Staff Presentation - Arlingtonva
SP #437, 672 Flats 670 North Glebe Road
Site Plan Review Committee May 18, 2015 1
Building Siting Site plan standard (April 2, 1991): • 40 feet separation between high-rise buildings in site plans • Greater or lesser separation may be appropriate • Not a current site plan evaluation standard
2
Separation between Buildings/Townhouses
SP #352
+/- 47 feet
SP #151
North Randolph Street
3
Separation between Buildings/Townhouses
SP #52
+/- 20 feet SP #320
North Stafford Street 4
Separation between Building/Towhouses
SP #339 +/- 28 feet
North Fillmore Street
5
By Right Development and Building Siting
+/- 18.5 feet
“C-2” No Rear Yard Setback Required
“C-2” 1.5 FAR 45-feet height 40-ft from road centerline No rear yard setback required
6
Landscaped Open Space “R-C” District requires 10% Landscaped Open Space • Includes all area not occupied by building, gross parking area • Can include hardscape, except must be 25% shrub cover
7
Landscaped Open Space The Maxwell
The Springs
8
Existing Alley Context. Existing Alley
9
County MTP Alley Policy • Policy 3 (7)‐Expect service alleys and off‐street delivery/loading zones in all new commercial, mixed use and high‐density residential developments. Minimize the number and size of curb cuts for new developments, particularly along arterial streets. Place curb cuts where pedestrian volume is lowest. Implementation Actions a. Provide for new alleys and service streets in commercial centers where appropriate to the building site and surrounding street network. Require alleys to serve multiple land uses through recorded public access easements required by the development site plans. Ensure that access easements are available for adjacent properties….
10
MTP Streets Element - Alleys Both publicly and privately owned alleys supplement the public streets by providing valuable building access and loading away from routes with significant pedestrian and vehicular traffic. Alleys are by definition public thoroughfares, less than 30 feet in width, that provide vehicular and pedestrian access exclusively to the side or rear of lots or buildings. Alleys most commonly are unnamed, are accessed via driveway aprons, and do not usually provide separate areas for pedestrian travel or landscaping. They are designed for very low‐speed use, principally by service vehicles such as delivery vans and trash‐collection trucks. The primary purpose of alleys is to provide for loading and parking access that is not obtrusive to the activity on the adjacent sidewalks and streets. Other purposes of alleys include providing locations for utilities, allowing circulation within a block, and enhancing firefighting capabilities. Alleys may also be pedestrian routes and could include walkways, provided such facilities that do not diminish the usability of the alley for the other purposes. New alleys should be encouraged as part of large land redevelopment projects, particularly where they can function both as a service drive for buildings on a block, but also as a physical divide that signals change in the scale or type of buildings within a block. Specifically, plans for the redevelopment and revitalization of the Columbia Pike corridor and Rosslyn to Ballston corridor call for the development of system of new alleys. Alleys should be considered for larger townhouse developments in particular to provide access to “rear‐loaded” buildings.
11
11
How Do Alleys Enhance Urban Design? Use of alleys allow effective management of curb cuts associated with building access and service. – The amount of active uses along streets Can be increased. (e.g. retail, lobbies and unit entrances.)
– The number of conflict points between vehicles and pedestrians can be decreased. – The amount of space available for on-street parking can be maximized. – Urban tree coverage can be maximized with additional street trees along building frontages.
12
Could a truck access a loading space from the Alley? YES!
1-2 Loading Trips Daily: • Trash: 2-4 trips per week. • Move in/out: 3-5 trips per week. • Retail delivery: 0-2 per day.
13
Successful Implementation of County Alley Policy. (Market Commons – Clarendon)
Market Commons’ Loading
Source: Zillow.com 2015 – Market Common
14
Supplemental Slides 15
7th Street North Urban Center Local
MTP Map
16
North Glebe Road Urban Mixed-Use
MTP Map
17
Street View
12 Feet
18
18
7th Street Elevation
+/- 40 Feet
19
Alley—Carlin Springs
20
Alley – 7th Street N.
