Staff Presentation - Arlingtonva
SP #437, 672 Flats 670 North Glebe Road
Planning Commission October 5, 2015 1
Site Location Existing Alley
2
Existing Conditions: • Site Area: 43,936 sq. ft. • GLUP: “High-Medium Residential Mixed-Use” • Zoning: “C-2” • Existing Uses: – Gas Station and Service Center – Use Car Sales – Surface Parking Lot
3
Development Context:
4
Proposed Project: • Rezoning: “R-C” • Proposed Uses: – 173 Residential Units – 4,325 sq. ft. Ground Floor Retail
• Building Height: 6 stories • Parking: 177 spaces
5
Plan Guidance
Ballston Sector Plan
• Ballston Sector Plan, 1980 • West Ballston Land Use Study, 1981 – Addressed transition from east side of Glebe to single-family uses to the west – Addressed existing commercial uses on west side of Glebe – Resulted in GLUP amendments to designate west side of Glebe Road “High-Medium Residential Mixed-Use” 6
Plans Guidance, Cont. • North Quincy Street Plan Addendum – Can inform vision for development on adjacent sites
7
Plan Guidance Cont. • Arlington County Retail Plan: BLUE
8
Elevations
9
Green Alley Design:
10
Transformers
PRIOR TO DEFERRAL
AFTER DEFERRAL
11
Transformers
12
Ground Floor Plan:
13
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….
14
Alternative Design with Trash and Loading Off Alley: Trash & Loading Off 7th Street N.
Trash & Loading Off Alley
15
Truck Turning Analysis for Trash & Loading Off the Alley: With Below Grade Transformers
FEASIBLE
With Building Bump-Out for Transformers
INFEASIBLE 16
Modifications • Bonus Density: 41,777 sq. ft. = .95 FAR – LEED Silver -- 10,921 sq. ft. • Commercial bonus -- 251 sq. ft. = .20 FAR (retail site area=3%) • Residential bonus – 10,669 sq. ft. = .25 FAR (residential site area=97%)
– 22.3% ADU Bonus– 30,856 sq. ft. • 1/3 bonus GFA=on-site units • 7 units, incl. 3 bdr. ground floor loft unit
• Retail Parking (2 retail parking spaces provided) 17
Community Benefits • • • • • • • • •
Public Art LEED Silver 22.3% On-Site ADU (7 units) Sidewalk, curb, gutter and streetscape TMP Underground utility fund In-Building Wireless $12,000 for bus shelter Special paving treatment on public alley
18
Public Process • FIVE Site Plan Review Committee meetings – Alley treatment – Parking and loading location – Architecture and massing – Ground floor uses – Deliveries – Transformer location
• Transportation Commission: Recommend approval of applicant’s proposal 19
Staff Recommendations: • Approve the subject request for rezoning from “C-2” Service Commercial— Community Business District to “R-C” Multiple-Family Dwelling and Commercial District, and related update to ACZO Map 13-1 to indicate the zoning district and extend Line A around the property where necessary, for the property located at 670 N. Glebe Road.
• Approve the subject site plan request for a six (6) story residential building with ground floor retail containing 184,129.21 square feet of gross floor area (GFA), with modifications of use regulations for bonus density and retail parking ratio, and all other modifications as necessary to achieve the proposed development.
20
Planning Commission October 5, 2015 1
Site Location Existing Alley
2
Existing Conditions: • Site Area: 43,936 sq. ft. • GLUP: “High-Medium Residential Mixed-Use” • Zoning: “C-2” • Existing Uses: – Gas Station and Service Center – Use Car Sales – Surface Parking Lot
3
Development Context:
4
Proposed Project: • Rezoning: “R-C” • Proposed Uses: – 173 Residential Units – 4,325 sq. ft. Ground Floor Retail
• Building Height: 6 stories • Parking: 177 spaces
5
Plan Guidance
Ballston Sector Plan
• Ballston Sector Plan, 1980 • West Ballston Land Use Study, 1981 – Addressed transition from east side of Glebe to single-family uses to the west – Addressed existing commercial uses on west side of Glebe – Resulted in GLUP amendments to designate west side of Glebe Road “High-Medium Residential Mixed-Use” 6
Plans Guidance, Cont. • North Quincy Street Plan Addendum – Can inform vision for development on adjacent sites
7
Plan Guidance Cont. • Arlington County Retail Plan: BLUE
8
Elevations
9
Green Alley Design:
10
Transformers
PRIOR TO DEFERRAL
AFTER DEFERRAL
11
Transformers
12
Ground Floor Plan:
13
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….
14
Alternative Design with Trash and Loading Off Alley: Trash & Loading Off 7th Street N.
Trash & Loading Off Alley
15
Truck Turning Analysis for Trash & Loading Off the Alley: With Below Grade Transformers
FEASIBLE
With Building Bump-Out for Transformers
INFEASIBLE 16
Modifications • Bonus Density: 41,777 sq. ft. = .95 FAR – LEED Silver -- 10,921 sq. ft. • Commercial bonus -- 251 sq. ft. = .20 FAR (retail site area=3%) • Residential bonus – 10,669 sq. ft. = .25 FAR (residential site area=97%)
– 22.3% ADU Bonus– 30,856 sq. ft. • 1/3 bonus GFA=on-site units • 7 units, incl. 3 bdr. ground floor loft unit
• Retail Parking (2 retail parking spaces provided) 17
Community Benefits • • • • • • • • •
Public Art LEED Silver 22.3% On-Site ADU (7 units) Sidewalk, curb, gutter and streetscape TMP Underground utility fund In-Building Wireless $12,000 for bus shelter Special paving treatment on public alley
18
Public Process • FIVE Site Plan Review Committee meetings – Alley treatment – Parking and loading location – Architecture and massing – Ground floor uses – Deliveries – Transformer location
• Transportation Commission: Recommend approval of applicant’s proposal 19
Staff Recommendations: • Approve the subject request for rezoning from “C-2” Service Commercial— Community Business District to “R-C” Multiple-Family Dwelling and Commercial District, and related update to ACZO Map 13-1 to indicate the zoning district and extend Line A around the property where necessary, for the property located at 670 N. Glebe Road.
• Approve the subject site plan request for a six (6) story residential building with ground floor retail containing 184,129.21 square feet of gross floor area (GFA), with modifications of use regulations for bonus density and retail parking ratio, and all other modifications as necessary to achieve the proposed development.
20
