223 23rd Street Redevelopment
|
|
|
- Pauline Charlene Fitzgerald
- 5 years ago
- Views:
Transcription
1 223 23rd Street Redevelopment APPLICANT DESIGN ARCHITECT ARCHITECT OF RECORD LANDSCAPE ARCHITECT CIVIL ENGINEER LEED CONSULTANT TRAFFIC CONSULTANT ATTORNEY Vornado/Charles E. Smith Pelli Clarke Pelli Architects, PLLC Paladino Gorove/Slade Associates, Inc. Venable LLP DATE MAY 5, 2014
2 EXISTING CONDITIONS PAGE-2
3 EXISTING CONDITIONS PLAN VIEW OF DEVELOPMENT EXISTING BLOCK AREA TABULATIONS th St BUILDING OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA TOTAL GFA Plaza 1 158, , th Street - 1, , , Crystal Dr. 262, , Crystal Dr. 261, ,125 Plaza 5 149, ,270 Plaza 6 157, ,670 Plaza Apartments , ,660 Street and Concourse Retail - 195, ,047 Total 989, ,610 1,143,326 2,329,643 1) Existing GFA figures sourced from Approved Site Plan #11. Crystal Drive EXISTING USE MIX RATIOS USE % OF BLOCK GFA Office Retail Residential/Hotel Total 42.5% 8.4% 49.1% 100.0% 2200 Crystal Drive Block M Boundary (Per Sector Plan) PAGE-3
4 EXISTING CONDITIONS WITH WeLive PLAN VIEW EXISTING BLOCK AREA TABULATIONS th St BUILDING OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA TOTAL GFA Plaza 1 158, , th Street - 1, , , Crystal Dr. 262, , Crystal Dr. 261, ,125 Plaza 5 149, ,270 Plaza 6-5, , ,720 Plaza Apartments , ,660 Street and Concourse Retail - 195, ,047 Total 832, ,458 1,295,198 2,329,693 1) Existing GFA figures sourced from Approved Site Plan #11. Crystal Drive EXISTING USE MIX RATIOS USE % OF BLOCK GFA Office Retail Residential/Hotel Total 35.7% 8.7% 55.6% 100.0% 2200 Crystal Drive PLAZA 6 Block M Boundary (Per Sector Plan) PAGE-4
5 PROPOSED SITE PLAN APARTMENTS th St Crystal Drive 2200 Crystal Drive Retail Retail Retail PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA TOTAL GFA Plaza 1 158, , th Street - 1, , , Crystal Dr. 262, , Crystal Dr. 261, ,125 Plaza 5 - Office 658,365 28, ,040 Plaza 5 - Residential - 1, , ,114 Plaza 6-5, , ,720 Plaza Apartments , ,660 Street and Concourse Retail - 175, ,951 Total 1,341, ,791 1,653,558 3,208,481 1) Total GFA for each building may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (e.g. circulation, services, etc). 2) 1) Existing GFA figures sourced from Approved Site Plan #11. RESULTING USE MIX RATIOS USE EXISTING % OF BLOCK PROPOSED % OF BLOCK % CHANGE Office 35.7% 41.8% 6.1% Retail 8.7% 6.7% -2.0% Residential/Hotel 55.6% 51.5% -4.1% Total 100.0% 100.0% 0.0% USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. Proposed Site Plan Area PAGE-5
6 PROPOSED SITE PLAN DETAIL rd Street Redevelopment - Site Plan LEGEND RESIDENTIAL ENTRY CRYSTAL PLAZA APARTMENTS RETAIL ENTRY OFFICE ENTRY 2200 CRYSTAL DRIVE PARKING ENTRY FUTURE CLARKE STREET LOADING ENTRY E TR STR FUTURE M1-D SITE EXISTING PLAZA 6 FUTURE 23RD STREET PLAZA RD ST RESIDENTIAL BUILDING RD STREET PODIUM CRYSTAL DRIVE PLAZA DRIVE RD STREET OFFICE BUILDING 23RD STREET BUCHANAN HOUSE RD STREET CENTURY CENTER 2450 CRYSTAL DRIVE PAGE- 6
7 COMPARISON TO SECTOR PLAN PAGE-7
8 COMPARISON TO SECTOR PLAN SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION SF 4000 SF PAGE- 8
9 1. BUILDING SEPARATION Provides more light and air between the existing and the proposed buildings along Crystal Drive, 23rd Street and Plaza Drive. Light, air, and views for the Plaza Apartments in the center of the site are maximized. 2. BELOW GRADE PARKING Increases the footprint of the below grade garage allowing all of the parking for the project to occur below 3. 23rd STREET PLAZA 4. MORE RETAIL Creates a larger podium footprint to incorporate more retail space and accommodate a large format retailer with frontage along Crystal Drive. 5. LARGER AND MORE ACTIVE CRYSTAL DRIVE PUBLIC OPEN SPACE Increases the area of the proposed park located at Crystal Drive and 23rd Street which will be activated by the Crystal Drive Retail Space. 6. CLASS A RESIDENTIAL BUILDING 7. CLASS A OFFICE SPACE This will help ensure the success of the project and attract the best possible tenants for Crystal City. PAGE-9
10 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION BUILDING SEPARATION Provides more light and air between the existing and the proposed buildings along Crystal Drive, 23rd Street, and the Plaza Drive. Light, air, and views for Plaza Apartments in the center of the site are maximized. 86 a. Proposed Plan provides more generous building separation SF SF b. Proposed Plan properly locates Plaza Drive relative to property lines 79 PAGE-10
11 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 60 PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 2. BELOW GRADE PARKING Increases the footprint of the below grade garage allowing all of the parking for the project to occur below grade instead of Above Grade Parking 33 PAGE-11
