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11th and Vermont StreetsSpecial General Land Use Plan (GLUP)
StudyLong Range Committee of the Planning Commission Meeting #3
March 30, 2017Department of Community Planning, Housing and Development
2
Tonight’s Agenda
1. Introductions / Impetus for Study
2. Follow-Up Items from LRPC Meeting #2
3. Revised Modeling and Analysis
4. Review of Options for Addressing GLUP and/or Zoning Status
5. LRPC Discussion & Wrap-Up
3
Impetus for this Special Study
• An applicant has requested a General Land Use Plan (GLUP) amendment for a site in Ballston
• The County Board’s 2008 “Policy for Consideration of GLUP Amendments Unanticipated by Previous Planning Efforts” requires a community review process in those instances where:
1) There is no adopted plan, or 2) Where the GLUP amendment request is
inconsistent with the guidance of the relevant adopted plan
• The study evaluates the appropriateness of the requested (or potentially other) GLUP changes
4
11th Street / Vermont Street Site
5
Impetus for this Special Study
• Ballston Sector Plan provides flexible guidance for R-C zoning and GLUP in this area, for site plans with merit.
• The subject site is one of the last to redevelop in an area where buildings have been approved and built in accordance with this sector plan guidance. (South edge of 11th Street includes mix of multi-family buildings and townhomes.)
• A 2013 text amendment to the "R-C" Zoning District unintentionally precluded evaluating this site consistent with previous ones, without a GLUP and/or zoning amendment.
• This GLUP Study is an opportunity to evaluate the site/surrounding conditions and advise on what could be appropriate development form(s) for the site.
6
Impetus for this Special Study
North Ballston General Land Use Plan (as of 1980)
Excerpts from Ballston Sector Plan (p. 41)
For Blocks between Fairfax Dr. – 11th St.in Ballston Before 2013 Z.O. Amendment
After 2013 Z.O. Amendment
Filing of site plan and rezoning applications for the site
Applicant submits GLUP change requesting High-Medium Residential Mixed-Use
Site Plan Review Committee review Special GLUP Study, in conjunction with LRPC
Planning Commission and County Board hearings with Action on applications
Planning Commission and County Board hearings on Request to Advertise future hearings
If Board approves future hearings, then…
Filing of site plan and rezoning applications for the site
Site Plan Review Committee review
Planning Commission and County Board hearings withAction on applications, including GLUP Change 7
Impetus for this Special Study
***
***
2013 Zoning Ordinance Amendments to "R-C“ District
8
Special GLUP Study Process • OBJECTIVE: to analyze the site in the context of the surrounding area and obtain
feedback from the LRPC on whether a requested change to the GLUP is appropriate – it is NOT about an exemption, and is NOT to evaluate a specific project
• PRODUCT: A staff document highlighting study findings and staff’s recommendations presented to the Planning Commission (PC) and County Board in consideration of whether to advertise public hearings on the GLUP change
Public Hearings
Note* # of Meetings Will Vary
We Are Here
(if Board approves advertisement of future public hearings)
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2. Follow-Up Items fromMeeting #2
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Follow-Up Items from LRPC #2
1. A broader context for considering a potential GLUP change
2. Estimate effective density of individual buildings in area
3. Phasing of site plans over time
4. Site Plans (+ amendments) without bonus density
5. Clarify R-C Requirements for Landscaped Open Space
6. Clarify Transportation Analysis and Count Information
7. Street width and streetscape along 11th Street North (addressed in next section)
The following items from LRPC #2 address questions, comments and requests for additional information
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1. Regional Growth Forecast
Year Population
2015 220,500
2025 244,800
2035 266,300
2045 289,500
2015-45 change 69,000
Percent change 31.3%
Share of region 4.6%
Arlington
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1. Potential benefits of GLUP change
Sample benefits from potential GLUP change at this site: 1. More households in a transit-rich location
supports reduced household driving which can help to lower regional congestion, air pollution, carbon emissions, etc.
