Washington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus"

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1 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 and Development Meeting Agenda 1. Overview: Updated Framework, Modeling and GLUP Scenarios 2. May 1 st Open House Input 3. LRPC Discussion 4. Next Steps 2

2 GLUP Amendment Policy Policy for Consideration of General Land Use Plan Amendments Unanticipated by Previous Planning Efforts adopted by County Board in 2008 Calls for a community review process in those instances where there is no adopted plan or where the GLUP amendment request is inconsistent with the guidance of the relevant adopted plan The study evaluates the appropriateness of the requested GLUP change and what GLUP category or categories may be appropriate 3 Study Area 4

3 Summary of GLUP Study Requests Property Address Eleventh Street Development, LLC Site 3415 and 3421 Washington Blvd., and 1122 N. Kirkwood Road YMCA of Washington Site 3400, 3422, th Street North American Legion 3445 Washington Boulevard Site Area 68,842 sq. ft. (1.58 acres) 191,415 sq. ft. (4.39 acres) 56,092 sq. ft.(1.29 acres) Current GLUP Designation Requested GLUP "Service Commercial" Medium Office- Apartment-Hotel "Semi-Public" and Low Residential (11-15 units/acre) Medium Residential "Service Commercial and "Semi-Public" Medium Office- Apartment-Hotel Current Zoning "C-2" Service Commercial- Community Business District "R-5" One-Family and Restricted Two-Family Dwelling District "C-2" Service Commercial-Community Business District and "R- 5" District Requested Zoning C-O-2.5 Not Specified C-O Process Timeline (Tentative) Washington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus" Oct. Dec. Feb. May June 10/20/16 12/20/16 2/21/17 5/18/17 LRPC #1 LRPC #2 LRPC #3 LRPC #4 LRPC #5 TBD Overview of Study Scope/Process Site analysis Background info Framework Concepts (Streets & Open Space) Initial 3D Modeling LRPC #1 Followup Transportation Analysis Refined Framework Concepts Refined 3D Modeling Emerging Draft Guiding Principles Revised Framework Concepts Revised 3D Modeling LRPC #3 Followup Recommended Framework Concept Final 3D Modeling Draft Study Document LRPC #4 Followup TBD LRPC #2 Followup 6

4 Revised Frameworks & GLUP Modeling Tonight s Objectives Present guiding principles, frameworks and modeling updated since LRPC #3 to the Committee Report back on what we heard from the May 1 Community Open House Facilitate a conversation among staff and LRPC about preferences and opportunities for further enhancement to progress towards preliminary study recommendations 7 1. Overview: Updated Framework, Modeling and GLUP Scenarios 8

5 Section 1 Outline A. Guiding Principles B. Public Realm Framework C. GLUP Scenario Models 1. Plans, Bird s Eye Views, and Sun/Shadow Studies 2. Cross-Sections 9 1A. Guiding Principles 1. Evolve this area from an automobile-oriented development pattern to a pedestrian-oriented mixed-use place by encouraging highquality redevelopment that enhances the overall neighborhood. 2. Manage the siting and sculpting of new buildings to achieve effective and harmonious transitions between the area s mid-rise, mixed-use development and the adjoining single family residential neighborhoods. 3. Preserve and reinforce the primarily residential character of neighborhood streets west and north of the site. 4. Maintain opportunities to accommodate ground floor retail along Washington Boulevard to provide neighborhood amenities, without exclusively requiring its inclusion in redevelopment projects. 10

6 1A. Guiding Principles 5. Provide parking at ratios that right-size the amount of parking for the density and programs associated with new development, and strongly encourage below grade structured parking (respecting that results of the Residential Parking Study may be forthcoming). 6. Strike a balance in creating new streets and/or alleys that add connectivity and circulation across the block, mitigates against adverse traffic impacts, respects the area s overall topography, and avoids creating excessive asphalt and impermeable surfaces at grade. 7. Increase public open space amenities to enhance and protect the Ball Family Cemetery, support attractive and safe pedestrian circulation across the block, preserve existing stands of mature trees, support and complement indoor recreational activities, and provide opportunities to address open space needs of the surrounding neighborhoods. 1A. Guiding Principles Capitalize on opportunities to achieve a diverse mix of market rate and committed affordable housing units in close proximity to the Virginia Square and Clarendon Metro station areas. 9. Support the modernization of important civic and community institution facilities that maintain their long-established presence in the area. 10.Preserve, respect and enhance the historic integrity and site conditions of the Ball Family Cemetery, while improving public visibility and access to the site. 12

