11th and Vermont Streets Special General Land Use Plan (GLUP) … · 2017. 3. 30. · 1. Potential...

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


• 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


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


***

***

2013 Zoning Ordinance Amendments to "R-C“ District

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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


4.73(Ballston Station)

22 Dus/acretownhomes


17



Westview


Plaza

SP #284 Ballston

Park

SP #178Summer

Walk

SP #352The



Station

w/ Current General Land Use Plan Overlay





High-Medium Residential Mixed-Use


18



Westview


Plaza

SP #284 Ballston

Park

SP #178Summer

Walk

SP #352The



Station

w/ Current Zoning Overlay





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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1988

1986


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

21


1988

1986

1989

2.91

4.45


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

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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

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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


Plan Sectional View – 320 feet above sea level320'

35


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

36

11th Street Environment

One-waystreet

37


Stafford RandolphStuart

27’9’

15’

20’

20’ 8’

19’9’

38


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

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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


3 – 4 Story Residential

(townhomes)

Peck/Staples Site, N. Wakefield Street Pike 3400, 11th Street S.

11th Street N., Ballston

48


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


Existing Conditions

(9)

(5)

(6)

(10)

(5)(8)

(8)

(3)

(4)

51



4 story townhomes

@ 45'

25'

35'

18'

(9)

(5)

(6)

(10)

(5)(8)

(8)

(3)

(4)

52


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


High Medium Residential Mixed Use BASE 2

(Number of Stories)



54

Modeling Scenarios

Existing Conditions

Northeast Axonometric View

55

Modeling Scenarios



56

Modeling Scenarios



57

Modeling Scenarios



58

Modeling Scenarios



59

Modeling Scenarios



Modeling Scenarios: Site-Section Key

60

A

A

B

B

61

Modeling Scenarios: Site Cross Section| A-AExisting

11th

StreetFairfax Dr.

(wb)

Westview Phase I


HMRMU – Base 1

Arlington Square Office


Westview Phase IIWestview Phase I

11th

StreetFairfax Dr.

(wb)

11th

StreetFairfax Dr.

(wb)

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 OfficeWestview Phase IWestview Phase II

11th

StreetFairfax Dr.

(wb)

11th

StreetFairfax Dr.

(wb)Arlington Square OfficeWestview Phase IWestview Phase II




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


HMRMU – Base 1




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


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




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


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


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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11th and Vermont Streets Special General Land Use Plan (GLUP) … · 2017. 3. 30. · 1. Potential...

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