Falls Church Development Property Available for Purchase Ed Cave

Transcription

1 Falls Church Development Property Available for Purchase

2 TABLE OF CONTENTS I II III IV V VI PROJECT OVERVIEW MASTER PLAN THE PROPERTY Aerial Photographs Ground Photographs Regional/Local Area Maps CONCEPTIUAL DESIGN Elevations Floor Plates CURRENT AREA DEMOGRAPHICS RELATED

3 PROJECT OVERVIEW Location: Located at the corner of Park Avenue and North Lee Street, this project is ideally situated between two metro stations, West and East Falls Church Metro Stations, and is walking distance to the downtown district of the City of Falls Church. Environmentally, the project will promote the use of Metro and GEORGE bus for transportation needs. Local shops and services on the main level of the proposed building will serve to further encourage less dependence on cars. Socially, this proposed project will serve to extend the goals set forth in the comprehensive plan with regard to creating a more pedestrian friendly environment. A Mix of Uses: The project will include a balanced mix of uses. It will provide approximately 10,000 square feet of retail/professional retail space on the ground level. In addition to the retail space, the building will house 80,000 square feet of premier class A commercial office and/or Multi-Family residential space on floors 2-5. The location and the proximity to two local metro stations will capitalize upon ways of increasing pedestrian foot traffic. Many sought after businesses can be located within walking distance of residential areas creating a Town Center environment. The following are a few highlighted proposed features of the project: Underground parking with easy access to the building through a lobby and two elevators. Surface parking with easy access to the retail and shop spaces. Parking areas designated for taxicabs, carpools and Flex/Zip car rentals. Class A Office and/or Multi-Family residential units. Bike rack/storage in the underground parking area.

4 PROJECT OVERVIEW (Cont d) Retail Space The retail space can be marketed to local or regional tenants who can provide goods and services that will address the convenience needs of the neighborhood and local residents. The following is a general sampling of targeted uses: A white tablecloth Restaurant with indoor and out door sitting European Gourmet Store (with prepared foods, coffee, wine, cheese, etc) to serve the neighborhood with indoor and outdoor sitting. Real State office Bank branch Interior design/ decorator Art gallery Dry cleaner pick up / drop off Office Space The office lobby could have easy pedestrian access as well as direct elevator access to dedicated parking spaces in the parking structures. The office space would be designed to attract a wide variety of office users seeking spaces from 1,000 square feet to 19,000 square feet in a class A building. Multi-Family Residential Units The residential lobby would allow easy pedestrian access through a private entrance with direct elevator access to dedicated parking spaces in the parking structures. Rental residential units designed in one and two bedroom models would feature class A finishes and upscale amenities.

5 MASTER PLAN The Palatium, 120 N. Lee Street An application for a conditional rezoning of approximately 30,000 square feet of land area on the corner of Park Avenue and N. Lee Street has been submitted to the City of Falls Church. The application proposes to rezone the property from the T-1 District to the B-1 District to allow a five-story building with restaurant and retail uses on the first floor and office/multi-family uses on floors two-five. The application was presented at a joint worksession of City Council and the Planning Commission on Feb. 2, The application was reviewed by the Planning Commission during a worksession on April 20, The application is available for review in the Planning Division, which is open from 8 a.m. to 5 p.m., Monday through Friday. Staff contact is Elizabeth Perry, Senior Planner, The application has been filed by Espinzar, LLC, 120 North Lee Street, Falls Church, VA 22046, The architect is Heffner Architects PC, Montgomery Street, Alexandria, VA 22314, The engineer is Walter L. Phillips, Inc., Park Avenue, Falls Church, VA 22046,