7 1A. Guiding Principles 11. Achieve redevelopment that fits well within its surroundings by leveraging the area s topographic disposition and organizing building height and density in a way that responds to its distinct edge conditions. 12.Efficiently use limited available land by supporting the vertical mix of residential space above institutional uses, such as the American Legion and YMCA, where appropriate. 13.Take measures to manage additional transportation demands generated by future site development that do not excessively burden local residential streets 13 Framework and Modeling Assumptions Parcel Consolidations Certain site assemblages assumed for study, recognizing that they can occur over time in a variety of ways Example 1 14

8 Framework and Modeling Assumptions GLUP and Zoning Potential GLUP Designation Scenario Assumed Zoning District Density (maximum per GLUP/ zoning sans bonus) Building Height (maximum) Basis for Study "Low-Medium" Residential Office Res. Total RA u/ac 36 u/ac 60 feet (including bonus) Transitional Character "Medium" Residential "Low" Office- Apartment-Hotel "Medium" Office- Apartment-Hotel (& "Medium Residential) RA-H - 72 u/ac 72 u/ac 125 feet 12 stories 95 feet (other) C-O u/ac 72 u/ac 8 stories (office) 10 stories (res./hotel) C-O u/ac 115 u/ac 12 stories (office) 16 stories (res./hotel) Requested GLUP (YMCA); Generally highest density GLUP outside of Metro Station Areas Consistent with GLUP across south side of Washington Blvd. Requested GLUP (11 th Street, LLC, American Legion) Additional Assumptions for YMCA Target facility size: 50, ,000 sq. ft. Largest floorplate: 35,000 sq. ft. Stories: 3 stories, perhaps 1 below grade; 14 ft. floor height, 28 ft. for double height volumes (basketball court, indoor pool, etc.) Program focus: (Indoor): Tennis, Track, Aquatics, Wellness, Fieldhouse/Court 15 Framework and Modeling Assumptions Miscellany Terrain model includes County s GIS 2-foot contour data, and models work with existing grade No expansion of study area, but focus on transitions to single family residential properties Examine range of street/ alley/ pedestrian connection options Assume below-grade parking (even if challenging economics) Explore vertical mixed-use for residential above YMCA facility Wherever possible, limit buildings to eight stories Generally edge 13 th Street with residential uses only (scale of 3 to 4 stories) Focus open space on the cemetery and tree stand first and foremost, and look for other opportunities second Assume party wall conditions for immediately abutting sites/buildings, where needed for target GFAs 16

9 Framework and Modeling Assumptions GLUP and Zoning Potential Development consistent with GLUP and/or zoning maximums, 1) at base limits and 2) with bonus density where applicable Land Uses generally presumed as primarily residential due to distance from Metro, office market, and surrounding context Model development forms generally compatible with surrounding development, with tapers as appropriate Model development to frame public realm (streets/open space), and consider likely/desirable building service and garage access points Ball Family Cemetery designated as Public in all scenarios 17 Additional Working Assumptions Unit Size/GFA and Floor Height Average residential unit size: 1,100 sq. ft. / unit (gross) (assumed based on recent development trends in Arlington) But, What if residential unit sizes vary from this? If units sizes average 1,000 sq.ft., approximately 9% less GFA If units sizes average 950 sq.ft., approximately 14% less GFA If units sizes average 900 sq.ft., approximately 19% less GFA Assumed Floor-to-Floor heights: 14 ground floor residential 10 other residential floors 14 YMCA program floors 18