12 PARKING ACCESS DIAGRAM - EXISTING VS. PROPOSED th St Crystal Drive 2200 Crystal Drive APARTMENTS th St Crystal Drive 2200 Crystal Drive Retail Retail Retail Proposed Site Plan Area PAGE-12
13 PARKING COMPARISON - EXISTING VS PROPOSED LEGEND RESIDENTIAL OFFICE RETAIL 23RD STREET PLAZA 5,6 OFFICE PLAZA 1 OFFICE 23RD STREET PLAZA 1 OFFICE PLAZA 3, 4 OFFICE PLAZA 3, 4 OFFICE CRYSTAL DRIVE EXISTING PLAZA LEVEL CRYSTAL DRIVE PROPOSED PLAZA LEVEL PLAZA 1 OFFICE PLAZA 1 OFFICE PLAZA 6 23RD STREET PLAZA 6 OFFICE RETAIL 23RD STREET PLAZA 5 RESIDENTIAL RETAIL CRYSTAL DRIVE EXISTING G1 LEVEL CRYSTAL DRIVE PROPOSED G1 LEVEL PAGE-13
14 PROPOSED PARKING LEVEL G3 to G6 G6 PLAZA 1 OFFICE RETAIL G5 CRYSTAL DRIVE G4 PLAZA 6 OFFICE PLAZA 5 RESIDENTIAL 23RD STREET G3 KEY PLAN PAGE-14
15 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 3. 23rd STREET PLAZA The public open space will be framed by the proposed Plaza 5 residential building instead of the proposed SF 4000 SF a. Proposed Plan properly locates Plaza Drive relative to property lines. b. Additional 690 sq.ft. of Open Spaces PAGE-15
16 OPTION 1: PLAZA LEVEL AT 23RD STREET ELEVATIONS 23rd St Plaza not included in proposed 4.1 Site Area 23rd STREET PAGE-16
17 OPTION 1A: PLAZA LEVEL AT 23RD STREET ELEVATIONS AND ONE LEVEL RETAIL 23rd St Plaza not included in proposed 4.1 Site Area PAGE-17
18 OPTION 1B: PLAZA LEVEL AT 23RD STREET ELEVATIONS AND TWO LEVEL RETAIL 23rd St Plaza not included in proposed 4.1 Site Area PAGE-18
19 OPTION 2: GRADUAL SLOPE FROM 23RD STREET TO PLAZA DRIVE 23rd St Plaza not included in proposed 4.1 Site Area PAGE-19
20 OPTION 2: SLOPE AT MIDDLE OF 23RD STREET 23rd St Plaza not included in proposed 4.1 Site Area PAGE-20
21 OPTION 3: PARK AT PLAZA DRIVE ELEVATION WITH STREET RETAIL 23rd St Plaza not included in proposed 4.1 Site Area PAGE-21
22 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION RETAIL FRONTAGE FROM SECTOR PLAN Crystal Dri 26,242 SF of Retail PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 4. MORE RETAIL Creates a larger podium footprint to incorporate more retail space and accommodate a large format retailer with frontage along Crystal Drive. a. Potential Retail Zones b. All retail in proposed plan located with street frontage 34,654SF of Retail PAGE-22
23 EXISTING AND PROPOSED UNDERGROUND PLAN UNDERGROUND LEVEL PEDESTRIAN CONNECTIONS EXISTING UNDERGROUND LEVEL PEDESTRIAN CONNECTIONS PROPOSED 5,700SF OF RETAIL 14,000SF OF RETAIL 28,675 SF OF RETAIL 30,000 sq.ft. 1,754 SF OF RETAIL 19,700 SF OF RETAIL Additional 10,729 SQ.FT 30,429 SF OF RETAIL Crystal City Shops Pedestrian Corridor Proposed Retail Crystal City Shops Pedestrian Corridor PAGE-23
24 PROPOSED LEVEL 1 PHASE 1 PARKING ENTRY PLAZA 6 PARKING TO REMAIN VEST LEGEND MALL ENTRY OFFICE ENTRY RETAIL PARKING ENTRY PAGE-24
25 PROPOSED LEVEL 2 PHASE 1 ABOVE GRADE ROOF LOADING PARKING ENTRY PAGE-25
26 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 5. LARGER AND MORE ACTIVE CRYSTAL DRIVE PUBLIC OPEN SPACE Increases the area of the proposed park located at Crystal Drive and 23rd Street which will be activated by the Crystal Drive retail space. a. Additional 1,000 sq.ft. of open space SF 4000 SF PAGE-26
27 26 LEGEND POCKET PARK SF POCKET PARK ETAIL POCKET PARK CRYSTAL DRIVE 25-3 CRYSTAL DRIVE CORNER PLAZA rd STREET PAGE-27
28 EXISTING CONDITIONS AT CRYSTAL DRIVE CRYSTAL DRIVE PAGE-28
29 SECTION THROUGH CRYSTAL DRIVE EXISTING STREET SECTION PROPOSED STREET SECTION B-B - CRYSTAL DRIVE - NORTH OF 23RD STREET S Travel/ 11 Turning 11 Travel 12 Transit Parking Bike Transit Lane Lane 1 Lane Lane Lane 17.5 Sidewalk 59 Curb to Curb 23.5 Sidewalk 100 Built-To Line SECTOR PLAN STREET SECTION PAGE-29
30 VIEW OF RETAIL AND PARK PAGE-3 0
31 VIEW OF RETAIL AND PARK PAGE-31
32 VIEW OF RETAIL AND PARK PAGE-32
33 VIEW OF 23RD STREET RETAIL COMPARISON TO EXISTING EXISTING CRYSTAL DRIVE PROPOSED BELOW DN UP DN PARKING ENTRY RS UP UP LOBBY / LEASING FCC RETAIL RETAIL SECONDARY LOBBY OFFICE LOBBY UP VEST NG TREE + FURNISHING ZONE CAFE ZONE CORNER PLAZA CRYSTAL DRIVE PAGE-33
34 VIEW OF 23RD STREET RETAIL PAGE-34
35 SECTION THROUGH 23rd STREET EXISTING STREET SECTION PROPOSED STREET SECTION D-D - 23RD STREETS S SECTOR PLAN STREET SECTION 8 Parking 13 Shared Travel / Bike Lane 11 Travel Lane 1 12 Transit Lane 11 Travel Lane 8 Parking 16.5 Sidewalk 77 Curb to Curb 16.5 Sidewalk 110 Built-To Line 13 Shared Travel / Bike Lane PAGE-35
36 PUBLIC OPEN SPACE COMPARISON Park Number Sector Plan SF* Illustrative Plan SF Proposed Plan SF TOTAL 34,400 33,410 35,100 *THE CRYSTAL CITY SECTOR PLAN (TABLE 3.7.1, pg78) CALLS FOR A TOTAL OF 11.8 ACRES OF PUBLIC OPEN SPACE Figure 3.7.3, p79 SECTOR PLAN "PUBLIC OPEN SPACE MAP" PROPOSED BLOCK BLOCK PLAN "PUBLIC PLAN PUBLIC OPEN SPACE OPEN SPACE MAP" MAP PAGE-36
