Update on Zoning Analysis

Transcription

1 Update on Zoning Analysis HCDAG Meeting February 28, 2018

2 Poverty Rates by Census Tracts Zoning Districts Every property in the Housing Conservation District is zoned for RA (Residential Apartment) development. The County has 4 RA zoning districts and each permits different land uses and building heights. Housing Conservation District areas are either zoned: RA14-26, RA8-18, or RA6-15 2

3 Poverty Rates by Census Tracts RA14-26 PERMITTED USES: ONE-FAMILY DETACHED SEMI-DETACHED DUPLEX MULTIPLE-FAMILY DENSITY: 24 DWELLING UNITS PER ACRE BUILDING HEIGHT: 35 FEET 3.5 STORIES LOW-MEDIUM GLUP DESIGNATION 3

4 Poverty Rates by Census Tracts RA14-26 WESTOVER LEGEND HCD Boundary Established Planning Corridors JEFFERSON DAVIS CORRIDOR ARLINGTON RIDGE- LONG BRANCH CREEK FAIRLINGTON DENSITY: 24 DWELLING UNITS PER ACRE BUILDING HEIGHT: 35 FEET 3.5 STORIES LOW-MEDIUM GLUP DESIGNATION 4

5 Poverty Rates by Census Tracts RA8-18 PERMITTED USES: ONE-FAMILY DETACHED SEMI-DETACHED DUPLEX MULTIPLE-FAMILY DENSITY: 36 DWELLING UNITS PER ACRE BUILDING HEIGHT: 40 FEET 4 STORIES LOW-MEDIUM GLUP DESIGNATION 5

6 Poverty Rates by Census Tracts RA8-18 LEEWAY OVERLEE WAVERLY HILLS JOHN M. LANGSTON SPOUT RUN- LYON VILLAGE NORTH HIGHLANDS EAST LEGEND LYON PARK SOUTH PENROSE HCD Boundary Established Planning Corridors JEFFERSON DAVIS CORRIDOR ARLINGTON RIDGE- LONG BRANCH CREEK DENSITY: 36 DWELLING UNITS PER ACRE BUILDING HEIGHT: 40 FEET 4 STORIES LOW-MEDIUM GLUP DESIGNATION 6

7 Poverty Rates by Census Tracts RA6-15 PERMITTED USES: ONE-FAMILY DETACHED SEMI-DETACHED DUPLEX MULTIPLE-FAMILY DENSITY: 48 DWELLING UNITS PER ACRE BUILDING HEIGHT: 60 FEET 6 STORIES MEDIUM GLUP DESIGNATION 7

8 Poverty Rates by Census Tracts RA6-15 WAVERLY HILLS NORTH HIGHLANDS EAST NORTH HIGHLANDS WEST LEGEND LYON PARK NORTH HCD Boundary Established Planning Corridors JEFFERSON DAVIS CORRIDOR FAIRLINGTON DENSITY: 48 DWELLING UNITS PER ACRE BUILDING HEIGHT: 60 FEET 6 STORIES MEDIUM GLUP DESIGNATION 8

9 Zoning Context Central Arlington Poverty Rates by Census Tracts LEEWAY OVERLEE JOHN M. LANGSTON WAVERLY HILLS SPOUT RUN- LYON VILLAGE NORTH HIGHLANDS EAST NORTH HIGHLANDS WEST LEGEND WESTOVER LYON PARK NORTH LYON PARK SOUTH HCD Boundary Established Planning Corridors PENROSE 9

10 Poverty Rates by Census Tracts Zoning Context South Arlington JEFFERSON DAVIS CORRIDOR LEGEND ARLINGTON RIDGE- LONG BRANCH CREEK SHIRLINGTON- FAIRLINGTON HCD Boundary Established Planning Corridors 10

11 Requirements for Semi-Detached Dwellings Poverty Rates by Census Tracts 56% maximum lot coverage Minimum 3,500 SF Lot Minimum 3,500 SF Lot foot setback (depending on building height) 1 parking space (2 if on a cul-de-sac) Single building; 2 lots 1 dwelling unit per lot 1 dwelling unit per lot 11

12 Existing Semi-Detached Dwellings Poverty Rates by Census Tracts Examples in Lyon Park South and Penrose Minimum 3,500 SF Lot Semidetached homes exist on 2,100 SF lots Based on preliminary analysis, many lots are nonconforming for: Lot width Lot area Setbacks Provide important missing middle housing options 12

13 Requirements for Duplex Dwellings Poverty Rates by Census Tracts 56% lot coverage foot setback (depending on building height) Minimum 7,000 SF Lot 1 parking space (2 if on a cul-de-sac) 2 dwelling units per lot Building has all exterior characteristics of a single-family home 13