6 MASTER PLAN AREA 4 The Village Section The Village Section extends along West Broad Street from Little Falls Street to near Spring Street and has several vacant and underutilized properties. It contains a variety of commercial and residential uses housed in an assortment of building styles ranging from large office buildings, large residential condominium and retail buildings, to individual restaurants or to single-family houses converted to office or retail establishments. Zoning in this area is concentrated in the T-1 (transitional) and B-1 (limited business) districts. The three residential condominium/retail/office projects approved since 2000 have started a pattern of large mixed-use development in this area. The first of these mixed-use projects, The Broadway condominium, office, and retail redevelopment project was completed in The Byron and Spectrum projects are expected to be completed in Land Use and Economic Development 61 The "Mixed-Use" and "Business" land use categories are recommended for the Village section to achieve a mixture of residential, office, and other low intensity commercial uses. Low traffic-generating office, residential, service uses, and lower volume retail uses are recommended for this area to revitalize it, but also to aid in breaking up the continuum of heavily trafficked uses in the Broad Street corridor. Development in this area should be consistent with the City s Design Guidelines. The consolidation of small lots in certain locations in the Village section would facilitate the redevelopment of underutilized properties, particularly the singlefamily homes that are currently used as businesses on West Broad Street. These small buildings could be enlarged or replaced with medium-density structures or rows of attached, townhouse- style, commercial development. There is also some capacity for infill development in this area. A small area of vacant land exists on the north side of West Broad Street in the 700 block.

7 MASTER PLAN (Cont d) New development in this area should be compatible with residential development on Park Avenue and commercial uses fronting on Broad Street. In the 1997 Comprehensive Plan, several lots designated as "Low Density Residential" between Spring and Lee Streets were amended to the "Transitional" future land use category. This change was made in order to widen the very narrow swath of land on the south side of West Broad Street that was available for commercial use, and therefore very difficult to redevelop. In the 2005 Comprehensive Plan additional changes are being made to the Future Land Use Map in this area to allow for even slightly greater commercial redevelopment opportunities. Change number 7 in Figure 4-14 represents this change in future land use designation from "Low Density Residential (4.0) to "Transitional" on four lots between South Spring and South Lee Streets. In the future, minor adjustments to commercial land areas adjacent to commercial corridors may be made to accommodate changing commercial market conditions. Future land use change number 6 in Figure 4-14 is associated with a small area of land that lies directly across from the City Hall/Cherry Hill complex on Park Avenue. In the 1997 Comprehensive Plan it was designated as "Transitional" on the Future Land Use Map, and yet the City would consider small scale retail uses appropriate for this location. For this reason the designation for the area has been modified to "Business". Development in the Village section should also achieve the following land use and design goals: Consolidate parcels to create potential for larger scale and mixed-use development; Consolidate entrances; Create ground floor retail in multi-story buildings; Create a recognizable and functional commercial and residential neighborhood along this portion of West Broad Street; Achieve a better balance of mixed-uses to strip commercial- style uses; Create development that is pedestrian-oriented;

8 MASTER PLAN (Cont d) Locate buildings close to West Broad Street and Park Avenue.; Screen parking areas, preferably in the rear or in structured facilities; Create signage that is complementary; Develop minimum and maximum building heights; and Achieve consistent architectural goals (building materials, window types, roof overhangs, roof pitch, and porches). From the Falls Church Comprehensive Plan Figure 4-14 Amendment 7

9 THE PROPERTY

10 THE PROPERTY

11 THE PROPERTY Existing Property data The existing property is a combination of three parcels located at the corner of Park Avenue and North Lee Street. The three parcels are: Parcel North Lee Street 14,774 square feet Parcel Park Avenue 9,246 square feet Parcel Park Avenue 5,829 square feet Total area is 29,849 square feet ( acres). Current zoning Parcel Parcel Parcel T-1 Transitional T-1 Transitional T-1 Transitional Current Use Parcel Parcel Parcel Office space Office space Parking lot for the offices Allowed Uses Under Current Zoning T-1 allows uses such as professional offices, parking lots, churches, and various residential uses. A mixed-use development is allowed by-right under T- 1 designations; however, the governing MUR regulation (38-34) requires a minimum lot size of 2.5 acres. These parcels are already qualified for rezoning and a mixed-use development according to the City of Falls Church future land use map.

12 THE PROPERTY Proposed Property data The existing property is a combination of three parcels located at the corner of Park Avenue and North Lee Street. The three parcels are: Parcel North Lee Street 14,774 square feet Parcel Park Avenue 9,246 square feet Parcel Park Avenue 5,829 square feet Total area is 29,849 square feet ( acres). Proposed zoning Parcel Parcel Parcel B-1 Business District B-1 Business District B-1 Business District Current Use Parcel Parcel Parcel Office\Retail\Multi-Family Office\Retail\Multi-Family Office\Retail\Multi-Family Allowed Uses Under Current Zoning B-1 allows uses such as professional offices, hotels, retail, and multi-family residential uses. A mixed-use development is allowed by-right under B-1 designations. These parcels are already qualified for rezoning and a mixed-use development according to the City of Falls Church future land use map.