37 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION LESS DESIRABLE UNIT LAYOUT (Approximately 11,845 sq.ft.) PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 6. CLASS A RESIDENTIAL BUILDING maximizing the residential density on the site. MORE DESIRABLE UNIT LAYOUT (13,450 sq.ft.) PAGE-37
38 SECTOR PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION TIGHTER FLOOR PLATE IS LESS DESIRABLE (Approximately 24,700 sq.ft.) PROPOSED PLAN PLAZA 5 OFFICE & RESIDENTIAL LOCATION 7. CLASS A OFFICE SPACE help ensure the success of the project and attract the best possible tenants for Crystal City. LARGER FLOOR PLATE WITH MORE VIEWS IS MOST DESIRABLE (27,250 sq.ft.) PAGE-38
39 PAGE-39
40 III. CRYSTAL CITY BLOCK SCENARIO MAPS Actual use mix will depend on the size of each building and the use(s) it contains. open space as shown in the scenarios included is conceptual only. Street and open space. Any Block Plan The scenarios included in the Block Plan Nothing shown in the Block Plan shall amendment thereto. - Bell Street. Page wings remain, Clark- -Bell Street. PAGE-40
41 III. CRYSTAL CITY BLOCK SCENARIO MAPS BLOCK M PROPOSED BLOCK PLAN MAP SCENARIO 1: MIN RESIDENTIAL 20TH STREET M3-B M3-A M1-A PROPOSED BLOCK AREA TABULATIONS BUILDING SUB- BLOCK ID OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA Plaza 1 - East M3-A - 10, , ,000 Plaza 1 - West M1-A - 11, , , th Street M3-B - 1, , , Crystal Dr. M3-C 262, , Crystal Dr. M3-C 261, ,125 Plaza 5 - Office M3-D 658,365 28, ,040 Plaza 5 - Residential M3-E - 1, , ,114 Plaza 6 M1-D 652,000 15, ,000 Plaza Apartments M ,030,000 1,030,000 Plaza Apartments - North (New) M1-B 353, ,000 Plaza Apartments - South (New) M1-C 512, ,000 Street and Concourse Retail N/A - 175, ,951 Total 2,699, ,943 2,404,026 5,347,316 1) GFA for Plaza Apartments illustrates removal of western wings, 196,800 SF, to accommodate Clark-Bell re-alignment. TOTAL GFA JEFFERSON DAVIS HWY M1-B CLARK-BELL M2 PLAZA DRIVE M3-C CRYSTAL DRIVE RESULTING USE MIX RATIOS USE Office Retail Residential/Hotel Total USE MIX TARGET FOR BLOCK % OF BLOCK GFA ABOVE FIRST FLOOR 50.5% 52.9% 4.6% 0.0% 45.0% 47.1% 100.0% 100.0% MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. M1-C BLOCK PLAN TOWER COVERAGES BUILDING SUB- BLOCK ID NET BUILDABLE AREA TOWER FLOORPLATE (5th Floor) NET TOWER COVERAGE Plaza 1 - West M1-A 26,901 16, % Plaza Apartments - North M1-B 24,014 15, % M1-D M3-E M3-D Plaza Apartments - South M1-C 33,028 20, % Plaza 6 M1-D 33,981 24, % SUBTOTAL - M1 117,924 75, % Plaza Apartments M2 128,128 63, % SUBTOTAL - M2 128,128 63, % 23RD STREET Proposed Site Plan Area Plaza 1 - East M3-A 28,318 15, % th Street M3-B 44,438 18, % 2100 & 2200 Crystal Dr M3-C 127,791 44, % Plaza 5 - Office M3-D 53,148 27, % Plaza 5 - Residential M3-E 27,748 13, % SUBTOTAL - M3 281, , % M1+M2+M3 527, , % PAGE-41
42 III. CRYSTAL CITY BLOCK SCENARIO MAPS BLOCK M PROPOSED BLOCK PLAN MAP SCENARIO 2: MID-RANGE A 20TH STREET M3-B M3-A M1-A PROPOSED BLOCK AREA TABULATIONS BUILDING SUB- BLOCK ID OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA Plaza 1 - East M3-A 318,000 10, ,000 Plaza 1 - West M1-A 400,000 11, , th Street M3-B - 1, , , Crystal Dr. M3-C 262, , Crystal Dr. M3-C 261, ,125 Plaza 5 - Office M3-D 658,365 28, ,040 Plaza 5 - Residential M3-E - 1, , ,114 Plaza 6 M1-D 652,000 15, ,000 Plaza Apartments M ,430,000 1,430,000 Plaza Apartments - North (New) M1-B , ,000 Plaza Apartments - South (New) M1-C , ,000 Street and Concourse Retail N/A - 175, ,951 Total 2,552, ,943 2,831,026 5,627,316 TOTAL GFA JEFFERSON DAVIS HWY M1-B CLARK-BELL M2 PLAZA DRIVE M3-C CRYSTAL DRIVE RESULTING USE MIX RATIOS USE Office Retail Residential/Hotel Total USE MIX TARGET FOR BLOCK % OF BLOCK GFA ABOVE FIRST FLOOR 45.4% 47.3% 4.3% 0.0% 50.3% 52.7% 100.0% 100.0% MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. M1-C BLOCK PLAN TOWER COVERAGES BUILDING SUB- BLOCK ID NET BUILDABLE AREA TOWER FLOORPLATE (5th Floor) NET TOWER COVERAGE Plaza 1 - West M1-A 26,901 16, % Plaza Apartments - North M1-B 24,014 12, % M1-D M3-E M3-D Plaza Apartments - South M1-C 33,028 14, % Plaza 6 M1-D 33,981 24, % SUBTOTAL - M1 117,924 66, % Plaza Apartments M2 128,128 71, % 23RD STREET Proposed Site Plan Area SUBTOTAL - M2 128,128 71, % Plaza 1 - East M3-A 28,318 15, % th Street M3-B 44,438 18, % 2100 & 2200 Crystal Dr M3-C 127,791 44, % Plaza 5 - Office M3-D 53,148 27, % Plaza 5 - Residential M3-E 27,748 13, % SUBTOTAL - M3 281, , % M1+M2+M3 527, , % PAGE-42
