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GLUP Amendment, Rezoning, and Site Plan

SP #447, 11th & Vermont

Department of Community Planning, Housing, and DevelopmentSite Plan Review Committee October 19, 2017

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Presentations

1. Introduction – staff 2. Overview of site context – staff3. Overview of policy background – staff4. Evaluation of proposed site plan – staff 5. Introduction to proposed site plan – applicant

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Review of Process

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Site Plan Review Process

GLUP Study

Objective assessment of proposed GLUP amendment in the context of the County’s long-term planning principles and goals

Site Plan

Special Exception entitlement process

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Site Plan Review Process

GLUP StudyBoard Resolution:• Staff study of property per the County’s

long-term policies and goals;• The change advances the County’s

policies to implement TOD in proximity to metro stations, is consistent with adopted policy documents for the area, and accomplishes the harmonious development of the County and promotes the goals of the GLUP

Site Plan Board Ordinance:• Substantially complies with adopted

plans, policies, and zoning as modified by CB;

• Functionally relates to structures permitted in the district and not injurious or detrimental to property improvements in the neighborhood;

• So designed and located that the health, safety, and welfare will be promoted and protected

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Site Plan Review Process

GLUP Amendment • Evaluates the appropriateness of

requested GLUP Change• Evaluates possible alternative GLUP

categories or patterns as appropriate

Site Plan • Evaluates a specific development

proposal • Review of whether proposed height and

density is appropriate for the subject site• Architecture, massing, landscaping, open

space, historic preservation, circulation, transportation network, utilities, construction issues, etc. are commonly assessed during site plan review

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Context Urban Form, Connectivity, etc.

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Existing Conditions

N. Moore StreetN. Vermont Street

11th

Stre

et N

.

Site Area: 55,667 sq. ft. • NORTH BLOCK – 19,250 sq. ft.• SOUTH BLOCK – 36,417 sq. ft.

Existing Conditions:• Three-story church

structure (1976) and Montessori school (south block),

• surface parkinglot and tot lot (north block)

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Urban Form

Mid-rise buildings8-9 stories transitioning to 3-4 stories

Townhouses3-4 stories

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Connectivity

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Density

11th & Vermont(SOUTH BLOCK)

3.13 FAR

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Policy BackgroundLand Use, Zoning, Transportation

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Land Use and Zoning

R-5

R15-30T

“Low-Medium” Residential(16-36 units per acre)

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Ballston Sector Plan – 1980 Guidance for N. Ballston Infill:• Effective transition through the use of:

• Plant materials• Tapering and building heights • Balconies• Open spaces• Topography • Walls• Fencing

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Master Transportation Plan

Residential/Commercial Local Neighborhood Streets

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Special GLUP Study

• 3 LRPC meetings • Advertised by the County Board

June 17, 2017 • Change GLUP from “Low-Medium”

Residential to “High-Medium” Residential Mixed-Use for middlethird of blocks between Fairfax and 11th

• Add new GLUP Note #25 describing development form vision for this area: Complete transition from 8 story residential to the south to 3-4 stories to the north

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Special GLUP Study

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Special GLUP Study

Issues left to Site Plan Review:• Building Height (6-7 stories

discussed)• Specific transition details• Building massing & sculpting • Building placement and separation • Inclusion and location of open

space

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Site Plan EvaluationPreliminary Issues

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Redevelopment Proposal • Reclassify GLUP on south block from “Low-Medium” Residential to “Low-

Medium” Residential and “High-Medium” Residential Mixed Use. • Rezone south block from R-5 to R-C• Final site plan to redevelop the two blocks with residential uses:

– North Block: 12 townhouse units • 24 parking spaces + 5 visitor spaces• 27.27 du/ac • 4 story townhouses

– South Block: 73 units (14 townhouse units and 59 multifamily units)• 124 spaces• 3.155 FAR • 4 story townhouses + 7 story multifamily building

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Redevelopment Proposal

*No modifications of Zoning Ordinance standards proposed

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Site Plan Benefits and Infrastructure

• LEED Silver – 51 Points• Public Art Contribution• Utility Fund Contribution• Base ADU Contribution• Streetscape improvements

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Preliminary Issues

Compliance with GLUP Study Guidance:• Building placement• Deliberate transition to the north

77 feet

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Preliminary Issues

North Block site design and open space:• Building placement and site

design/layout – “Floating” townhouse rows– Reduction of impervious surface – Treatment of eastern property

line • Open space

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Questions?