2. More people can walk, bike, and take transit, leads to better health, more active lifestyles
3. Transit-oriented housing development may place lesser burden on public service and education costs (see ULI Study, right)
4. Increase Arlington’s ability to responsibly address its share of future regional growth
5. Allows the site to be evaluated in manner consistent with previously developed neighboring sites per Ballston Sector Plan
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1. APS Student Generation Factors (SGFs)
Housing Type APS Studentsgenerated per housing unit
Single Family Detached 0.47New Single Family Detached
0.66
Single Family Attached 0.27Apartment, w/ Elevator (market rate)
0.05
Condo Elevator 0.05
Source: Arlington Public Schools, Forecast and Project Process, CFS Phase II: Key Findings and Recommendations presentation at January 24, 2017, Joint County Board and School Board Work Session, Student Generation Factors by Affordability and new single family construction
Countywide SGFs for 2015
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1. APS Student Generation Estimates
Source: APS, Response to Proposed Residential Development Student Estimates Request Form, based on 2016 Student Generation Rates.
Low-Medium Residential
HMRMU –Base
HMRMU –Bonus
3 5 7Total Estimated APS StudentsAssumed Housing Units in Scenario 25 105 144
Estimated Number of APS Students Generated on Subject Site, by GLUP Scenario
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2. Estimated densities by site plan
Arlington Square /
Ballston Place
Ballston Station/Windsor
Plaza
Ballston Park
Summer Walk
The Berkeley at
Ballston
Quincy Street
Station
3.51 FAR 3.49 FAR 3.06 FAR 3.21 FAR2.90 FAR 3.50 FAR
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2. Estimated densities, by building
SP #232Arlington Square / Ballston Place/
Westview
SP #212 Ballston Station/ Windsor
Plaza
SP #284 Ballston
Park
SP #178Summer
Walk
SP #352The
Berkeley at Ballston
SP #255Quincy Street
Station
Densities estimated based on parcel boundaries
3.51 FAR 3.49 FAR 3.06 FAR 3.21 FAR2.90 FAR 3.50 FAR
4.73(Ballston Station)
22 Dus/acretownhomes
30 Dus/acretownhomes
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2. Estimated densities, by building
SP #232Arlington Square / Ballston Place/
Westview
SP #212 Ballston Station/ Windsor
Plaza
SP #284 Ballston
Park
SP #178Summer
Walk
SP #352The
Berkeley at Ballston
SP #255Quincy Street
Station
w/ Current General Land Use Plan Overlay
3.51 FAR 3.49 FAR 3.06 FAR 3.21 FAR2.90 FAR 3.50 FAR
4.73(Ballston Station)
22 Dus/acretownhomes
30 Dus/acretownhomes
High-Medium Residential Mixed-Use
Low-Medium Residential
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2. Estimated densities, by building
SP #232Arlington Square / Ballston Place/
Westview
SP #212 Ballston Station/ Windsor
Plaza
SP #284 Ballston
Park
SP #178Summer
Walk
SP #352The
Berkeley at Ballston
SP #255Quincy Street
Station
w/ Current Zoning Overlay
3.51 FAR 3.49 FAR 3.06 FAR 3.21 FAR2.90 FAR 3.50 FAR
4.73(Ballston Station)
22 Dus/acretownhomes
30 Dus/acretownhomes
R-5 R15-30T C-2 C-O-2.5 R-CZoning Districts |
SITE
2.91
4.45
3.54
4.02
2.943.83
2.17
3.77 1.91
3.17
4.09
3.24
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2. Details of Site Plan #232
Site Area
GFA FAR
Office 135,000
Residential 135,000
TOTAL 76,840 270,000 3.52
1988
1986
May 1985, Original Site Plan approvedw/ one residential building and one office building
3.52
XYZY : Year Building CompletedA.BC: Effective Density
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2. Details of Site Plan #232
1988
1986
XYZY : Year Building CompletedA.BC: Effective Density
December 1985, Site Plan amended to subdivide parcel, with modest changes to building location, height, parking and unit count
Site Area
GFA FAR
Office 46,481 135,000 2.91
Residential 30,362 135,000 4.45
TOTAL 76,840 270,000 3.52
2.91
4.45
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2. Details of Site Plan #232
1988
1986
1989
2.91
4.45
XYZY : Year Building CompletedA.BC: Effective Density
1988
1986
1989
2.91
4.45
3.54
November 1987, Site Plan amended to incorporate 22,974 sq. ft. in site area, add new 85 unit residential building
Site Area
GFA FAR
Office 46,481 135,000 2.91
Resi. Ph. I 30,362 135,000 4.45
Resi. Ph. II 22,974 81,315 3.54
TOTAL 99,817 351,315 3.52
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3. Phasing of Site Plans, over time
2002
1988
1988
1986
1989
1989
1994
1997
1995
19861986
1998
2004
1989
1988
YEAR COMPLETED
3. Build out, time-lapse composite
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1983 - 2015
24
4. Select Approved Site Plans without bonus density
SP #430 | The Springs SP #436 | Ballston Oak Townhomes
SP #297 | Pentagon Centre – Phase I
Most, but not all site plan applications seek some level of bonus density.
