Staff Presentation - Arlingtonva
SP #440, Mazda Block 750 N. Glebe Road
CPHD – Planning SPRC Meeting #2 December 10, 2015 1
Corrections 2
GLUP: HighMedium Residential Mixed-Use
Purpose
To provide
High-medium density residential
•
Multiple-family dwelling development at
development while also providing for a
moderate densities and high-rise
between higher
mixed-use transitional area
multiple family dwelling redevelopment
•
For use in Metro station areas within
•
Site shall be designated “high-
lower density
a ¼ mile radius of the Metro station
medium” residential or other
residential areas
entrance and designated HMRMU
comparable designation
•
Residential and mixed use
•
Associated office and retail
Max Height*
•
RA-4.8 (Adopted 1962; Redrafted 1982)
transitional zone density uses and
Uses
R-C (Adopted 1979)
Not provided
• • • •
Residential Public, civic and institutional Office, business professional
• • •
Residential Public, civic and institutional Retail, service, office, and business professional (street level)
Retail, service (first floor only)
95 feet (+16 feet penthouse + 8 feet
136 feet (inclusive of penthouse)
mechanical; under no circumstances may height exceed 95 feet)
Max FAR**
3.24--3.5 FAR including associated office and retail activities
1.0 SF of GFA of apartment)
Open Space
N/A
10% Landscaped Open Space
3.24—3.5 FAR (including commercial uses
3.24 (including max 0.5 FAR street level
which may not exceed 1.0 SF of GFA per
sales and service)
N/A
* The height standards in the RA4.8 District are listed as “maximum height,” and therefore bonus height is permitted. By contrast, the R-C District lists height as “under no circumstances shall the height exceed” 95 feet; therefore, bonus height may not be approved by the County Board. **The R-C District contains a height regulation which may not be exceeded with bonus height, therefore limiting the total amount of density able to be approved, with bonuses to the amount which fits into the building envelope created by the height limitation.
3
SITE AREA: 121,574 square feet Zoning District
R-C
RA4.8
Max Height
95 feet
136 feet
BASE
PROPOSED
BASE
PROPOSED
FAR
3.5 FAR
4.5 FAR
3.24 FAR
4.5 FAR
Residential GFA
212,755 sq. ft.
478,898 sq. ft.
333,113 sq. ft.
478,898 sq. ft.
212,755 sq. ft. (max)
68,185 sq. ft.
60,787 sq. ft.
68,185 sq. ft.
425,509 sq. ft.
547, 083 sq. ft.
393, 900 sq. ft.
547, 083 sq. ft.
Commercial GFA Total GFA
4
Site Design 5
Analysis/Assessment • Policy & best practice • Technical constraints and considerations
6
WHAT IS SITE DESIGN? Access and Permeability
Connectivity
Allocation of uses on the site Placement and orientation of buildings
7
Connectivity/Street Grid
MASTER TRANSPORTATION PLAN: No changes to street grid recommended
8
Block Size +/- 450 ft.
+/- 580 ft.
+/- 660 ft. +/- 730 ft.
+/- 340 ft. +/- 350 ft. +/- 300 ft. +/- 380 ft. +/- 400 ft. +/- 476 ft. +/- 530 ft. +/- 450 ft.
9
Access and Permeability MTP Typology North Glebe Road Type B: Urban Mixed Use Wilson Boulevard Type B: Urban Mixed Use Seventh Street North Urban Center Local/Neighborhood North Tazewell Street Urban Center Local/Neighborhood North Vermont Street Urban Center Local/Neighborhood
10
Access and Permeability Limited access from Glebe Road in recent site plans
SP #401
SP #331
SP #437
Glebe/Wilson intersection • High volume urban arterial streets • LOS E or F during peak periods
SP #72
11
Alley Configuration MTP Streets Element: “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.”