43 III. CRYSTAL CITY BLOCK SCENARIO MAPS BLOCK M PROPOSED BLOCK PLAN MAP SCENARIO 3: MID-RANGE B BUILDING M1-A 20TH STREET M3-A M3-B PROPOSED BLOCK AREA TABULATIONS SUB- BLOCK ID OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA Plaza 1 - East M3-A - 10, , ,000 Plaza 1 - West M1-A - 11, , , th Street M3-B - 1, , , Crystal Dr. M3-C 262, , Crystal Dr. M3-C 261, ,125 Plaza 5 - Office M3-D 658,365 28, ,040 Plaza 5 - Residential M3-E - 1, , ,114 Plaza 6 M1-D - 15, , ,000 Plaza Apartments M ,426,071 1,426,071 Plaza Apartments - North (New) M1-B 347, ,000 Plaza Apartments - South (New) M1-C 458, ,000 Street and Concourse Retail N/A - 175, ,951 Total 1,987, ,943 3,370,097 5,601,387 TOTAL GFA JEFFERSON DAVIS HWY M1-B CLARK-BELL M2 PLAZA DRIVE M3-C CRYSTAL DRIVE RESULTING USE MIX RATIOS USE Office Retail Residential/Hotel Total USE MIX TARGET FOR BLOCK % OF BLOCK GFA ABOVE FIRST FLOOR 35.5% 43.7% 4.4% 0.0% 60.2% 56.3% 100.0% 100.0% MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. M1-C BLOCK PLAN TOWER COVERAGES BUILDING SUB- BLOCK ID NET BUILDABLE AREA TOWER FLOORPLATE (5th Floor) NET TOWER COVERAGE Plaza 1 - West M1-A 26,901 16, % Plaza Apartments - North M1-B 24,014 15, % M1-D M3-E M3-D Plaza Apartments - South M1-C 33,028 19, % Plaza 6 M1-D 33,981 24, % SUBTOTAL - M1 117,924 75, % Plaza Apartments M2 128,128 71, % 23RD STREET Proposed Site Plan Area SUBTOTAL - M2 128,128 71, % Plaza 1 - East M3-A 28,318 15, % th Street M3-B 44,438 18, % 2100 & 2200 Crystal Dr M3-C 127,791 44, % Plaza 5 - Office M3-D 53,148 27, % Plaza 5 - Residential M3-E 27,748 13, % SUBTOTAL - M3 281, , % M1+M2+M3 527, , % PAGE-43
44 III. CRYSTAL CITY BLOCK SCENARIO MAPS BLOCK M PROPOSED BLOCK PLAN MAP SCENARIO 4: MAX RESIDENTIAL BUILDING M1-A 20TH STREET M3-A M3-B PROPOSED BLOCK AREA TABULATIONS SUB- BLOCK ID OFFICE GFA RETAIL GFA RESIDENTIAL/ HOTEL GFA Plaza 1 - East M3-A - 9, , ,900 Plaza 1 - West M1-A - 11, , , th Street M3-B - 1, , , Crystal Dr. M3-C 262, , Crystal Dr. M3-C 261, ,125 Plaza 5 - Office M3-D 658,365 28, ,040 Plaza 5 - Residential M3-E - 1, , ,114 Plaza 6 M1-D 633,622 19, ,000 Plaza Apartments M ,263,000 1,263,000 Plaza Apartments - North (New) M1-B , ,000 Plaza Apartments - South (New) M1-C , ,000 Street and Concourse Retail N/A - 175, ,951 Total 1,815, ,205 4,007,594 5,957,216 1) Deviates from Sector Plan by providing Clark Bell re-located as a straight Arterial. Build to lines and Net Buildable Areas differ from Scenarios 1-3. TOTAL GFA JEFFERSON DAVIS HWY M1-B CLARK-BELL M2 PLAZA DRIVE M3-C CRYSTAL DRIVE RESULTING USE MIX RATIOS USE Office Retail Residential/Hotel Total USE MIX TARGET FOR BLOCK % OF BLOCK GFA ABOVE FIRST FLOOR 30.5% 23.1% 4.2% 0.0% 67.3% 76.9% 101.9% 100.0% MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. M1-C BLOCK PLAN TOWER COVERAGES BUILDING SUB- BLOCK ID NET BUILDABLE AREA TOWER FLOORPLATE (5th Floor) NET TOWER COVERAGE Plaza 1 - West M1-A 32,617 17, % Plaza Apartments - North M1-B 47,671 26, % M1-D M3-E M3-D Plaza Apartments - South M1-C 46,183 25, % Plaza 6 M1-D 37,915 24, % SUBTOTAL - M1 117,924 94, % Plaza Apartments M2 88,337 63, % 23RD STREET SUBTOTAL - M2 128,128 63, % Plaza 1 - East M3-A 29,850 15, % th Street M3-B 45,777 18, % 2100 & 2200 Crystal Dr M3-C 111,008 44, % Plaza 5 - Office M3-D 53,148 27, % Proposed Site Plan Area Plaza 5 - Residential M3-E 27,748 13, % SUBTOTAL - M3 281, , % M1+M2+M3 527, , % PAGE-4 4
SITE PLAN REVIEW COMMITTEE MEETING AGENDA. DATE: Monday, January 29, 2018
Page 1 SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, January 29, 2018 TIME: 8:30 10:00 p.m. PLACE: 2100 Clarendon Boulevard, Rooms Cherry/Dogwood Arlington, VA 22201 SPRC STAFF COORDINATOR: Matt
Agenda. 28 Sep 2015 SPRC #4. Pg 1
Agenda 1. SPRC #3 Follow-Up Items 2. Residential Building Updates 3. Macy s Air-Rights Office Updates 4. Signage Presentation 5. Construction Phasing / Sequencing Pg 1 SPRC 3 Follow-Up: Curb Side Management
EIA Model Test 7: R-O to R-O
1 ECONOMIC COST & BENEFIT COMPARISON WORKSHEET 2 Title 21 Land Use Code CELL Cells requiring direct input. 3 Current Code vs. Proposed Code (2007 Public Hearing Draft) COLOR Cells calculated by the model;
EIA Model Test 7: R-O to R-O
1 SUPPLEMENTARY MODEL: DETERMINING LARGEST BUILDING POSSIBLE 2 Name of Project: Park Plaza II Apartment Homes Current Code R-O Proposed Code R-O 3 Project Development Category (drop down menu, select one)
Town of Clinton, Connecticut Action Plan for the Historic Unilever Property and Area. Steering Committee Meeting #5 Implementation Strategies
Town of Clinton, Connecticut Action Plan for the Historic Unilever Property and Area Steering Committee Meeting #5 Implementation Strategies Wednesday, March 19, 2014 6:30pm Steering Committee Meeting
Appendix C Built Form Guidelines
Appendix C Built Form Guidelines VAUGHAN METROPOLITAN CENTRE DRAFT SECONDARY PLAN CREATING A NEW DOWNTOWN 93 C.1 > BUILT FORM GUIDELINES The following annotated axonometric diagrams illustrate many of
Director, Community Planning, North York District NNY 23 OZ and NNY 23 RH
