3804 Wilson Boulevard (Staples Site) Special General Land Use Plan Study

Transcription

1 Wilson Boulevard (Staples Site) Special General Land Use Plan Study Long Range Committee of the Planning Commission Meeting May 16, 2018 Department of Community Planning, Housing and Development

2 2 Overview

3 Purpose of Tonight s Meeting 3 Briefly review what was covered at the last LRPC meeting Evaluate the new requested GLUP and Zoning categories Review the transportation analysis Receive input from the LRPC on the appropriateness of the requested GLUP amendment

4 Amendment Request 4 Initial GLUP amendment request from Low- Medium Residential to Medium Residential or Low Office-Apartment-Hotel Associated rezoning request from C-2 and RA8-18 to C-O-1.5 Applicant now requesting Service Commercial Associated rezoning request to C-TH

5 3804 Wilson in Context 5 STAPLES SITE

6 Bird s-eye from South 6 Oakland Apartments Staples 730 N. Oakland St Wilson Blvd.

7 7 Plan Guidance GLUP Adopted by County Board Zoning Ordinance Adopted by County Board Virginia Square Sector Plan Adopted by County Board Neighborhood Conservation Plans Accepted by County Board Local Historic District Designated by County Board

8 GLUP Designations 8 Existing GLUP Category Low-Medium Residential (16-36 units per acre) Proposed GLUP Categories Medium Residential (36-72 units per acre) or Low Office-Apartment-Hotel (up to 1.5 FAR for office, 72 units per acre for apartment and 110 hotel rooms per acre) or Service Commercial (Personal and business services. Generally one to four stories. )

9 General Land Use Plan (GLUP) 9

10 GLUP Development and Growth Goals Concentrate high-density residential, commercial and office development within designated Metro Station Areas in the Rosslyn-Ballston and Route 1 Metrorail Transit Corridors. 2. Promote mixed-use development in Metro Station Areas to provide a balance of residential, shopping and employment opportunities. 3. Increase the supply of housing by encouraging construction of a variety of housing types and prices at a range of heights and densities in and near Metro Station Areas. 4. Preserve and enhance existing single-family and apartment neighborhoods. 5. Preserve and enhance neighborhood retail areas.

11 Zoning Designations Existing RA8-18 (Multiple-family Dwelling District) C-2 (Service Commercial-Community Business District) Initially Proposed C-O-1.5 (Mixed-Use District) Currently Proposed C-TH (Commercial Townhouse District)

12 Zoning Map Current Zoning at 3804 Wilson: C-2 (Service Commercial Community Business District) and RA8-18 (Multi- Family Dwelling District)

13 Zoning Designations Corresponding to Currently Proposed Service Commercial Zoning District Use Height Density C-TH (currently proposed) - also corresponds to General Commercial by-right: commercial, residential, hotel by-right: 55 residential: form based hotel: 110 u/a commercial: form based site plan: N/A C-2 residential 45 max residential - as in R-6 hotel hotel min. 600 sq. ft. lot area per room (72.6 u/a) commercial; office; retail other uses max. 1.5 FAR

14 C-TH Overview Purpose: to encourage commercial development of structures with the physical characteristics of townhouses and to provide tapering of heights between higher density commercial development and lower density residential uses GLUP Categories: Associated with Service Commercial and General Commercial Height: Maximum height of 55 (exclusive of penthouse) Density: 110 u/a for hotel; form based density for commercial and residential Additional Information: Never used outside of Clarendon Proffer district for sites over 50,000 sf

15 C-TH Development 15 15

16 C-TH Development ZOSO Flats 141 residential units built in 2007 Gateway Extra Space Storage self-storage built in 2001

17 C-TH Development Garfield Park 152 residential units built in 2012 Storage USA self-storage built in 1995

18 C-TH Development National Association of Federally-Insured Credit Unions built in 1987

19 19 19 Sector Plan Guidance Virginia Square Sector Plan (2002) The vision for Virginia Square is a station area featuring cultural, educational, and recreational facilities in an attractive urban village setting which provides a quality of life to all who live, work, or visit there. (p. 9) This plan seeks to preserve existing housing within the station area, especially those dwelling units that offer market-rate affordable units, such as the garden apartments along the south edge of Wilson Boulevard. (p. 7) This area is located in the Transition Area between the dense Core Area and the Surrounding Neighborhood (p. 21)

