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750 N. Glebe Road

SP #440, Mazda Block

CPHD – PlanningSPRC Meeting #1November 18, 2015*Edited 11/19/2015

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Part OneExisting Conditions and Context

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Location

SITE

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Urban Form – Ballston

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Urban Form – Clarendon

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Urban Form

LEGENDBuilding heightBuilding footprintDensity

BALLSTON POINTE+/- 152 feet+/- 31,000 sq. ft. 3.61 FAR

MACY’S+/- 114 feet750 N. Glebe (Proposed)

+/- 156 feet+/- 94,500 sq. ft. 4.5 FAR

672 FLATS+/- 85 feet+/- 31,000 sq. ft.4.2 FAR

THE ELLIPSE E. +/- 158 feet+/- 25,000 sq. ft.3.23 FAR

THE ELLIPSE W. +/- 158 feet+/- 26,000 sq. ft. 3.23 FAR

ARLINGTON GATEWAY+/- 170 feet+/- 30,000 sq. ft.3.91 FAR

PECK BLD. +/- 154 feet+/- 40,000 sq. ft. 3.0 FAR

JORDAN MANOR+/- 49 feet+/- 25,000 sq. ft.

BALLSTON QUARTER+/- 260 feet3.49 FAR

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Block Structure

+/-360 ft.

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Block Structure

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Communities

BLUEMONT CIVIC ASSOCIATION

BUCKINGHAM CIVIC ASSOCIATION

ASHTON HEIGHTSCIVIC ASSOCIATION

BALLSTON-VIRGINIA SQUARE CIVIC ASSOCIATION

Townes of Ballston HOA

Ballston Mews I HOA Courts of

Ballston HOA

BallstonPlace HOA

Ballston Mews II HOA

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Planning Context

North Quincy Street Plan Addendum

BALLSTON SECTOR PLAN

SITE

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Ballston Sector Plan & Land Use Studies

• Ballston Sector Plan, 1980—No recommendations made for West side of Glebe Road

• West Ballston Land Use Study– 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”

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GLUP

• High-Medium Residential Mixed-Use– Purpose: To provide

transitional zone between higher density uses and lower density residential areas.

– Adopted: To provide a suitable land use designation for R-C

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Zoning

C-O-2.5

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GLUP: High-Medium ResidentialMixed-Use

R-C(Adopted 1979)

RA-4.8(Adopted 1962; Redrafted 1982)

Purpose To provide

transitional zone

between higher

density uses and

lower density

residential areas

• High-medium density residential

development while also providing for a

mixed-use transitional area

• For use in Metro station areas within

a ¼ mile radius of the Metro station

entrance and designated HMRMU

• Multiple-family dwelling development at

moderate densities and high-rise

multiple family dwelling redevelopment

• Site shall be designated “high-

medium” residential or other

comparable designation

Uses • Residential and

mixed use

• Associated office

and retail

• Residential

• Public, civic and institutional

• Office, business professional

• Retail, service (first floor only)

• Residential

• Public, civic and institutional• Retail, service, office, and business

professional (street level)

MaxHeight*

Not provided 95 feet (+16 feet penthouse + 8 feet

mechanical)

136 feet (inclusive of penthouse)

Max FAR**

Up to 3.24 FARincluding associatedoffice and retailactivities

3.24 (including commercial uses which

may not exceed 0.62 SF of GFA per 1.0 SF

of GFA of apartment)*

3.24 (including max 0.5 FAR street level

sales and service)

Open Space

N/A 10% Landscaped Open Space 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 Districtlists 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 beapproved, with bonuses to the amount which fits into the building envelope created by the height limitation.

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Arlington County Retail Plan

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Part TwoStaff Analysis

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Rezoning

• Rezone site from “C-2,” “R-5,” and “RA8-18” to “RA4.8”

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Rezoning

• LRPC Meeting April 20, 2015 determined that:– The subject site could be

rezoned to RA4.8 under the current GLUP;

– But deferred to SPRC the question of whether it should be rezoned to RA4.8 given the specific site constraints

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RezoningSITE AREA: 121,574 square feet

Zoning District R-C RA4.8

Max Height 95 feet 136 feet

BASE PROPOSED BASE PROPOSED

FAR

Residential GFA

Commercial GFA

Total GFA

3.24 FAR 4.5 FAR 3.24 FAR 4.5 FAR

243,148 sq. ft. 478,898 sq. ft. 333,113 sq. ft. 478,898 sq. ft.

150,752 sq. ft. 68,185 sq. ft. 60,787 sq. ft. 68,185 sq. ft.

393, 900 sq. ft. 547, 083 sq. ft. 393, 900 sq. ft. 547, 083 sq. ft.

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Site Plan

• 12-story building w/156 ft. building height• 547,083 sq. ft. GFA (4.5 FAR)• 483 residential units • 68,185 sq. ft. retail GFA (including ~42,000 sq. ft. grocery

store)• 760 parking spaces

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Site Area

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Density

• Site Area = 121,574 sq. ft. (2.79 ac.)• Proposal = 4.5 FAR

– 3.24 FAR base density (393,900 sq. ft.)– 1.26 FAR bonus:

• LEED Gold = .4 FAR (48,630 sq. ft.)• Energy Star = .1 FAR (12,157 sq. ft.)• Affordable Dwelling Units = 23.46% (92,396 sq. ft.)

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Modifications

• Ground floor retail FAR (proposed .56 FAR)• Bonus height (20 additional feet)• Bonus density

– ADU – 23.5% – LEED Gold (.4 FAR)– Energy Star (.1 FAR)

• Exclusions– Storage and mechanical rooms– Above-grade mechanical shafts

• Permitted Uses**Vehicle Sales, Leasing, and Rental Facilities are not permitted in either RA4.8 or R-C; a Zoning Ordinance Amendment will bebrought forward to ZOCO in January, 2016 to study permitting this use in the County’s Commercial/Mixed-Use districts.

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Preliminary Issues

Minimize the impacts of large curb cuts on Seventh Street North

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Preliminary Issues

Provide for pedestrian movement through the blockas an alternative to Seventh Street North

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Preliminary Issues

Break up long expanse of building mass along North Glebe Roadand Wilson Boulevard

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Preliminary IssuesCreate residential form and function along North Tazewell Street

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Preliminary Issues

Introduce more publicly accessible, usable open space

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Questions?

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N. Quincy St. Plan Addendum