10 Additional Working Assumptions Bonus Density 25% Gross Floor Area bonus for affordable housing,community facilities, etc. and 0.40 FAR for LEED Gold and Energy Savings EXAMPLE: 13,163 sq.ft. Site area 38,226 sq.ft. Base GFA 9,556 sq.ft % Bonus 5,265 sq.ft. LEED Bonus 53,048 sq.ft. GFA w/ Bonus In this specific case, GFA w/ assumed bonus is 39% more than Base GFA 19 1B. Public Realm Framework Related County Transportation Policies Master Transportation Plan: Streets Element (2011), Bicycle Element (2008), and Parking and Curb Space Management Element (2009) General Benefits of Street Connectivity: Multimodal Circulation Distribution of loading and parking access Provision of public open space Emergency access Why is Street Connectivity Important Here? It can: Help organize open space and define building placement Maximize the visibility and public access to the site and future uses Provide through-block connectivity to better connect neighborhood with Virginia Square Metro Station (area) Provide areas for on-street parking and other curb-side uses to support new development 20

11 1B. Public Realm Framework 21 1B. Public Realm Framework 22

12 1B. Public Realm Framework 23 1B. Public Realm Framework 24

13 1B. Public Realm Framework 25 GLUP Scenarios Studied by LRPC No further study (as suggested by LRPC input in Dec. 2016) Scenario 1: Existing GLUP Scenario 4: Alternate GLUP 1 (assuming C-O-1.0 zoning) BUILD-OUT BASE YMCA: Up to 100K sf Multi-family Resi: 164K-190K sf (172 Units) Single-family Resi: 21 Units BONUS YMCA: Up to 100K sf Multi-family Resi: 280K-325K sf (295 Units) Single-family Resi: 21 Units BASE YMCA: Up to 100K sf Multi-family Resi: 343K-399K sf (362 Units) Other Resi: 34 Units BONUS YMCA: Up to 100K sf Multi-family Resi: 506K-587K sf (533 Units) Other Resi: 34 Units 26

14 GLUP Scenarios Studied by LRPC Further study (as suggested by LRPC input in Dec. 2016) Scenario 3: Alternate GLUP 2 Scenario 2: Requested GLUP Scenario 2: Alternate GLUP 3 BASE BASE BASE BUILD-OUT YMCA: Up to 100K sf Multi-family Resi: 422K-490K sf (or 445 Units) BONUS YMCA: Up to 100K sf Multi-family Resi: 669K-776K sf (or 705 Units) YMCA: Up to 100K sf Multi-family Resi: 741K-859K sf (or 780 Units) BONUS YMCA: Up to 100K sf Multi-family Resi: 1,176K-1,362K sf (or 1,238 Units) YMCA: Up to 100K sf Multi-family Resi: 741K-859K sf (or 780 Units) BONUS YMCA: Up to 100K sf Multi-family Resi: 1,133K-1,312K sf (or 1,192 Units) 27 Bird s Eye View existing- looking east 28

15 Bird s Eye View existing- looking north 29 Bird s Eye View existing- looking south 30

16 Bird s Eye View existing- looking southwest 31 Scenario 2- Option 1 32

17 Scenario 2- Option 1 33 Scenario 2- Option 1 34

18 Scenario 2- Option 2 35 Scenario 2- Option 2 36

19 Scenario 2- Option 2 37 Scenario 2- Option 1 (Bonus) Shadow Studies 38

20 Scenario 3- Base 39 Scenario 3- Bonus 40

21 Scenario 3 41 Scenario 3 42

22 Scenario 3 Bonus- Shadow Studies 43 Scenario 5- Base 44

23 Scenario 5- Bonus 45 Scenario 5 46

24 Scenario 5 47 Scenario 5 Bonus- Shadow Studies 48

25 SECTION 1 49 SECTION 1 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 50

26 SECTION 2 51 SECTION 2 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 52

27 SECTION 3 53 SECTION 3 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 54

28 SECTION 4 55 SECTION 4 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 56

29 SECTION 5 57 SECTION 5 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 58

30 SECTION 6 59 SECTION 6 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 60

31 SECTION 7 61 SECTION 7 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 62

32 SECTION 8 63 SECTION 8 SCENARIO 2 option 1 SCENARIO 2 option 2 SCENARIO 3 SCENARIO 5 = BASE = BONUS 64

33 SECTION 9 65 SECTION 9 SCENARIO 3 Open space in base scenario, townhouses in bonus = BASE = BONUS 66

34 2. May 1 st Open House Input 67 Section 2 Outline A. Rating of Scenarios B. Written Comments C. Visual Preference Survey Board D. Compatible Transition Board 68