20 20 20 Sector Plan Guidance Virginia Square Sector Plan (2002) Locate the highest density uses nearest to the Virginia Square Metro station and along Fairfax Drive to promote greater use of public transit. Buffer higher density development from surrounding neighborhoods with moderate density and scaled development to preserve the neighborhoods character and scale. (p. 43) Concept Plan Low-Medium Residential (16-36 u/a) (p. 46) Building Envelope 4 stories (p. 53)

21 Sector Plan Guidance Concept Plan Concept Plan Composite

22 Sector Plan Guidance Use/Building Envelope Land Use Building Envelopes

23 23 23 NC Plan Guidance Ashton Heights Neighborhood Conservation Plan (2000) A greenway between residences and commercial lots of the south side of Wilson Boulevard. (p. 7) (stated as key recommendation of earlier NC Plan) (NB: Sector Plan did not recommend a greenway travelway) Encourage development along Ashton Heights boundaries that results in a lively urban village where: Residents can walk to and/or between a variety of pedestrian-scale retail businesses and restaurants. (p. 33) Minimize the impact (visual, noise, and light) of buildings on the neighborhood s perimeter on the homes of Ashton Heights. (p. 33) Ensure that the architecture of new buildings harmonizes with existing historic buildings such as the Maury School. (p. 33) In areas immediately adjacent to Ashton Heights, only permit rezoning to higher density when it is consistent with the approved sector plans. (p. 35)

24 24 24 NC Plan Guidance Ashton Heights Neighborhood Conservation Plan (2000) For site plan projects bordering residential properties, require tapering building heights that do not overwhelm existing homes and require appropriate buffering methods. (p. 35) Require new developments to locate parking lots underground, on the street, or behind the buildings, not between the sidewalk and the building. (p. 37) Require new developments to demonstrate that they will not increase traffic or parking in Ashton Heights. (p. 37) Ballston - Virginia Square Neighborhood Conservation Plan (1984) The sector plan should be faithfully followed in all land use decisions in that area. The essential character of Virginia Square as a residential neighborhood is to be encouraged and preserved. (p. 7)

25 Historic Resources Historic Resources Inventory (HRI) Rankings Essential Important (with a subcategory for top third) Notable Minor Staples Building constructed 1950; classified as Notable in the Historic Resources Inventory Oakland Apartments constructed ; classified as being in the top third of the Important category in the Historic Resources Inventory 2 - National Register of Historic Places

26 26 Three-Dimensional Modeling Background Information NB: The models are not intended to represent staff s recommended development of the site, but to represent illustrative examples of a multitude of options.

27 Modeling Assumptions 27 Development consistent with GLUP and zoning Building envelopes modeled approximate heights Residential floor heights = 10 Hotel floor heights = 14', 12' above first No topography modeled Transitions to neighborhood Parking, garage, and access as required by zoning Use of alley for circulation if existing apartment building remains Underground parking for site plans unless noted Average residential unit size = 1,000 SF Average hotel unit size = 750 SF

28 Bonus Requests 28 Bonus Categories LEED Silver.25 FAR Office/Res. Gold.35 FAR Office/Res. Platinum.50 FAR Office/Res. And 2 Arlington priority credits for.05 FAR Affordable Housing -.25 FAR max or 6 stories or 60 for office; 25% for residential Community Facilities -.25 FAR Dedication of Streets or Easements Open Space 20% is the average recent site plan bonus. While such bonuses may or may not be approved, they can potentially result in bulkier or taller buildings. However, through the site plan process, developers may not be permitted to achieve the maximum allowed by zoning. Tapers, setbacks, etc. can be requested.