14 Requirements for Multiple-Family Dwellings Poverty Rates by Census Tracts 56% lot coverage Minimum 7,500 SF Lot For buildings with 200 units or fewer: parking spaces per unit 3 or more dwelling units For buildings with more than 200 units: parking spaces per unit 14

15 Requirements for Multiple-Family Dwellings Poverty Rates by Census Tracts Setbacks depend on building height Between 10 and 24 feet for side and rear setbacks RA14-26 RA8-18 RA6-15 ZONE PERMITTED DENSITY MAXIMUM DENSITY on a 7,500 SF LOT RA dwelling units per acre 4 dwelling units RA dwelling units per acre 6 dwelling units RA dwelling units per acre 8 dwelling units 15

16 Existing Multiple-Family Dwellings Poverty Rates by Census Tracts Many are nonconforming for: Parking Density Setbacks Lot Coverage Building height 16

17 Refining the Scope for Zoning Incentives Poverty Rates by Census Tracts Phase I of the HCD identified potential zoning incentives for multiplefamily lots: TIER 1 TIER 2 TIER 3 The HCD, however, includes a mix of one-family, two-family, and multiple-family lots that are all zoned for apartment densities. 17

18 Refining the Scope for Two-Family Dwellings Poverty Rates by Census Tracts Phase II of the HCD should expand to consider additional incentives, recognizing that: zoning requirements may also prevent or discourage investment in the existing stock of two-family housing. zoning requirements may discourage the construction of new missing middle housing types on smaller lots. These incentives may take shape as: new zoning standards for semi-detached housing. new allowances to build missing middle housing types on smaller lots. 18

19 Refining the Scope for Multiple-Family Dwellings Poverty Rates by Census Tracts Phase I introduced 3 tiers of multiple-family incentives, ranging from renovation to full redevelopment. These were based on current density requirements. HCD incentives will be voluntary Owners can choose to develop by-right or use HCD tools, suggesting that: Projects using HCD tools will coexist with by-right development. Development permitted through the HCD should be compatible with by-right development. The three HCD zoning districts produce different by-right building forms, owing to their varying height and density allowances. HCD incentives should focus on building form to maintain compatibility. 19

20 Poverty Rates by Census Tracts Refining Tier 1 Incentives Unlikely that bump-out additions will appeal to many owners. By focusing on building form, may be able to move away from fixed density requirements. An updated Tier 1 would encourage owners to maximize use of existing apartment buildings. Allow owners to transform underutilized spaces into housing. Consider maximum or minimum unit sizes. Subdivide a larger unit Add English basement units Provide parking for net new number of units 20

21 Poverty Rates by Census Tracts Refining Tier 2 Incentives Due to costs and complexities, major additions to existing buildings are unlikely. Infill (new construction) may be more cost-effective. Given size and placement of existing apartments, most infill buildings will need to fit into small areas of vacant/underutilized land. Smaller areas of land = smaller buildings = missing middle typologies. Some lots/contexts may accommodate more mid-rise building typologies. Depending on lot size/context, Tier 2 would allow property owners to infill missing middle and/or mid-rise housing on existing apartment lots. 21

22 Poverty Rates by Census Tracts Refining Tier 3 Incentives If redevelopment is to occur, HCD building typologies would be the most appropriate replacement. County would pursue dedicated affordable housing in exchange for more flexible building typology parameters. 22

23 Poverty Rates by Census Tracts Next Steps in Zoning Incentives Identify HCD building typologies for infill and redevelopment. Develop zoning parameters for those typologies. Refine affordability requirements. 23

24 Poverty Rates by Census Tracts Missing Middle Building forms Image source: Opticos Design 24

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31 Image source: Opticos Design

32 Multiple-family Apartment Owner Meetings Thursday, March 1, :00 PM to 8:30 PM Ellen Bozman Government Center/Courthouse Plaza 2100 Clarendon Boulevard Room 311 (3 rd Floor) Wednesday, March 7, :00 to 3:30 PM Ellen Bozman Government Center/Courthouse Plaza 2100 Clarendon Boulevard Lobby Rooms C&D (Cherry and Dogwood) 32

33 Upcoming Public Events Lee Highway Alliance Educational Forum March 10, 9:30 to 11:30 AM (Saturday) Russell Building 4620 Lee Highway Housing Conservation District Open House March 12, 6:00 to 9:00 PM (Monday) Drop-in event with presentations at 6:30, 7:30 and 8:30 Walter Reed Community Center th Street South 33

34 Poverty Rates by Census Tracts Next HCD Advisory Group Wednesday, March 28, :00 to 9:30 PM Ellen Bozman Government Center/Courthouse Plaza 2100 Clarendon Boulevard Lobby Rooms C&D (Cherry and Dogwood) 34