STAFF REPORT ACTION REQUIRED 2 & 50 Sheppard Avenue East 4841 to 4881 Yonge Street and 2 to 6 Forest Laneway Official Plan Amendment, Zoning By-law Amendment and Rental Housing Demolition Applications
ZONING MAP AMENDMENT SPECIAL EXCEPTION
INDEX 1. COVER 2. GENERAL NOTES 3. PROPOSED ZONING MODIFICATIONS 4. EXISTING CONDITIONS PLAN 5. LAND CONDOMINIUM MAP 6. CONCEPT DEVELOPMENT PLAN 7. CONCEPTUAL GRADING AND UTILITY PLAN 8. LANDSCAPE PLAN
RIVER VALE MASTER PLAN PZ CITY COUNCIL PUBLIC HEARING JULY 19, 2017 CITY OF BEND
RIVER VALE MASTER PLAN PZ-16-0954 CITY COUNCIL PUBLIC HEARING JULY 19, 2017 RIVER VALE MASTER PLAN Master Plan process Required for developments over 20 acres Application submitted under old Master Plan
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 21, 2007 DATE: April 13, 2007 SUBJECT: SP #346 PHASED DEVELOPMENT SITE PLAN AMENDMENT (PDSP) AND FINAL SITE PLANS for Potomac Yard:
SITE PLAN REVIEW COMMITTEE MEETING AGENDA. DATE: Wednesday, February 28, Aurora Hills Community Center th Street S. Arlington, VA 22202
Page 1 SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Wednesday, February 28, 2018 TIME: 7:00 9:00 p.m. PLACE: Aurora Hills Community Center 735 18 th Street S. Arlington, VA 22202 SPRC STAFF COORDINATOR:
NW 62 ST ASSEMBLAGE FOR SALE
FOR SALE EXECUTIVE SUMMARY ASKING PRICE: $2.725 M VEHICLES PER DAY: 30,000 TOTAL BUILDING AREA: TOTAL LOT AREA: 5,391 SF 36,900 SF GROSS DEVELOPMENT SF: 130,142 147,600 SF DENSITY ALLOWED: 55 RESIDENTIAL
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of November 5, 2016 DATE: October 25, 2016 SUBJECT: SP #11 SITE PLAN AMENDMENT for the conversion of 440 square feet of ground floor residential
Metropolitan Park - Phase 4/5 VORNADO CHARLES E. SM I T H
Metropolitan Park - Phase 4/5 VORNADO CHARLES E. SM I T H Planning Commission July 1, 2013 Project Team Vornado/Charles E. Smith Owner Developer Torti Gallas Urban Design Architect / Architect of Record
2401 Wilson Boulevard General Land Use Plan Amendment Study
2401 Wilson Boulevard General Land Use Plan Amendment Study Long Range Planning Committee Meeting Presentation Compendium March 29, 2011 Department of Community Planning, Housing and Development GLUP Amendment
SITE PLAN REVIEW COMMITTEE MEETING AGENDA. DATE: Wednesday, April 4, 2018
Page 1 SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Wednesday, April 4, 2018 TIME: 7:00 9:30 p.m. PLACE: Ellen Bozman Building Room 715, 7 th Floor 2100 Clarendon Boulevard Arlington, VA 22201 SPRC
Pentagon Centre (SP#297) PDSP & Phase I Site Plan Amendments SPRC #1
Pentagon Centre (SP#297) PDSP & Phase I Site Plan Amendments SPRC #1 CPHD February 23, 2015 Meeting Agenda Background on relevant planning context, guidance, and County policy Brief update on original
5.1 Site Planning & Building Form
5 Built Form 5.1 Site Planning & Building Form Pearson Dogwood Policy Statement Site Planning & Building Form The redevelopment of Pearson Dogwood will create an attractive and sustainable urban community
Introduction. General Development Standards
Introduction The development standards will set the zoning regulations for the East Park development. This section will illustrate lot standards, approximate open space locations and road standards. The
1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:
Washington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus"
Washington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus" Long Range Committee of the Planning Commission Meeting #4 May 18, 2017 Department of Community Planning, Housing
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship
Fundamentals. New ordinance takes effect April 1, 2016
Fundamentals New ordinance takes effect April 1, 2016 Overall Concept More sustainable, more livable Update and modernize the code Also, make the code easier to read and understand by: Consolidating and
What is a Neighbourhood Plan?
What is a Neighbourhood Plan? A Neighbourhood Plan determines the location and design of new transit-oriented land uses, like: Council adopts a Neighbourhood Plan following public consultation and technical
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1
Table of Contents ARTICLE 5A CHARACTER-BASED ZONING 1 SECTION 10.5A10 GENERAL... 1 10.5A11 Purpose and Intent... 1 10.5A12 Applicability... 1 10.5A13 Compliance with Regulating Plan... 1 10.5A14 Relationship
4 DEVELOPMENT STANDARDS FOR
4 DEVELOPMENT STANDARDS FOR RESIDENTIAL MIXED-USE PROJECTS This chapter presents standards for residential mixed-use projects in the Ashland-Cherryland Business District and the Castro Valley Central Business
VILLAGE CENTER ARLINGTON, VIRGINIA ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/
VILLAGE CENTER ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/21 PROJECT BACKGROUND 01 PAGE 02 01. PROJECT BACKGROUND 1 EXISTING CONDITIONS SITE 1 STREET VIEW 2 2 STREET VIEW PAGE 03 01.