29 Existing Conditions Oakland Park Gumball Park C-2 / RA8-18 split existing GLUP + zoning existing buildings # = approx. stories

30 Existing GLUP / Zoning Max Oakland Park underground parking surface parking Gumball Park C-2 / RA8-18 split existing GLUP + zoning, Staples redeveloped, by-right existing residential building retained

31 Scenarios Shown at Last Meeting 31 20% Bonus Density Three-Dimensional Modeling Site Plan Base Density Background Information By-Right Service Comm. / Low-Med. Res C-2 / RA8-18 Site Plan Base Density with Preservation NB: The models are not intended to represent staff s recommended development Low-Med. of the Res site, but Med. to Res represent illustrative Low OAH examples of a RA8-18 multitude RA-H of options. C-O-1.0 C-O-1.5 Low OAH

32 Input from LRPC Meeting #2 The LRPC expressed concerns about the potential precedent a change to the Low-Medium Residential GLUP category for this site might set The LRPC asked if such a change should be contemplated outside of a reexamination of the sector plan or a small area plan Staff will therefore focus on evaluating the applicant s new request: Service Commercial scenario corresponding to C-TH zoning 32

33 3-D Modeling Development Scenario Models Service Commercial / C-TH Current Requested GLUP & Requested Zoning 33 C-TH C-TH by-right - max height 55, max density 110 u/a for hotel and form based density for commercial and residential

34 C-TH By-Right Residential Hotel Commercial / Office C-TH corresponds to requested Service Commercial GLUP min. setbacks = 40 from road centerlines, 15 from side and rear lot lines

35 Similar to Applicant s Current Proposal 35 Oakland Park 5 4 Gumball Park C-TH corresponds to requested Service Commercial GLUP 92 residential units + ground floor retail

36 Similar to Applicant s Current Proposal 36 Oakland Park Gumball Park C-TH corresponds to requested Service Commercial GLUP t 92 residential units + ground floor retail

37 37 Transportation Analysis

38 38 Transportation Analysis

39 Master Transportation Plan Street Typology Street Name Typology Travel Lanes Wilson Blvd. (10 th St. N. to N. Randolph St.) Primarily Urban Mixed- Use Arterials 2 + turning (one-way) or 4 + turning (2 way) Bike Accommodations Bike lane/shared lane On- Street Parking Priority 39 Pedestrian Way High 6-12 sidewalk and 6 furniture zone or tree pits N. Oakland St. (Fairfax Dr. to 7 th St. N.) Urban Center Local 2 lanes Bike lane/shared lane High 6-8 sidewalk and 4-6 green strip

40 Scenarios Shown at Last Meeting 40 20% Bonus Density Three-Dimensional Modeling Site Plan Base Density Background Information By-Right Service Comm. / Low-Med. Res C-2 / RA8-18 Site Plan Base Density with Preservation NB: The models are not intended to represent staff s recommended development Low-Med. of the Res site, but Med. to Res represent illustrative Low OAH examples of a RA8-18 multitude RA-H of options. C-O-1.0 C-O-1.5 Low OAH

41 Preliminary Trip Generation All Scenarios PM Total Trips Compared Across All Scenarios PM Peak Vehicle Trips Scenario 1: RA8-18/C-2 By-Right SPLIT (EXISTING) Scenario 2: All RA8-18 By-Right Scenario 3: RA-H Site Plan - Base Scenario 3: RA-H Site Plan - Bonus (20%) Scenario 4: C-O-1.5 Site Plan - Base Scenario 4: C-O-1.5 Site Plan - Bonus (20%) Scenario 5: C-O-1.0 Site Plan - Base Scenario 5: C-O-1.0 Site Plan - Bonus (20%) Scenario 5: C-O-1.0 Site Plan - Bonus (50%) Scenario 6: C-TH Hotel Scenario 6: C-TH Residential Scenario 6: C-TH Commercial

42 Preliminary Trip Generation C-TH Scenario 6: C-TH By-Right 200 PM Peak Vehicle Trips : Hotel 6.1B Residential 6.1C Commercial

43 43 Conclusion and Next Steps

44 Conclusion 44 LRPC Discussion Obtain feedback from LRPC on the appropriateness of the proposed amendment Develop a recommendation to the County Board regarding this request and what GLUP category/categories may be appropriate

45 Next Steps 45 1.Objective is to analyze the site in the context of the surrounding area and obtain feedback from the LRPC on the appropriateness of the requested change not to evaluate a specific project 2.A staff document containing study findings and staff s recommendations will be presented to the PC as an action item, permitting public comment and a vote with recommendations 3.A request to advertise report recommending or not recommending a GLUP amendment would be brought to the County Board 4.Authorizing the advertisement would not imply that the County Board supports the proposed amendment, but that it is in the realm of consideration