-Medium” Residential areas without commercial uses.
12
“R-C” and “RA-4.8” Zoning Provisions GLUP: High-Medium Residential Mixed-Use
R-C (Adopted 1979)
RA-4.8 (Adopted 1962; Redrafted 1982)
Purpose
To provide transitional zone between higher density uses and lower density residential areas
• High-medium density residential development while also providing for a mixed-use transitional area • For use in Metro station areas within a ¼ mile radius of the Metro station entrance and designated HMRMU
• Multiple-family dwelling development at moderate densities and high-rise multiple family dwelling redevelopment • Site shall be designated “highmedium” residential or other comparable designation
Uses
•
• • • •
• Residential • Public, civic and institutional • Retail, service, office, and business professional (street level)
•
Residential and mixed use Associated office and retail
Residential Public, civic and institutional Office, business professional Retail, service (first floor only)
Max Height
Not provided
95 feet (+16 feet penthouse + 8 feet mechanical)
136 feet (inclusive of penthouse)
Max FAR
Up to 3.24 FAR including associated office and retail activities
3.24 (including commercial uses which may not exceed 0.62 SF of GFA per 0.62 SF of GFA of apartment)*
3.24 (including max 0.5 FAR street level sales and service)
* Max 3.5 FAR and 1.5 SF of GFA of commercial uses per 1.0 SF of apartment may be applied only in very limited circumstances (i.e. entire block, sites with a minimum of 50,000 square feet, 200 feet of continuous principal arterial frontage, minor arterial or local principal street and, and are across a principal arterial, minor arterial or local principal street from the “C-O-A” district)
13
Precedent Example HMRMU GLUP Designations
One project rezoned to “RA-4.8”
14
Precedent Example
The Prime (Courthouse Commons Phase III SP#271) SP Year
2000
Completion Year
2002
GLUP
“High-Medium Residential Mixed Use”
Zoning
“RA-4.8”
Res. Units
270 units (240,982 sf)
Retail sf
8,000 sf
Total sf
248,982 sf
Height
135 ft (15 stories)
Parking
293 spaces
15
Precedent Example • 1989 –Courthouse Commons Site Plan – Multi-building site plan with residential in first two buildings and office in third. – GLUP Amendment from "High-Medium" Residential to HMRMU. – Rezoning of the subject block, partially to "RA4.8" and partially to "R-C“ to allow for office development. • 2000 –Major Site Plan Amendment – Eliminated office building and replaced with residential high rise (The Prime) in third phase. – Rezoning from "R-C" to "RA4.8.” – Increase from office height of 111’ (95’ to top of roof plus 16’ mechanical penthouse) to res. height of 135’ (inclusive of penthouse).
16
Precedent Example • Staff report: – The “RA-4.8” rezoning request was supported because site would be returned to the use previously planned, at the same density. – A GLUP amendment to "High-Medium" Residential was “determined not necessary, since the proposed site plan amendment was consistent with uses and densities permitted under the existing "High-Medium Residential Mixed-Use" GLUP designation.”
• Board action: “Be it ordained, in order to serve the public necessity, convenience, general welfare, and good zoning practice, the parcel of real property known as 1415 North Taft Street (Parcel B-2, RPC# 17-013-020) are hereby reclassified from zoning district "R-C" Apartment Dwelling and Commercial District, to zoning district "RA4.8" Multiple-Family Dwelling District.” 17
Implications for Future Projects • Other areas with HMRMU GLUP designation – Current zoning – Potential for redevelopment
18
Implications for Future Projects HMRMU GLUP Designations Multiple areas designated HMRMU (Courthouse, Virginia Square, Ballston)
19
Implications for Future Projects One property remaining with byright zoning: Rooftop Bar and Grill
Courthouse Metro Station Area
20
Implications for Future Projects Seven properties remaining with byright zoning:
Ballston and Virginia Square Metro Station Area
Central United Methodist Church, Wells Fargo, and 4332 Fairfax Dr Strip Commercial
750 N Glebe
672 Flats (Site Plan Review)
ASC and Harris Teeter
21
Implications for Future Projects • Eight properties still feature by-right zoning in HMRMU areas. • Seven sites could still pursue site plans and thus have remaining potential for redevelopment in HMRMU areas – Rooftop Bar and Grill – 750 N Glebe Road – Fairfax Drive (Wells Fargo, Central United Methodist, 4332 Strip Commercial) – Harris Teeter and ASC site
• Relevant plans and studies provide policies and guidance (e.g. N Quincy Street Plan Addendum, Ballston Sector Plan, Courthouse Sector Plan) for potential site plan processes 22
Key Findings “Can the“RA-4.8” zoning district be used to implement the vision of the High-Medium Residential Mixed Use (HMRMU) GLUP Designation?” • The HMRMU GLUP designation creates a transition area between higher density and lower density residential areas by directing density and land use. • “RA-4.8” conforms in these respects. • The most significant difference between “R-C” and “RA-4.8” is height. • The site plan process allows the opportunity to evaluate height and form, as occurred in the Courthouse Commons preservation of the HMRMU designation and “RA-4.8” rezoning.