Cambridge Planning Board Zoning Submission Overview 7/25/2017
Cambridge Planning Board Zoning Submission Overview 7/25/2017 Agenda 1. Introduction and Process to Date 2. Zoning Petition Overview 3. Conceptual Site Plans and Renderings 2 Planning Board Hearings Hearing
LeBreton Flats Redevelopment Development Summary Chart (First Subdivision)
Redevelopment Development Summary Chart (First Subdivision) Development Analysis Chart NOTE: THE FOLLOWING TABLE REPRESENTS THE RESULTS OF THE NCC'S DEMONSTRATION OF DEVELOPMENT CAPACITY. WHILE ACTUAL
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of February 23, 2013 DATE: February 8, 2013 SUBJECTS: A. Z-2563-12-1 REZONING from "CM" Limited Industrial Districts to "C-O-Crystal City" Commercial
West End Plan. Overview and Georgia-Alberni Sub-Area. April 7, 2016
West End Plan Overview and Georgia-Alberni Sub-Area April 7, 2016 Outline OUTLINE 1. Planning Process 2. The Plan 3. Public Benefits Strategy 4. Key Terms 5. Georgia-Alberni Sub-Area 6. Rezonings 7. Q
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
Preliminary Report Zoning By-law Amendment and Site Plan Control Applications Yonge Street
STAFF REPORT ACTION REQUIRED Preliminary Report Zoning By-law Amendment and Site Plan Control Applications 5270 5290 Yonge Street Date: January 29, 2007 To: From: Wards: Reference Number: North York District
DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1
2 DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1 This Chapter presents the development standards for residential projects. Section 2.1 discusses
6.0 DEVELOPMENT OPPORTUNITIES
6.0 DEVELOPMENT OPPORTUNITIES Urban neighbourhoods are in a constant process of change and evolution. In successful cities, such as Ottawa, development pressures are a constant. To help direct this growth
Policy and Standards for Public Local Residential Streets And Private Streets
Appendix A City of Toronto Development Infrastructure Policy & Standards Policy and Standards for Public Local Residential Streets And Private Streets November 2005 Policy and Standards For Public Local
Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 3415-3499 Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report Date: March 8, 2016 To:
DeKalb County Zoning Code Update: Hits, near Hits, and Misses
DeKalb County Zoning Code Update: Hits, near Hits, and Misses Presentation to the Georgia Planning Association Department of Planning & Sustainability September 28, 2017 Andrew A. Baker, AICP, Director
DRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes
Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected
SITE PLAN REVIEW COMMITTEE MEETING AGENDA
Page 1 SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, July 10, 2017 TIME: 7:00 8:30 p.m. PLACE: 2100 Clarendon Boulevard Ground Floor Conference Rooms Cherry/Dogwood Arlington, VA 22202 SPRC STAFF
BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059
Attachment 2 BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 WHEREAS Section 639 of the Municipal Government Act requires every municipality
Official Plan & Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West Official Plan & Zoning By-law Amendment Application Preliminary Report Date: January 13, 2010 To: From: Wards: Reference Number: North York Community
SITE PLAN REVIEW COMMITTEE MEETING AGENDA Clarendon Boulevard Courthouse Plaza, Rooms 109/110 Arlington, VA 22201
SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, January 6, 2014 TIME: 7:00 8:30 p.m. PLACE: 2100 Clarendon Boulevard Courthouse Plaza, Rooms 109/110 Arlington, VA 22201 SPRC STAFF COORDINATOR:
Planning Justification Report
Planning Justification Report 101 Kozlov Street, Barrie, Ont. Destaron Property Management Ltd. November 2015 Revised February 2017 TABLE OF CONTENTS Page 1.0 INTRODUCTION... 1 2.0 DESCRIPTION OF SUBJECT
COMMERCIAL AND MIXED USE zones COMMERCIAL AND MIXED USE ZONES. Zoning By-law PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION
Zoning By-law 05-200 COMMERCIAL AND MIXED USE zones PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION CONTENTS CONTEXT... 1 URBAN HAMILTON OFFICIAL PLAN... 2 COMMERCIAL AND MIXED USE ZONES...
900 ALBERT STREET PLANNING RATIONALE ADDENDUM NO. 2
900 ALBERT STREET PLANNING RATIONALE ADDENDUM NO. 2 March 26, 2018 Planning Rationale Addendum No. 2 Official Plan and Zoning By-law Amendment Prepared for: TIP Albert GP Inc. 485 Bank Street, Suite 200
Chapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision
Chapter 5: Testing the Vision The East Anchorage Vision, and the subsequent strategies and actions set forth by the Plan are not merely conceptual. They are based on critical analyses that considered how
STAFF REPORT. March 14, Toronto and East York Community Council. Director, Community Planning, South District
STAFF REPORT March 14, 2005 To: From: Subject: Toronto and East York Community Council Director, Community Planning, South District Preliminary Report Official Plan Amendment and Rezoning Application 05
DISTRICT OF CRITICAL PLANNING CONCERN (DCPC) PUBLIC HEARING. March 28, 2018
DISTRICT OF CRITICAL PLANNING CONCERN (DCPC) PUBLIC HEARING March 28, 2018 WHAT IS A DCPC? A DCPC designation allows for creation of special regulations to govern development and land use within a designated
TOWNSHIP ZONING ORDINANCE PETERS TOWNSHIP PLANNING DEPARTMENT JUNE, E. McMURRAY ROAD McMURRAY, PA 1531 (724)
EXECUTIVE PROPOSED SUMMARY PETERS Summary: Peters Township Zoning Ordinance TOWNSHIP ZONING ORDINANCE JUNE, 2017 PETERS TOWNSHIP PLANNING DEPARTMENT 610 E. McMURRAY ROAD McMURRAY, PA 1531 (724) 942-5005
CITY COUNCIL STUDY SESSION MEMORANDUM
City and County of Broomfield, Colorado To: From: Prepared by: Owner Applicant Property Size Property Location: CITY COUNCIL STUDY SESSION MEMORANDUM Mayor and City Council Charles Ozaki, City and County
Boston East. Fort Point Associates, Inc. Urban Planning Environmental Consulting Project Permitting. May 31, 2013
Boston East East Boston, Massachusetts Development Plan for PDA No. 92 May 31, 2013 submitted to Boston Redevelopment Authority submitted by Trinity Border Street, LLC prepared by Fort Point Associates,
Bylaw No , being "Official Community Plan Bylaw, 2016" Schedule "A" DRAFT
Bylaw No. 2600-2016, being "Official Community Plan Bylaw, 2016" Schedule "A" Urban Structure + Growth Plan Urban Structure Land use and growth management are among the most powerful policy tools at the
Using Analysis to Improve the Environment for Transit
Using Analysis to Improve the Environment for Transit POWERFUL ANALYTIC TOOLS Envision Tomorrow/ process Step 1: Scenario development starts by creating a library of building types that are financially
17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS:
Effective April 14, 2011 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS: 17.13.010 Title, Intent, and Description 17.13.020 Required Design Review Process 17.13.030 Permitted and Conditionally
SITE PLAN REVIEW COMMITTEE MEETING AGENDA. DATE: Monday, March 23, :00 8:25 p.m. PLACE:
SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, March 23, 2015 TIME: 7:00 8:25 p.m. PLACE: Courthouse Plaza 2100 Clarendon Boulevard Conference Room 109/110 (C&D) Lobby Level Arlington, VA 22201
200 Liberty Street 225 Liberty Street 200 Vesey Street 250 Vesey Street 300 Vesey Street
200 Liberty Street 225 Liberty Street 250 Vesey Street We are pleased to offer availabilities of contiguous space as large as 130,000 square feet to partial floors as small as 7,000 rentable square feet.