13 ZONING DIVISION 9. B-1, LIMITED BUSINESS DISTRICT Sec Principal uses permitted by right. Principal uses permitted by right in the B-1, limited business district are as follows: (1) Public buildings and facilities. (2) Institutions for human care. (3) Clinics. (4) Hotels, motels. (5) Business and professional offices, including medical and dental. (6) Offices for medical, dental and optical laboratories and offices for operations devoted exclusively to scientific research. (7) Churches, parish houses, and similar religious facilities. (8) Restaurants. (9) Inns, bed and breakfasts. (10) Private, noncommercial clubs, lodges, and recreational or community facilities. (11) Museums. (12) Group homes for mentally ill, mentally retarded, developmentally disabled or handicapped persons. Mentally ill, mentally retarded, developmentally disabled or handicapped shall not include current illegal use of or addiction to a controlled substance as defined in Code of Virginia, or as defined in section 102 of the Controlled Substance Act (21 USC 802). The term, "handicapped" is defined hereby incorporating by reference the definition in Federal Fair Housing Amendments Act of 1988 and in regulations (24 CFR 14, et al.) duly adopted under Fair Housing Amendment Act. Group homes for which the Department of Mental Health, Mental Retardation and Substance Abuse Services is the licensing authority, pursuant to the Code of Virginia, shall be deemed to be a group home permitted by right. (13) Parking lots, subject to site plan review by the planning commission. (14) Schools and day care facilities complying with the provisions of the state code. (15) The following retail business and service establishments, provided that all business, service, fabrication, preparation or processing shall be conducted entirely within an enclosed building, and that all goods shall be only for retail sale on the premises: Food stores, beverage stores, drugstores, bakeries, confectioneries, self-service laundries, laundry or cleaning depots, shoe repair shops, barbershops or beauty salons, clothing stores, variety stores, gift shops, studios, banks, antique shops, jewelry stores, florists, photo shop, music stores, bookstores or stationery stores, appliance stores, office equipment stores, furniture stores, hardware stores, garden supply stores, mortuaries, department stores, theaters and any other retail and service uses determined by the zoning administrator to be consistent with uses permitted in this subsection. (16) Assisted living facilities. (17) Mixed-use redevelopments, as permitted and regulated in article V, division 5 of this chapter. Sec Conditional uses permitted by special use permit. Conditional uses permitted by special use permit in the B-1, limited business district are as follows: (1) Outdoor display, when incidental to a permitted principal use, subject to the following conditions and any other applicable condition within section : The purpose of this subsection is to promote pedestrian activity and otherwise enliven the city's commercial districts by permitting outdoor display areas that are accessory to a store's indoor business and that are attractively arranged so as to be appealing to casual shoppers, subject to the following: a. If a site plan is on file for this property, the area permitted for the outdoor use shall be shown on a revised plan; or, alternatively, where there is no site plan on file, a plot plan may be substituted which addresses the information required in sections and b. The appropriateness of the outdoor use shall be determined by such factors as: 1. Area and extent of the use compared to the extent of the interior use. 2. Type and appearance of structures, if any, to be constructed to shelter the outdoor use. 3. Hours of operation of the outdoor use. 4. Lighting, noise and other factors affecting adjacent properties. (2) Group homes not otherwise permitted by right.