Those site plans noted here are a fexexamples of those approved without bonus density
25
5. Landscaped Open SpaceProvisions in R-C Zoning District
26
5. Landscaped Open Space
Landscaped Open Space – Not defined in the Zoning Ordinance – Not required to be public open space– Not required to have a certain amount of
green space- Minimum of 25% of area must be
covered by shrub spread at maturity
– Has been provided in a variety of ways, though in R-C projects, typically at grade
• Public open space • Private amenity space • Hardscape areas
Project Precedent: 672 Flats
27
6. Traffic Count Follow-Up
County Traffic Counts:
Counts provided withSpecial GLUP StudyApplication:
Wednesday, June 10, 2015Thursday, June 11, 2015Weather: Normal
Wednesday, May 18, 2016Weather: Rain
11th Street: Average Daily Traffic |
1,961 west of N. Vermont Street1,616 east of N. Vermont Street
Speed: 85th Percentile at or below 24 miles per hour
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6. Traffic Count Follow-UpTrip generation and mode split assumptions
Based on post-occupancy transportation data from five nearby buildings
1. The Continental2. Residences at
Liberty Center3. Quincy Plaza4. Liberty Tower
Apartments5. The Jordan
Average Total Peak Hour Vehicle Trips per Dwelling Unit: 0.31
Average Non-Auto Mode Split for Peak Hour Trips: 58.8%Average Share of Single Occupant Vehicle for Peak Hour Trips: 41.2%
planned
SITE
29
6. Traffic Count Follow-Up
Radial Proximity toBallston Metro:
Existing East Entrance: 900 feet (0.17 miles) Planned West Entrance: 450 feet (0.09 miles)
SITE
30
3. Revised Modeling ofGLUP Scenarios
31
Bird’s Eye View existing- looking west
32
Existing Uses
9-Story Office 8-Story Office 8-Story Office 8-Story Office
8-Story Office
8-Story Residential
9-Story Residential
TownhomesTownhomesTownhomes
Building Taper Down
10-Story Residential
9-Story Residential
33
Building Roof Analysis
Plan Sectional View – 280 feet above sea level (approximate ground level)280'
34
Building Roof Analysis
Plan Sectional View – 320 feet above sea level320'
35
Building Roof Analysis
95'110'
85'85'
110’ 85’95’ 85’
Arlington Square / Ballston Place/
Westview
Ballston StationOffice/
Windsor Plaza
Ballston Park
Fairmont I at Ballston
40'
Block depth study | 40-foot frontage along 11th Street N. (280'-320‘ a.s.e.)
320' above mean sea level 320' above mean sea level
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11th Street Environment
One-waystreet
37
11th Street Environment
Stafford RandolphStuart
27’9’
15’
20’
20’ 8’
19’9’
38
11th Street Environment
Taylor StuartUtah
18’8’
9’
36’
26’9’
12’15’
39
Building Separation & Setbacks
16’
9’
24’
9’35’
Subject Site and Westview relationship
40
Building Separation & Setbacks
8’
30’
13’
9’
30’
Subject Site and Westview relationship
41
Proposed GLUP Scenario #1 – Existing (Base)Site as: “Low-Medium" Residential
42
Proposed GLUP Scenario #2 | RequestedSite as: “High-Medium" Residential Mixed-Use
43
GLUP/Zoning Scenario Assumptions
GLUP Designation Scenario
Typical ZoningDistrict
Density (maximum)
Building Height (maximum)
Basis for Study
Office/Comm
Res. Hotel
“High-Medium" ResidentialMixed-Use
R-C 0.62 sf per sf of multiple-
family
3.24 FAR
- 95 feet Requested GLUP
"Low-Medium" Residential
R15-30T
--- 30 u/ac --- 45 feet Existing GLUP
44
Modeling Development Estimate Assumptions
Low-MediumResidential
High-Medium Residential Mixed-Use (BASE)
High-Medium Residential Mixed-Use (BONUS)
Site Area (sf) 35,669 35,669 35,669 Site Area (acres) 0.82 0.82 0.82
Units* 25 (105) (144)GFA (sf) - 115,568 158,727FAR - 3.24 4.45
No further study post-
LRPC Mtg. #2
*Unit Estimates assume 1,100 gross square feet per unit
45
Updated Working Assumptions
Development consistent with GLUP and/or Zoning maximums, at base limits ONLY – no further study of bonus density scenario from LRPC #2
Land Uses generally presumed as residential
Models aim for target study densities, and consider surrounding context
Models frame public realm (include 20' sidewalks for multi-family)
Parking provided as required (i.e. below grade or in townhouse garages)
Average residential unit size: 1,100 sq. ft. / unit (gross)
Multi-family Floor-to-Floor heights: 12-feet ground floor 10-feet other residential floors
Townhomes: Modeled at 45-foot height limit per zoning
46
Building Typology Precedents
3 – 4 Story Residential (flats)
Pike 3400, 11th Street S. The Clarendon Apts., 13th Street N.