Director, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA
STAFF REPORT ACTION REQUIRED 75 Canterbury Place Official Plan Amendment Application and Revised Zoning By-law Amendment Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: North
740 and 750 York Mills Road and 17 Farmstead Road Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 740 and 750 York Mills Road and 17 Farmstead Road Zoning By-law Amendment Application Preliminary Report Date: September 20, 2013 To: From: Wards: Reference Number: North York
LOFT STYLE OFFICE ICONIC ALBERT KAHN DESIGNED BURROUGH S BUILDING KEEL ST PORT ST BECK RD
FOR LEASE 180,480 SF ALBERT KAHN OFFICE BUILDING 41100 PLYMOUTH RD., PLYMOUTH, MI 48170 180,480 SF Available LOFT STYLE OFFICE Loft Style Office with High Ceilings Less than a Mile from Downtown Plymouth,
PD No. 15 Authorized Hearing
PD No. 15 Authorized Hearing Community Meeting No. 2 February 19, 2019 6:30 p.m. Hyer Elementary School Cafetorium 8385 Durham St Andrew Ruegg Senior Planner PD No. 15 Authorized Hearing On September 7,
Sterling Meadow Subdivision
Sterling Meadow Subdivision Proposal: A pre-application conference was held on November 7, 2017, with the applicant and City staff to discuss the development. The applicant took staff s recommendations
144 and 150 Berry Road - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 144 and 150 Berry Road - Zoning By-law Amendment Application - Preliminary Report Date: December 16, 2014 To: From: Wards: Reference Number: Etobicoke York Community Council
Zoning Analysis For New Building Lactated at 415 East 6 th Street, New York, New York
Monday, November 26, 2007 Zoning Analysis For New Building Lactated at 415 East 6 th Street, New York, New York Prepared for: Mr. Joshua Kushmer Kushmer Companies 18 Columbia Turnpike Florham Park, NH
Puyallup Downtown Planned Action & Code Changes. January 10, 2017
Puyallup Downtown Planned Action & Code Changes January 10, 2017 Purpose & Location Purpose Promote economic development and downtown revitalization Tools: Municipal Code amendments Change development
EAST WEST PARTNERS SCOTT MURRAY LAND PLANNING, INC.
WhyMixedUse? Trac Combiningresidentialdwellingswith workplace,shoppingandentertainmentcommercial developmentreducestheuseofautomobilesand encouragestheuseofalternativemethodsof transportation,includingpedestrian,bicycleandpublic
Test Case - Site 1. Test Case Site 1 - Existing Prince George s County - Zoning Rewrite. Single-family Residential. Mentor Ave.
Test Case - Site 1 GOAL RECOMMENDED ZONE For this study, the goal is to achieve the maximum density allowed by this zone, while mitigating steep slopes along the western edge of the study area. Single-Family
5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report Date: May 16, 2013 To: From: Wards: Reference Number: Toronto
TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE
TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE INTRODUCTION Using the framework established by the U.S. 301/Gall Boulevard Corridor Regulating Plan (Regulating Plan),
3804 Wilson Boulevard (Staples Site) Special General Land Use Plan Study
1 3804 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
40-58 Widmer Street - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 40-58 Widmer Street - Zoning Amendment Application - Preliminary Report Date: April 19, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 19, 2015 DATE: September 15, 2015 SUBJECTS: A. SP# 297 PHASED DEVELOPMENT SITE PLAN AMENDMENT of the Pentagon Centre PDSP to permit
LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY
LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY JANUARY 2013 CONTENTS 1.0 INTENT & PRINCIPLES...1 2.0 APPLICATION...2 3.0 HOUSING TYPES, HEIGHT & DENSITY POLICIES...3 3.1 LOW TO MID-RISE APARTMENT POLICIES...4
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 10, 2006 DATE: June 9, 2006 SUBJECTS: A. Z-2525-06-1 REZONING for Saul Centers, Inc., from C-3 General Commercial Districts to C-O Commercial
STAFF REPORT. January 25, North York Community Council. Director, Community Planning, North District
STAFF REPORT January 25, 2005 To: From: Subject: Purpose: North York Community Council Director, Community Planning, North District Refusal Report OPA & Rezoning Application 04 194214 NNY 33 OZ Applicant:
City of Vancouver Planning By-law Administration Bulletins
City of Vancouver Planning By-law Administration Bulletins Planning, Urban Design and Sustainability Department 453 West 12th Avenue, Vancouver, BC V5Y 1V4 tel: 3-1-1, outside Vancouver 604.873.7000 fax:
Chapter URBAN VILLAGE ZONING DISTRICTS
Chapter 20.16 Sections: 20.16.010 Purpose of the Urban Village Zoning Districts 20.16.020 Land Use Regulations for the Urban Village Zoning Districts 20.16.030 Development Standards & Guidelines for the
FLOOR AREA REPORT GUIDE
June 2, 2018 1 Document No. 3511600 1 FLOOR AREA REPORT and FLOOR AREA REFERENCE MODEL - INTRODUCTION A FLOOR AREA REPORT ( FAR ) is required by the BUILDING DEPARTMENT to confirm zoning compliance for
1 Application Form 4
1 Application Form 4 5 2 Project Summary Location The proposed development is located at 216 Cobequid Road in Sackville, Nova Scotia. Site Characteristics The mixed-use development is situated on the corner
CONCEPTS WEST PALM BEACH MASTER PLAN UPDATE 1.0
CONCEPTS WEST PALM BEACH MASTER PLAN UPDATE 1.0 1.0 Replace the current form based code with a capacity driven code and architectural guidelines to elevate the quality of the public realm and new projects.