14 ZONING (Cont d) (3) Adult bookstore or adult motion picture theater, subject to the following conditions, with it duly noted that nothing contained herein shall be construed in any way to limit the application of any state statute relating to obscenity or relating to distribution of such materials to juveniles: a. Such use shall be located 1,000 feet or more from residentially zoned or residentially used property. b. Such use shall be located 1,000 feet or more from the lot line of any school, church, park or other property used for recreational, public or eleemosynary purposes. c. No two or more locations of these activities shall be closer than 1,000 feet from each other. (4) Drug paraphernalia establishments, subject to the following conditions, with it duly noted that nothing contained herein shall be construed in any way to limit the application of any state statute relating to these matters: a. Shall be located 1,000 feet or more from residentially zoned or residentially used property. b. Shall be located 1,000 feet or more from the lot line of any school, church, park or other property used for recreational, public or eleemosynary purposes. c. No two or more locations of these activities shall be closer than 1,000 feet from each other. (5) Amusement arcade, as a principal or accessory use, subject to the following conditions: a. There shall be at least 1,000 feet between the boundaries of such uses. b. Such use shall not be located closer than 1,000 feet to any church or to any school, public or private, that provides education to children under the age of 18, measured from the boundaries of each use. c. Such use shall not be located closer than 100 feet to any R district boundary, unless the entrances and parking area for such use are located on the far side of a building from an R district, such that the building completely blocks the line of sight from the R district to the entrances and parking area for such use. d. Such use shall be operated in accordance with an operations plan approved by the board of zoning appeals which specifies: 1. Procedures to preclude gambling, littering and loitering; 2. The hours of operations; 3. Number of amusement machines; 4. Presence of other uses, if any; and 5. The number of adult attendants on the site during hours of operation. e. The size of the arcade, the number of amusement machines, presence of accessory uses or activities, if any, and the hours of operation shall be compatible with and shall not adversely affect the adjacent area, the general safety or the public welfare. f. The proposed exterior appearance of the building within which such use is to be located shall be subject to review and recommendation by the architectural advisory board. g. Off-street parking for such use shall be provided in the amount of one space per two amusement machines available for use by patrons. In addition, a secure and convenient bicycle rack shall be provided on the site, unless the amusement machines are not available to persons under the age of 18 years. (6) Dry cleaning or laundry establishment, other than a depot or self-service laundry; provided that: a. The operation of such establishment shall not release hazardous amounts of chemicals into the environment. b. Such establishment shall, in terms of its size and the nature of its operations, be compatible with the uses permitted by right in the district in which it is located. (7) Satellite television antenna or ground-mounted conventional television or radio antenna, as permitted and regulated in article V, division 9 of this chapter. (8) The assembling by solder process of miniaturized computer and communications equipment. (9) Temporary uses, in anticipation of development or redevelopment of permanent improvements in accordance with the adopted master plan, subject to the following conditions, in addition to any other conditions that may be applicable by virtue of article V, division 7 of this chapter: a. The owner or contract-owner (applicant) shall provide with his application, information in writing setting forth the applicant's plans for permanent development. The written statement must also set forth why the proposed temporary use will not impair, impede or delay the plans for permanent development or redevelopment.