21
Site Plan Review Committee May 18, 2015 1
Building Siting Site plan standard (April 2, 1991): • 40 feet separation between high-rise buildings in site plans • Greater or lesser separation may be appropriate • Not a current site plan evaluation standard
2
Separation between Buildings/Townhouses
SP #352
+/- 47 feet
SP #151
North Randolph Street
3
Separation between Buildings/Townhouses
SP #52
+/- 20 feet SP #320
North Stafford Street 4
Separation between Building/Towhouses
SP #339 +/- 28 feet
North Fillmore Street
5
By Right Development and Building Siting
+/- 18.5 feet
“C-2” No Rear Yard Setback Required
“C-2” 1.5 FAR 45-feet height 40-ft from road centerline No rear yard setback required
6
Landscaped Open Space “R-C” District requires 10% Landscaped Open Space • Includes all area not occupied by building, gross parking area • Can include hardscape, except must be 25% shrub cover
7
Landscaped Open Space The Maxwell
The Springs
8
Existing Alley Context. Existing Alley
9
County MTP Alley Policy • Policy 3 (7)‐Expect service alleys and off‐street delivery/loading zones in all new commercial, mixed use and high‐density residential developments. Minimize the number and size of curb cuts for new developments, particularly along arterial streets. Place curb cuts where pedestrian volume is lowest. Implementation Actions a. Provide for new alleys and service streets in commercial centers where appropriate to the building site and surrounding street network. Require alleys to serve multiple land uses through recorded public access easements required by the development site plans. Ensure that access easements are available for adjacent properties….
10
MTP Streets Element - Alleys Both publicly and privately owned alleys supplement the public streets by providing valuable building access and loading away from routes with significant pedestrian and vehicular traffic. Alleys are by definition public thoroughfares, less than 30 feet in width, that provide vehicular and pedestrian access exclusively to the side or rear of lots or buildings. Alleys most commonly are unnamed, are accessed via driveway aprons, and do not usually provide separate areas for pedestrian travel or landscaping. They are designed for very low‐speed use, principally by service vehicles such as delivery vans and trash‐collection trucks. The primary purpose of alleys is to provide for loading and parking access that is not obtrusive to the activity on the adjacent sidewalks and streets. Other purposes of alleys include providing locations for utilities, allowing circulation within a block, and enhancing firefighting capabilities. Alleys may also be pedestrian routes and could include walkways, provided such facilities that do not diminish the usability of the alley for the other purposes. New alleys should be encouraged as part of large land redevelopment projects, particularly where they can function both as a service drive for buildings on a block, but also as a physical divide that signals change in the scale or type of buildings within a block. Specifically, plans for the redevelopment and revitalization of the Columbia Pike corridor and Rosslyn to Ballston corridor call for the development of system of new alleys. Alleys should be considered for larger townhouse developments in particular to provide access to “rear‐loaded” buildings.
11
11
How Do Alleys Enhance Urban Design? Use of alleys allow effective management of curb cuts associated with building access and service. – The amount of active uses along streets Can be increased. (e.g. retail, lobbies and unit entrances.)
– The number of conflict points between vehicles and pedestrians can be decreased. – The amount of space available for on-street parking can be maximized. – Urban tree coverage can be maximized with additional street trees along building frontages.
12
Could a truck access a loading space from the Alley? YES!
1-2 Loading Trips Daily: • Trash: 2-4 trips per week. • Move in/out: 3-5 trips per week. • Retail delivery: 0-2 per day.
13
Successful Implementation of County Alley Policy. (Market Commons – Clarendon)
Market Commons’ Loading
Source: Zillow.com 2015 – Market Common
14
Supplemental Slides 15
7th Street North Urban Center Local
MTP Map
16
North Glebe Road Urban Mixed-Use
MTP Map
17
Street View
12 Feet
18
18
7th Street Elevation
+/- 40 Feet
19
Alley—Carlin Springs
20
Alley – 7th Street N.
21