Alleys serve to: 1. Consolidate access 2. Manage curb cuts
12
Pedestrian Access
Potential Grocery Store Cut-Through
13
Placement & Orientation of buildings Building’s active frontages and large-scale features should be oriented towards Glebe Road and Wilson Boulevard
ARLINGTON COUNTY RETAIL PLAN 14
Allocation of Uses on Site
“High-Medium” Residential Mixed-Use
15
Peck/Staples • 2008: – Land use and transportation study for the Peck/Staples site in conjunction with request for GLUP Amendment, rezoning and site plan – Project pre-dated the Special GLUP Study resolution adopted by the County Board – 2 “Pre”-SPRC meetings devoted to GLUP and transportation discussion – Recommendations developed to address land use, street connectivity, and transitions to the west 16
Peck/Staples –
In contrast to the remainder of the west side of Glebe Road, the GLUP designation for the site was unchanged since 1961
–
“Service Commercial” designation was an outlier and viewed as incompatible with surrounding development
–
Goal of the “process” was to determine the appropriate GLUP designation, while considering appropriate transitions in building form and transportation connections 17
Peck/Staples Pedestrian Connectivity with 9th Street Greenway to Metro Provides service/access building locations not on Glebe Road Allowed for curb cut management No conflicts with adjacent intersections, with rightin/right out operations
18
Mazda Block vs. Peck/Staples • Large site • Prominent corner • Sensitive transition
• The site contains the appropriate GLUP designation • Street grid is not recommended to be altered • Glebe/Wilson intersection upstream of site 19
Thank you! 20
Pedestrian connectivity
21
CPHD – Planning SPRC Meeting #2 December 10, 2015 1
Corrections 2
GLUP: HighMedium Residential Mixed-Use
Purpose
To provide
High-medium density residential
•
Multiple-family dwelling development at
development while also providing for a
moderate densities and high-rise
between higher
mixed-use transitional area
multiple family dwelling redevelopment
•
For use in Metro station areas within
•
Site shall be designated “high-
lower density
a ¼ mile radius of the Metro station
medium” residential or other
residential areas
entrance and designated HMRMU
comparable designation
•
Residential and mixed use
•
Associated office and retail
Max Height*
•
RA-4.8 (Adopted 1962; Redrafted 1982)
transitional zone density uses and
Uses
R-C (Adopted 1979)
Not provided
• • • •
Residential Public, civic and institutional Office, business professional
• • •
Residential Public, civic and institutional Retail, service, office, and business professional (street level)
Retail, service (first floor only)
95 feet (+16 feet penthouse + 8 feet
136 feet (inclusive of penthouse)
mechanical; under no circumstances may height exceed 95 feet)
Max FAR**
3.24--3.5 FAR including associated office and retail activities
1.0 SF of GFA of apartment)
Open Space
N/A
10% Landscaped Open Space
3.24—3.5 FAR (including commercial uses
3.24 (including max 0.5 FAR street level
which may not exceed 1.0 SF of GFA per
sales and service)
N/A
* The height standards in the RA4.8 District are listed as “maximum height,” and therefore bonus height is permitted. By contrast, the R-C District lists height as “under no circumstances shall the height exceed” 95 feet; therefore, bonus height may not be approved by the County Board. **The R-C District contains a height regulation which may not be exceeded with bonus height, therefore limiting the total amount of density able to be approved, with bonuses to the amount which fits into the building envelope created by the height limitation.
3
SITE AREA: 121,574 square feet Zoning District
R-C
RA4.8
Max Height
95 feet
136 feet
BASE
PROPOSED
BASE
PROPOSED
FAR
3.5 FAR
4.5 FAR
3.24 FAR
4.5 FAR
Residential GFA
212,755 sq. ft.
478,898 sq. ft.
333,113 sq. ft.
478,898 sq. ft.
212,755 sq. ft. (max)
68,185 sq. ft.
60,787 sq. ft.
68,185 sq. ft.
425,509 sq. ft.
547, 083 sq. ft.
393, 900 sq. ft.
547, 083 sq. ft.
Commercial GFA Total GFA
4
Site Design 5
Analysis/Assessment • Policy & best practice • Technical constraints and considerations
6
WHAT IS SITE DESIGN? Access and Permeability
Connectivity
Allocation of uses on the site Placement and orientation of buildings
7
Connectivity/Street Grid
MASTER TRANSPORTATION PLAN: No changes to street grid recommended
8
Block Size +/- 450 ft.
+/- 580 ft.
+/- 660 ft. +/- 730 ft.
+/- 340 ft. +/- 350 ft. +/- 300 ft. +/- 380 ft. +/- 400 ft. +/- 476 ft. +/- 530 ft. +/- 450 ft.
9
Access and Permeability MTP Typology North Glebe Road Type B: Urban Mixed Use Wilson Boulevard Type B: Urban Mixed Use Seventh Street North Urban Center Local/Neighborhood North Tazewell Street Urban Center Local/Neighborhood North Vermont Street Urban Center Local/Neighborhood
10
Access and Permeability Limited access from Glebe Road in recent site plans
SP #401
SP #331
SP #437
Glebe/Wilson intersection • High volume urban arterial streets • LOS E or F during peak periods
SP #72
11
Alley Configuration MTP Streets Element: “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.”
Alleys serve to: 1. Consolidate access 2. Manage curb cuts
12
Pedestrian Access
Potential Grocery Store Cut-Through
13
Placement & Orientation of buildings Building’s active frontages and large-scale features should be oriented towards Glebe Road and Wilson Boulevard
ARLINGTON COUNTY RETAIL PLAN 14
Allocation of Uses on Site
“High-Medium” Residential Mixed-Use
15
Peck/Staples • 2008: – Land use and transportation study for the Peck/Staples site in conjunction with request for GLUP Amendment, rezoning and site plan – Project pre-dated the Special GLUP Study resolution adopted by the County Board – 2 “Pre”-SPRC meetings devoted to GLUP and transportation discussion – Recommendations developed to address land use, street connectivity, and transitions to the west 16
Peck/Staples –
In contrast to the remainder of the west side of Glebe Road, the GLUP designation for the site was unchanged since 1961
–
“Service Commercial” designation was an outlier and viewed as incompatible with surrounding development
–
Goal of the “process” was to determine the appropriate GLUP designation, while considering appropriate transitions in building form and transportation connections 17
Peck/Staples Pedestrian Connectivity with 9th Street Greenway to Metro Provides service/access building locations not on Glebe Road Allowed for curb cut management No conflicts with adjacent intersections, with rightin/right out operations
18
Mazda Block vs. Peck/Staples • Large site • Prominent corner • Sensitive transition
• The site contains the appropriate GLUP designation • Street grid is not recommended to be altered • Glebe/Wilson intersection upstream of site 19
Thank you! 20
Pedestrian connectivity
21