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CPHD Planning Division April 20, 2015
Agenda 1. 750 N Glebe Redevelopment Overview 2. Planning Context 3. Evaluation – Appropriateness of “RA4.8” in High Medium Residential Mixed Use (HMRMU) GLUP Category 4. Key Findings
2
Proposed Development
750 N Glebe Road
Redevelop Mazda site and associated properties in Ballston as a 431-unit apartment building with 68,285 sf of ground-level retail
3
Proposed Development Surrounding GLUP Categories
Applicant proposes to maintain HMRMU GLUP Designation.
4
Proposed Development Surrounding Zoning Categories
Applicant proposes to rezone from “RA8.18”, “C-2”, and “R-5” to “RA-4.8”.
5
Proposed Development “R-C” Zoning Scenario
6
Proposed Development “RA-4.8” Zoning Scenario
7
Proposed Development 750 N. Glebe - Statistical Summary Site Area:
111,710 GSF (includes +/- 2,865 SF of alley to be vacated) 2.56 AC
Zoning District Max Height¹
RC
RA-4.8
95 Feet
136 Feet
BASE³
PROPOSED (with Bonus)
BASE
PROPOSED (with Bonus)
FAR
3.5
4.5
3.24
4.5
Residential Units²
320
431
291
431
Residential GFA
321,942
433,668
292,940
433,668
Retail GFA
68,466
68,285
68,466
68,285
Max GFA
390,985
502,695
361,940
502,695
¹ Current RC Zoning measures height to top of roof slab, exclusive of penthouse (may extend up to additional 24') & parapet walls. Current RA-4.8 Zoning measure height to highest point of penthouses or parapet walls. ² Assumes approx. weighted average unit size of 1,005 GSF ³ 3.5 Max FAR assumes site with a minimum of 50,000 square feet, and 200 feet of continuous principal arterial frontage, minor arterial or local principal street as designated on the Arlington County Master Transportation Plan and ; and are across a principal arterial, minor arterial or local principal street from the C-O-A district:
8
Planning Context • Ballston Sector Plan (1980) – No specific guidance for subject site, pending completion of NC Plans – Supported commercial uses tapering to the neighborhood
• West Ballston Land Use Study (1981) – To address land use and zoning issues in the area generally bounded by Wilson Boulevard, North Glebe, North Henderson, and George Mason – Findings included recommended GLUP amendment converting area between N Tazewell, Wilson, Glebe, and Carlin Springs from Service Commercial and Low-Med Residential to HMRMU designation
9
Planning Context • N Tazewell, Wilson, Glebe, and Carlin Springs HMRMU GLUP Amendment (1981) – To recognize the “existing commercial development rights in these blocks and encourage additional residential through the use of the “R-C” district. – “Requires a heights limit on structures which provide a sensitive transition to the single-family residential areas to the west and provides a height limit in keeping with the existing heights of structures on the Parkington site.”
10
Evaluation • Question: “Can the“RA-4.8” zoning district be used to implement the vision of the High-Medium Residential Mixed Use (HMRMU) GLUP Designation?”
• Factors to consider: – Vision of the HMRMU GLUP Designation – “R-C” and “RA-4.8” Provisions – Precedent Example(s) – Implications for Future Projects
11
HMRMU GLUP Designation (1980) • “Envisioned [for Metro Station Areas] as being a transitional zone between higher density uses and lower density residential areas.” • “Created to clearly define those areas which were intended for “R-C” type development.” • A response to a desire for preservation of “High-Medium” Residential areas without commercial uses.