35 16 Scenario Ratings LESS favorable MORE favorable LEGEND Scenario 2 Scenario - Opt 1, Scenario 2 2 Scenario - Opt 1, Scenario 2 2 Scenario - Opt 2, Scenario 2 2 Scenario - Opt 2, Scenario 2 3, Base Scenario 3, Bonus Scenario 5, Base Scenario 5, Bonus Scenario 3 Base Opt. 1 - Bonus Base Opt. 2 - Bonus Scenario 3 Scenario 5 Scenario 5 Opt. 1 - Opt. 2 - BASE BONUS BASE BONUS BASE BONUS BASE BONUS Themes from General Comments Support YMCA/Need Commitment from YMCA to Keep Providing Services on Site Potential Traffic & Parking Issues and Impacts Need More Attention Need Further Revisions to Form/Massing Models Must Consider Surrounding Context in our Planning Concerns about Impacts from Too Much Development Further Study Should Consider Other Issues Keep the Process Transparent Supportive of Ideas and Benefits Expressed in Guiding Principles Would like to See More Green Space Maintain the Residential Character of 13 th Street North Future Growth will Need More Infrastructure to Support It 69 70

36 Scenario-Specific Comments Scenario 2 Option 1 Overall density and building heights are too high, especially on YMCA site. Not enough transition to the neighborhood. The street network seems to split up the study area too much preferences for no new connection to 13 th Street. New roads should be restricted to residents. Too little combined open space. Need to take advantage of topography at 13 th /Kirkwood. 71 Scenario-Specific Comments Scenario 2 Option 2 Overall density and building heights are too high, especially adjacent to the lower residential areas (YMCA, American Legion sites). Not enough transition to the neighborhood. Preferences from no through connections between 13 th Street and Washington Blvd. serving development in the study area, and new roads should be restricted to residents. Shorten the driveway/alley into American Legion site. Too little combined open space. How to address underground parking for the YMCA? 72

37 Scenario-Specific Comments Scenario 3 Low O-A-H densities seem right for west part of Washington Blvd.; could be open to more density (Medium O-A-H?) closer to Kirkwood. Mixed views on the road layout some like it, others do not. New roads should be one way or restricted to residents. Need more buffer along 12 th Road and Kansas Street. Others feel density is too high along 13 th Street, with not enough open space. Scenario-Specific Comments Scenario 5 Scenario 5 Base much preferred over Bonus Townhouses transition and taper to the neighborhood effectively Provides for large open space in northwest corner of study area, for recreation and transition Makes best use of topography - Greatest densities/heights at Washington and Kirkwood makes most sense, but should taper up the hill to the west Legion site building too large next to single-family Concerns/questions about street network/too much connectivity, roads should be restricted to residents 73 74

38 Visual Preference Survey 75 Visual Preference Survey 76

39 Visual Preference Survey 77 Visual Preference Survey 78

40 Visual Preference Survey 79 Visual Preference Survey 80

41 Visual Preference Survey 81 Visual Preference Survey 82

42 Compatible Transitions Board Crescent Apartments 2201 Pershing Apartments Hyatt Place Hotel N. Glebe Road Market Commons 83 Compatible Transitions Board Market Commons 84

43 Suggested Future Revisions? Scenario 3 Bonus Scenario 5 Base LRPC Discussion 87

44 4. Next Steps 88 Tentative Draft Outline Study Product A potential product for this study could include a study document that primarily consists of the following elements: Narrative text providing introduction, background, and other key features of the study; Guiding Planning Principles; Concept Map(s) with recommendations potentially on: Land use; Density; Building heights; Transportation; Parks. Summary of findings, with recommendations on what GLUP Designations could be appropriate. 89

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