15 ZONING (Cont d) b. Such temporarily use may include one or more of the following activities, conducted indoors or outdoors: 1. Parking lot. 2. New vehicle storage lot. 3. Nursery. 4. Sale of garden and landscape materials. 5. Sale of produce and seasonal items, and other similar uses. c. A site plan for the temporary use shall be submitted with the application for special use permit. The planning commission may waive or reduce any of the site improvement requirements set forth in article V, divisions 2 and 7 of this chapter, when such waiver or reduction is deemed necessary. Such waiver or reduction shall be clearly related to the temporary nature of the use and shall not adversely affect the public health, safety or welfare. d. A special use permit for a temporary use as set forth in this subsection may be granted for up to five years. Approval exceeding an 18-month period shall be based on specific site considerations, including the improvements and/or expenditures necessary for the temporary use. Renewals, in increments of up to five years, may be granted by the board of zoning appeals following recommendation by the planning commission. (10) Drive-through or drive-through facility. For additional supplementary regulations, see section (11) Temporary shelters, with the following restrictions: a. Shelters may operate only on nights between November 1 and March 31. b. All persons admitted to shelters must be referred by the intake staff of a licensed county shelter. c. No persons can be admitted to shelters after 9:00 p.m., unless accompanied by a member of the staff of a county shelter or a public human services agency or by a local law enforcement officer; every person in a shelter must leave by 8:00 a.m. d. Transportation by van or other similar means that is sufficient for all persons admitted must be provided both to and from the shelters. e. A total of no more than 30 homeless persons may be served by all shelters in the city on any single night. f. No persons who are under the influence of alcohol or drugs can be allowed in the shelters. g. All health, safety and fire codes must be met. h. Any standards applicable to county shelters with regard to staff/client ratio, level of staff training, procedures for monitoring clients while at the shelter, and resources available for cases of emergency shall also apply as a minimum standard to every shelter in the city. Sec Special exceptions. City council may, by special exception, modify the requirements of this division, for the B-1, limited business district to allow: (1) Residential development within mixed-use development projects. The following shall also apply to the residential special exception: a. A height bonus of up to 30 feet may be granted by the city council, if the city council determines that the project is exemplary in terms of conformance with the criteria in section 48-90(d)(1) and (2); and the bonus shall significantly assist in conformance with section 48-90(d)(2) and (3). Maximum height shall not exceed 85 feet. The height of all structures that abut an R district must be tapered to be compatible with the maximum heights permitted in the abutting R district, taking into consideration the height of existing buildings in that area. The upper stories of structures should be stepped back to be compatible with the maximum by-right height permitted within the B district in which the structure will reside. b. A height bonus of up to 30 feet may be granted by the city council for certain preferred uses. These uses must be located on the primary street frontage portion of structures. These uses may include, but are not limited to entertainment uses, health clubs open to the public, theaters, art galleries, antique stores, clothing stores, and restaurants with outdoor dining facilities, and will be incorporated into the special exception conditions. Maximum height shall not exceed 85 feet. The height of all structures within a special exception project that abut an R district must be tapered to be compatible with the maximum heights permitted in the abutting R district, taking into consideration the height of

16 ZONING (Cont d) existing buildings in that area. The upper stories of structures should be stepped back to be compatible with the maximum by-right height permitted within the B district in which the structure will reside. c. The city council may identify certain uses that will not be encouraged in the primary street frontage portion of the first floor of the required commercial component for each application. These uses may include, but are not limited totravel agencies, insurance agencies, nail salons, laundromats, mortuaries, and offices for financial advisers, consultants, dentists, doctors, and realtors. d. The retail component of projects, shall be located adjacent to major thoroughfares or designated shopping streets, on the first or second floor of structures, but may extend to upper floors. e. All structures containing residential uses shall be a minimum of three stories in height. (2) A height bonus of up to 30 feet may be granted by the city council for projects composed solely of commercial uses. Maximum height shall not exceed 85 feet. The height of all structures within a special exception project that abuts an R district must be tapered to be compatible with the maximum heights permitted in the abutting R district, taking into consideration the height of existing buildings in that area. The upper stories of structures should be stepped back to be compatible with the maximum by-right height permitted within the B district in which the structure will reside. Sec Conditions applying to permitted uses. Along any side or rear lot line of a B-1, limited business district adjoining an R district there shall be provided a buffer in accordance with the provisions of article V, division 8 of this chapter. Sec Accessory uses permitted. Accessory uses permitted in the B-1, limited business district are as follows: (1) Uses which are customarily accessory and incidental to any permitted principal use, including accessory signs subject to the restrictions in article VI of this chapter. (2) Outdoor dining when extending a permitted principal indoor food sales or food service use, provided that the zoning administrator approves the location and number of seats and the manner of access. Sec Conflicting provisions. In any conflict between this division and article V, division 5 of this chapter, as applies to mixed-use redevelopments, the provisions of article V, division 5 of this chapter shall govern.

17 Parking Lot Entrance, Park Avenue Parking Lot Entrance & Current Structure from Lee Street Current Structure from Park Avenue

18 LAND USE CURRENT & FUTURE 609 Park Avenue

19 CONCEPTUAL DESIGN

20 CONCEPTUAL DESIGN: RETAIL

21 CONCEPTUAL DESIGN: OFFICE

22 CONCEPTUAL DESIGN: OFFICE/RESIDENTIAL

23 CONCEPTUAL DESIGN: RESIDENTIAL

24 CONCEPTUAL DESIGN: RESIDENTIAL Ed Cave

25 CONCEPTUAL DESIGN: PARKING

26 CONCEPTUAL DESIGN: PARKING

27 PARKING USAGE

28 CURRENT AREA DEMOGRAPHICS

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