Penrose Square, 9th Street N.
47
Building Typology Precedents
3 – 4 Story Residential
(townhomes)
Peck/Staples Site, N. Wakefield Street Pike 3400, 11th Street S.
11th Street N., Ballston
48
Building Typology Precedents
7 - 9 StoryMulti-Family
Residential (flats)
Flats 8300, Bethesda 55 Hundred, Columbia Pike
Columbia Hills, Columbia Pike
49
Modeling Scenarios: Plan View
Existing Conditions Low-Medium Residential HMRMU – BASE 1 – "Original"
HMRMU–BASE 2 – "Pocket Park" HMRMU – BASE 3 – "South Taper" HMRMU – BASE 4 – "w/ Single-Loaded"
50
Modeling Scenarios: Plan View
Existing Conditions
(9)
(5)
(6)
(10)
(5)(8)
(8)
(3)
(4)
51
Modeling Scenarios: Plan View
Low-Medium Residential
4 story townhomes
@ 45'
25'
35'
18'
(9)
(5)
(6)
(10)
(5)(8)
(8)
(3)
(4)
52
Modeling Scenarios: Plan View
High Medium Residential Mixed Use – BASE 1
(4)
(8)
(Number of Stories)
20'
50'
30'
(9)
(5)
(6)
(10)
(5)(8)
(8)
(3)
(4)
53
Modeling Scenarios: Plan View
High Medium Residential Mixed Use BASE 2
(Number of Stories)
High Medium Residential Mixed Use BASE 3
High Medium Residential Mixed Use BASE 4
54
Modeling Scenarios
Existing Conditions
Northeast Axonometric View
55
Modeling Scenarios
Low-Medium Residential
Northeast Axonometric View
56
Modeling Scenarios
High Medium Residential Mixed Use – BASE 1
Northeast Axonometric View
57
Modeling Scenarios
High Medium Residential Mixed Use – BASE 2
Northeast Axonometric View
58
Modeling Scenarios
High Medium Residential Mixed Use – BASE 3
Northeast Axonometric View
59
Modeling Scenarios
High Medium Residential Mixed Use – BASE 4
Northeast Axonometric View
Modeling Scenarios: Site-Section Key
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A
A
B
B
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Modeling Scenarios: Site Cross Section| A-AExisting
11th
StreetFairfax Dr.
(wb)
Westview Phase I
Low-Medium Residential
HMRMU – Base 1
Arlington Square Office
Arlington Square Office
Westview Phase IIWestview Phase I
11th
StreetFairfax Dr.
(wb)
11th
StreetFairfax Dr.
(wb)
Westview Phase IWestview Phase II Arlington Square Office
Westview Phase IWestview Phase II Arlington Square Office
Westview Phase IWestview Phase II Arlington Square Office
112’93’80’
50’
26’
112’93’80’
50’
26’
112’93’80’
50’
26’
45’
42’
62
Modeling Scenarios: Site Cross Section| A-AHMRMU – Base 2
11th
StreetFairfax Dr.
(wb)Westview Phase IWestview Phase II
HMRMU – Base 3
HMRMU – Base 4
Arlington Square Office
Arlington Square OfficeWestview Phase IWestview Phase II
11th
StreetFairfax Dr.