12
“R-C” and “RA-4.8” Zoning Provisions GLUP: High-Medium Residential Mixed-Use
R-C (Adopted 1979)
RA-4.8 (Adopted 1962; Redrafted 1982)
Purpose
To provide transitional zone between higher density uses and lower density residential areas
• High-medium density residential development while also providing for a mixed-use transitional area • For use in Metro station areas within a ¼ mile radius of the Metro station entrance and designated HMRMU
• Multiple-family dwelling development at moderate densities and high-rise multiple family dwelling redevelopment • Site shall be designated “highmedium” residential or other comparable designation
Uses
•
• • • •
• Residential • Public, civic and institutional • Retail, service, office, and business professional (street level)
•
Residential and mixed use Associated office and retail
Residential Public, civic and institutional Office, business professional Retail, service (first floor only)
Max Height
Not provided
95 feet (+16 feet penthouse + 8 feet mechanical)
136 feet (inclusive of penthouse)
Max FAR
Up to 3.24 FAR including associated office and retail activities
3.24 (including commercial uses which may not exceed 0.62 SF of GFA per 0.62 SF of GFA of apartment)*
3.24 (including max 0.5 FAR street level sales and service)
* Max 3.5 FAR and 1.5 SF of GFA of commercial uses per 1.0 SF of apartment may be applied only in very limited circumstances (i.e. entire block, sites with a minimum of 50,000 square feet, 200 feet of continuous principal arterial frontage, minor arterial or local principal street and, and are across a principal arterial, minor arterial or local principal street from the “C-O-A” district)
13
Precedent Example HMRMU GLUP Designations
One project rezoned to “RA-4.8”
14
Precedent Example
The Prime (Courthouse Commons Phase III SP#271) SP Year
2000
Completion Year
2002
GLUP
“High-Medium Residential Mixed Use”
Zoning
“RA-4.8”
Res. Units
270 units (240,982 sf)
Retail sf
8,000 sf
Total sf
248,982 sf
Height
135 ft (15 stories)
Parking
293 spaces
15
Precedent Example • 1989 –Courthouse Commons Site Plan – Multi-building site plan with residential in first two buildings and office in third. – GLUP Amendment from "High-Medium" Residential to HMRMU. – Rezoning of the subject block, partially to "RA4.8" and partially to "R-C“ to allow for office development. • 2000 –Major Site Plan Amendment – Eliminated office building and replaced with residential high rise (The Prime) in third phase. – Rezoning from "R-C" to "RA4.8.” – Increase from office height of 111’ (95’ to top of roof plus 16’ mechanical penthouse) to res. height of 135’ (inclusive of penthouse).
16
Precedent Example • Staff report: – The “RA-4.8” rezoning request was supported because site would be returned to the use previously planned, at the same density. – A GLUP amendment to "High-Medium" Residential was “determined not necessary, since the proposed site plan amendment was consistent with uses and densities permitted under the existing "High-Medium Residential Mixed-Use" GLUP designation.”
• Board action: “Be it ordained, in order to serve the public necessity, convenience, general welfare, and good zoning practice, the parcel of real property known as 1415 North Taft Street (Parcel B-2, RPC# 17-013-020) are hereby reclassified from zoning district "R-C" Apartment Dwelling and Commercial District, to zoning district "RA4.8" Multiple-Family Dwelling District.” 17
Implications for Future Projects • Other areas with HMRMU GLUP designation – Current zoning – Potential for redevelopment
18
Implications for Future Projects HMRMU GLUP Designations Multiple areas designated HMRMU (Courthouse, Virginia Square, Ballston)
19
Implications for Future Projects One property remaining with byright zoning: Rooftop Bar and Grill
Courthouse Metro Station Area
20
Implications for Future Projects Seven properties remaining with byright zoning:
Ballston and Virginia Square Metro Station Area
Central United Methodist Church, Wells Fargo, and 4332 Fairfax Dr Strip Commercial
750 N Glebe
672 Flats (Site Plan Review)
ASC and Harris Teeter
21
Implications for Future Projects • Eight properties still feature by-right zoning in HMRMU areas. • Seven sites could still pursue site plans and thus have remaining potential for redevelopment in HMRMU areas – Rooftop Bar and Grill – 750 N Glebe Road – Fairfax Drive (Wells Fargo, Central United Methodist, 4332 Strip Commercial) – Harris Teeter and ASC site
• Relevant plans and studies provide policies and guidance (e.g. N Quincy Street Plan Addendum, Ballston Sector Plan, Courthouse Sector Plan) for potential site plan processes 22
Key Findings “Can the“RA-4.8” zoning district be used to implement the vision of the High-Medium Residential Mixed Use (HMRMU) GLUP Designation?” • The HMRMU GLUP designation creates a transition area between higher density and lower density residential areas by directing density and land use. • “RA-4.8” conforms in these respects. • The most significant difference between “R-C” and “RA-4.8” is height. • The site plan process allows the opportunity to evaluate height and form, as occurred in the Courthouse Commons preservation of the HMRMU designation and “RA-4.8” rezoning.
23
