County Board Meeting June 18, 2016 2400 Columbia Pike FBC Redevelopment Proposal A. FBC Use Permit U-3436-16-1 B. Vacations 1
Outline 1. Form Based Code Background & Review Process 2. Subject Site Location 3. Proposed Development 4. Historic Preservation 5. Requested Modifications 6. Vacation Requests 7. Planning Commission 8. Proposed Alternative Alley Scheme 9. Staff Recommendation 2
Form Based Code Background Town Center node Subject Site 3
Subject Site Location The Barkley Siena Park Subject Site Arlington Village NORTH Penrose Square Arlington Village Shopping Center Subject site is currently occupied by several retail tenants 4
Subject Property Columbia Pike Subject Site S. Barton Street Intersection of Columbia Pike and S. Barton Street (looking southeast) 5
Historic Preservation Existing Buildings were constructed in 1950 s, and not 1930 s as originally thought. Existing Tenants: Rappahannock Coffee Cabinets ERA Historical research indicates subject buildings were designed as attached infill to original development (part of which has since been demolished). Existing facades contribute to the understanding of the architectural history of Columbia Pike. Existing Tenants: L.A. Nails Laptop Repair Morris Van s Hair Design 6
Proposed Development FBC Checklist Verifies FBC Compliance Regulating Plan: o Regulations for alleys, parking, & building edges Building Envelope Standards: o Regulations for height, massing, setbacks, use, buildable area, open space, & fenestration Streetscape & Architecture Standards o Public realm, street trees, sidewalks, street furniture, building facades, building materials, signage 7
Proposed Development Future Alley Locations Required Building Line Parking Setback Line Main Street Frontage (Building Envelope Standards) Historic Properties Subject Site North Town Center Regulating Plan 8
Proposed Development FBC Proposal includes: 105 residential units 14,736 sf of retail 3,616 sf of private open space 140 parking spaces (2-level garage) 55 total bicycle parking spaces Rendering of Proposed FBC Development (View from Columbia Pike and S. Barton Street looking southeast) Preservation of existing building facades 9
Proposed Development Existing Public Street (Columbia Pike) Existing Public Street (S. Barton St) RBL North FBC Planned Alley Alley Locations Arlington Village Property Buildable Area Private Open Space RBL Future Out lot Citgo Gas Station Barkley Condominium Property RBL: Required Building Line (Face of Building) Property Lines 10
Proposed Development North Elevation (Columbia Pike) Historic Facade Residential Entrance Historic Facade 5 facades along Columbia Pike meet the Distinct Vertical Façade Composition (Different façade compositions, wall materials, window shapes/proportions, changes in cornice line) 11
Proposed Development West Elevation (S. Barton Street) Raised Terrace 2 facades along S. Barton Street meet the Distinct Vertical Façade Composition (Different façade compositions, wall materials, window shapes/proportions, changes in cornice line) 12
Requested Modifications Applicant has requested 5 modifications to the FBC: #1: Height of Finished Floor Elevation for ground-story retail along S. Barton Street #2-5: Modifications related to the integration of the historic facades: Siting Specifications Cornice Requirement Maximum Window Sizes Exterior door materials 13
Requested Modifications 1. Finished Floor Elevation for Ground Floor Retail (S. Barton Street) Ground Story elevations are required to be within 2 of average sidewalk Proposed design exceeds this height by 2-6 along this frontage 6 -wide clear path around building corner to raised terrace 2 6 S. Barton Street 14
Requested Modifications 2. BES Siting Specifications First 3 stories are required to be located along the RBL Proposed design includes ground story along the RBL, with upper stories setback approximately 10 feet from the RBL 10 feet 3 2 1 Behind the RBL On the RBL RBL Columbia Pike S. Barton Street 15
Requested Modifications 3. Cornice Requirements: Cornices are required to project a minimum of 42 for 6-story building Proposed design includes taller parapets, varied cornice lines that include projections ranging from 12 24 4. Max window size requirements: Ground-story window pane maximum = 6 feet (high) by 4 feet (wide) Upper-story window pane maximum = 36 (high) by 30 (wide) Proposal includes: Ground-story window panes that are 8 high x 10 wide Upper-story window panes that are 6 high x 8 wide 5. Exterior Door Materials: Exterior door materials must include either wood, clad or steel frames Proposed design includes frameless glass retail doors 16
Vacation Requests North 231 sq. ft. of Columbia Pike right of way to be vacated 10-foot Sanitary Sewer Easement to be vacated 17
Review Process Mar 2014 Spring 2014 2012-2013 Fall 2013 Summer 2015 Sep 2015 Mar 2016 Apr 2016 May 2016 Historic Preservation FBC Redevelopment 18
Planning Commission Concerns raised by the adjacent Barkley Condominium: Staff has clarified and resolved questions regarding underground utilities, pedestrian and fire access that impact both the Barkley and subject properties Staff has met with the Barkley Condo Board and will continue to work on achieving a planned shared use path along the rear of their property which could also create a new access point for maintenance vehicles servicing the Barkley Condominium 19
Alternative Scheme for alley access 245 SF area of Arlington Village property Proposed alley (required by the FBC) Re-aligned alley entrance from S. Barton Street 20
Both alley schemes are compliant with FBC (Original) Design Scheme 1 (Alternative) Design Scheme 2 21
Staff Recommendation 2400 Columbia Pike Proposal (both schemes) are FBC compliant Five modifications are in keeping with the intent of the FBC, appropriately resolve site challenges, and result in a cohesive design relating to the historic facades being preserved Associated Columbia Pike vacations are in accord with the Comprehensive Plan Therefore, Staff recommends APPROVAL of the proposed Use Permit with both design schemes, associated conditions, and vacation requests. 22