(wb)
11th
StreetFairfax Dr.
(wb)Arlington Square OfficeWestview Phase IWestview Phase II
Westview Phase IWestview Phase II Arlington Square Office
Westview Phase IWestview Phase II Arlington Square Office
Westview Phase IWestview Phase II Arlington Square Office
112’93’80’
50’
26’
112’93’80’
50’
26’
112’93’80’
50’
26’
42’
42’
42’
63
Modeling Scenarios: Site Cross Section | B-B
63
Existing
11th
Street Fairfax Dr.(wb)
Fairfax Dr.(wb)
Fairfax Dr.(wb)
11th
Street
11th
Street
Westview Phase I
Westview Phase I
Westview Phase I
Low-Medium Residential
HMRMU – Base 1
Arlington Square Office
Arlington Square Office
Arlington Square Office
112’
93’
28’
60’45’
112’93’
45’60’45’
112’93’82’
60’45’ 42’
64
Modeling Scenarios: Site Cross Section | B-B
64
HMRMU – BASE 1
Low-Medium Residential
Existing
11th
Street
11th
Street
11th
Street
Fairfax Dr.(wb)
Fairfax Dr.(wb)
Fairfax Dr.(wb)
HMRMU – Base 2
HMRMU – Base 3
HMRMU – Base 4
Westview Phase I
Westview Phase I
Westview Phase I
Arlington Square Office
Arlington Square Office
Arlington Square Office
93’92’
60’45’ 42’
93’92’
60’45’ 42’
93’92’
60’45’ 42’
112’
112’
112’
65
Modeling Scenarios: Summary Axon View
Low-Medium Residential HMRMU | Base 1Existing Conditions
HMRMU | Base 2 HMRMU | Base 3 HMRMU | Base 4
66
4. Potential Options for Addressing GLUP and/orZoning Status
67
GLUP/Zoning Options
Amend GLUP
Pattern,Area
Amend GLUP Pattern,
Block Only
Add Text Note to GLUP
Amend GLUP, Add Special District to
GLUP (w/note)
Amend Zoning Text, tie-back
to GLUP amend
SQG1 ♦G2 ♦ ♦G3 ♦ ♦G4 ♦ ♦
68
Option SQMaintain Current GLUP and Zoning Ordinance
EXISTING GLUP PATTERN
69
Option G1Amend GLUP Designation/Pattern for Area
POTENTIAL ALTERNATIVE GLUP PATTERN
70
Option G2Add Text Note to GLUP and Amend Zoning text
EXISTING GLUP PATTERN with NOTE
25
POTENTIAL NOTE TEXT:
Note 25: Sites designated “Low-Medium” Residential south of 11th Street N. should have building heights no greater than 45 feet for the first 90 feet of depth into the block.
71
Option G2Amend Purpose Paragraph to R-C District Provisions, add “Low-Medium” Residential
, or designated “low-medium” residential on the GLUP and subject to GLUP Note 25 for the area in North Ballston.
72
Option G3
POTENTIAL ALTERNATIVE GLUP PATTERN with NOTE
POTENTIAL NOTE TEXT:
Note 25: Buildings south of 11th Street N. should have heights no greater than 45 feet for the first 90 feet of depth into the block.
25
Amend GLUP Designation (subject block only) & Add Text Note
73
Option G4
POTENTIAL ALTERNATIVE GLUP PATTERN with NOTE
24
POTENTIAL NOTE TEXT:
Note 25: Buildings south of 11th Street N. should have heights no greater than 45 feet for the first 90 feet of depth into the block.
25
Amend GLUP Designation For Area & Add Text Note
74
GLUP/Zoning Options Summary
If recommendation is to… …then likelyGLUP/Zoning option may be:
Maintain Existing GLUP & Zoning Ordinance Text as is SQAmend the GLUP from Fairfax to 11th to more closely reflect form/scale transition from south to north
G1
Maintain Existing GLUP, Add GLUP Note for guidance on heights edging 11th Street, and address 2013 Z.O. Amendment unintended consequence
G2
Amend GLUP for this block only, and Add GLUP Note for guidance on heights
G3
Amend the GLUP from Fairfax to 11th to more closely reflect maximum approved/built densities, and Add GLUP Note for guidance on heights
G4
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5. LRPC Discussion and Next Steps
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