THE GEORGE WASHINGTON UNIVERSITY MOUNT VERNON CAMPUS AMES HALL RENOVATION AND ADDITION ZONING APPLICATION SUBMISSION NOVEMBER 20, 2009
THE GEORGE WASHINGTON UNIVERSITY MOUNT VERNON CAMPUS AMES HALL RENOVATION AND ADDITION ZONING APPLICATION SUBMISSION NOVEMBER 20, 2009 DRAWINGS: 1 SITE PLAN 2 B3 PLAN 3 B2 PLAN 4 B1 PLAN 5 FIRST FLOOR
Development Contribution Expectations in Areas Undergoing Community Planning
PAGE 1 OF 6 Development Contribution Expectations in Areas Undergoing Community Planning Adopted by City Council on June 20, 2018 PAGE 2 OF 6 Contents 1 Application and Intent... 3 1.1 Relationship to
S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A Clarendon Boulevard Conference Room 311 Arlington, VA 22201
S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A DATE: Thursday, May 12, 2016 TIME: 7:00 8:25 p.m. PLACE: 2100 Clarendon Boulevard Conference Room 311 Arlington, VA 22201 SPRC STAFF
Intracorp and Strand are partnering together to develop real estate communities that enrich the fabric of the neighbourhoods they are built in.
Intracorp and Strand are partnering together to develop real estate communities that enrich the fabric of the neighbourhoods they are built in. Through their partnership, Strand and Intracorp are committed
ARLINGTON COUNTY, VIRGINIA
ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 8, 2012 DATE: November 29, 2012 SUBJECT: PDSP #346 SITE PLAN AMENDMENT to convert approximately 1,458 square feet of GFA below-grade
MEMORANDUM Main Concepts
MEMORANDUM DATE February 5, 2016 TO FROM SUBJECT David Bischoff City of Gilroy Bruce Brubaker and Seung Hong, PlaceWorks Draft Alternative Land Use and Circulation Scenarios This memorandum summarizes
May 12, Chapter RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections:
May 12, 2017 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections: 17.13.010 Title, intent, and description. 17.13.020 Required design review process. 17.13.030 Permitted and conditionally
III. PROJECT DESCRIPTION
III. PROJECT DESCRIPTION This chapter describes the 950 Mason Street Fairmont Hotel Revitalization and Residential Tower Project (proposed project), which is evaluated in this Draft Environmental Impact
Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: Document Being Considered: Ordinance
Staff Report Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: 6-19-13 Document Being Considered: Ordinance RECOMMENDATION Following the public hearing, consider Development Plan
Jasper 115 Street DC2 Urban Design Brief
Jasper 115 Street DC2 Urban Design Brief Greenlong Construction Ltd. Stantec Consulting Ltd. 2017 Overview The proposed rezoning application supports the development of two mixed-use high-rise buildings
FOR LEASE MIDDLEBELT ROAD LIVONIA, MICHIGAN
FOR LEASE 11900 MIDDLEBELT ROAD LIVONIA, MICHIGAN PROPERTY FEATURES 1,650 SF & 2,660 SF Available Immediate Occupancy NEWBURGH RD LEVAN RD STARK RD FARMINGTON RD MERRIMAN RD MIDDLEBELT Many Possible Uses
355 King St W and 119 Blue Jays Way - OPA & Rezoning Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 355 King St W and 119 Blue Jays Way - OPA & Rezoning Applications - Preliminary Report Date: May 27, 2008 To: From: Wards: Reference Number: Toronto and East York Community
3928 Lorain Avenue. Cleveland, Ohio 44113
3928 Lorain Avenue Cleveland, Ohio 44113 9,441 SF building plus 3,882 SF basement Mixed Use building for Sale or Lease In line retail space with excellent frontage and visibility on Lorain Avenue 2nd and
Site & Architectural Design Study for the Conversion of Parking Lots
Site & Architectural Design Study for the Conversion of Parking Lots Town of Manchester, Connecticut 41 Center Street 06040 (860) 647-5235 Issued: April 18, 2008 Table of Contents Preface Introduction
Urban Design Brief Dundas Street. London Affordable Housing Foundation. November Zelinka Priamo Ltd.
Urban Design Brief 1039-1047 Dundas Street London Affordable Housing Foundation November 2017 Zelinka Priamo Ltd. TABLE OF CONTENTS Page No. INTRODUCTION... 3 SECTION 1 LAND USE PLANNING CONTEXT... 3 1.1
th Avenue NW Early Design Guidance Meeting - SDCI # EDG Meeting
- Proposed New Residential Construction Project (SDCI #3024352) 1 SEATTLE DESIGN REVIEW Date of EDG Meeting Early Design Guidance Meeting 1 PROJECT SUMMARY The proposed project consists of 74 residential
C O P Y R I G H T , S U L L I V A N G O U L E T T E W I L S O N, L T D.
ZONING DATA Project Address 4620 N Western Ave Last Updated 6/9/2015 BULK AND DENSITY Existing Zoning Proposed Zoning Lot Area [SF] 8,100.00 8,100.0 8,100.0 Zoning District C2-1 B2-3 TOD B2-3 TOD Use Group
Sightline Report. produced by TitleVest. 212 West 18th Street, 3, New York, NY Created For: SAMPLE REPORT TitleVest Order No.
Sightline Report produced by TitleVest 212 West 18th Street, 3, New York, NY Created For: SAMPLE REPORT TitleVest Order No.: SL-NY-654321 2016 First American Financial Corporation and/or its affiliates.
City Avenue District Rezoning. Regional Center Area & Bala Cynwyd Retail District December 14, 2011 Public Hearing
City Avenue District Rezoning Regional Center Area & Bala Cynwyd Retail District December 14, 2011 Public Hearing Board of Commissioners Agenda Public Hearings An Ordinance to create The City Avenue District,
Director, Community Planning, Toronto and East York District
STAFF REPORT September 1, 2005 To: From: Subject: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Further Report Applications to amend Official Plan