Washington Boulevard and Kirkwood Road Special General Land Use Plan (GLUP) Study Plus. Agenda Item #43

Transcription

1 Washington Boulevard and Kirkwood Road Special General Land Use Plan (GLUP) Study Plus Agenda Item #43 County Board Meeting OCTOBER 21, 2017

2 Subjects Request to Advertise public hearings to Consider the following: A. Adoption of the Washington Boulevard and Kirkwood Road Special GLUP Study Plus and Concept Plan B. Associated Amendments to the General Land Use Plan (GLUP); and C. Associated Amendments to the Master Transportation Plan (MTP) 2

3 Presentation Content 1. Study Background and Context 2. General Land Use Plan, Zoning, and Master Transportation Plan Overview 3. Summary of Modeling Analysis 4. Study Plus and Concept Plan Document 5. GLUP and MTP Recommendations 6. Advisory Commission Review 3

4 1. Study Background and Context 4

5 1. Purpose of Study Evaluate 3 concurrent GLUP Amendment requests County Board s 2008 Policy related to Unanticipated GLUP Amendments, requires a community review process, given lack of adopted plan STUDY OBJECTIVES 1) Determine whether the requested GLUP change is within the realm of consideration. AND, as a Study Plus, 2) Develop planning principles, guidance, and other recommendations to help shape future development within the study area 5

6 1. Would GLUP Changes Support Arlington s Development and Growth Goals? 1. Concentrate high-density residential, commercial and office development in Metro Station Areas and along transit corridors. 2. Promote mixed-use development in Metro Station Areas to provide a balance of residential, shopping and employment opportunities 3. Increase housing supply 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 6

7 1. Study Location CLARENDON VIRGINIA SQUARE 7

8 1. Study Location GLUP Requests A From Service Commercial To Medium Office- Apartment-Hotel B Semi-Public Medium Residential C Service Commercial Medium Office- Apartment-Hotel B 12 th Road North A C Washington Boulevard 8

9 1. Site Conditions View of site, looking southwest 9

10 1. Sample Site Conditions 10

11 1. Special GLUP Study Process Meeting Date Main Topics LRPC #1 Oct LRPC #2 Dec LRPC #3 Feb Walking Tour & Open House May LRPC #4 May LRPC #5 July Study Scope Site Analysis Initial Framework Concepts Initial 3D Modeling Revised Framework Concepts Revised 3D Modeling Initial Guiding Principles Study Overview and Inprogress Materials Revised Framework Concepts Revised 3D Modeling Initial Guiding Principles Draft Study Plus Document Preliminary GLUP Options 11

12 1. Key Issues from LRPC/Community Input Circulation and Access Options Parking and Other Transportation Impacts Public Open Spaces and Landscape and Cultural Resources - Ball Family Burial Grounds - Mature Trees along 13 th Street North - Planned Public Open Space Building Heights Development Densities and General Land Use Plan designations 12

13 2. General Land Use Plan, Zoning, and Master Transportation Plan Overview 13

14 2. GLUP Map, Study Area and Environs 2017 GLUP Map 1966 GLUP Map (inset) 14

15 2. Existing Zoning 15

16 2. Master Transportation Plan 16

17 2. Average Daily Traffic 17

18 2. Estimated Future Trips, by scenario 18

19 3. Summary of Modeling Analysis 19

20 3. Approach to Scenario Modeling 1. GLUP Scenario modeling integrates considerations across three main topic areas Circulation Framework Open Space Framework Building Placement and Massing Framework 2. Iterative process allows for a range of test cases to be examined, assessed, and refined 3. Arriving at desirable/positive outcomes expressed through scenario modeling can inform concept plan, GLUP and MTP recommendations 20

21 3. Public Realm Framework Options Sample Circulation and Open Space Frameworks 21

22 3. Public Realm Framework Options POLICY GUIDANCE ON TRANSPORTATION o MTP Goals and Policies, General Policy C: Manage Travel Demand and Transportation Systems, Street Policy Number 6 Maintain and enhance a grid-style street network. Facilitate desired creation, realignment or relocation of existing streets as appropriate, including through vacation of existing and acquisition of new street right-of-way. Enhance the connectivity of the existing street network by constructing new streets with redevelopment of large blocks and avoiding permanent closures or other reductions in street connectivity 22

23 3. Public Realm Framework Options POLICY GUIDANCE ON TRANSPORTATION o Benefits of Street Connectivity Reduce travel distance/time/emissions by allowing direct routes Improve emergency vehicle access/reduce response times Route choice/redundancy for occasional rerouting (i.e. broken water main) Distributed network prevents one residential street from carrying undue burden of neighborhood vehicular traffic Public safety eyes on the street Shorter blocks increase opportunities for left turning vehicle movements, decreasing travel speeds, increasing pedestrian crossing options Provide locations for accessing garage and loading areas off of arterial streets Increase frontages for on-street parking and other curbside uses to support new development Improve public access to the Ball Family Cemetery Historic District 23

24 3. Recent Planning Efforts that Proposed & Implemented New Streets Columbia Pike Neighborhood Areas Plan Rosslyn to Courthouse Area Design Study Shirlington Design Study North Quincy Street Plan Addendum West Rosslyn Area Planning Study (WRAPS): Butler Homes new sections of 13 th & S. Quinn streets The Trove new sections of 12 th St & new S. Ross Street Rosenthal Chevrolet redevelopment new sections of 11 th & S Lincoln streets Several site plans & County land purchase - New sections of N. Quinn Street and N. Troy Street FRIT development new sections of Campbell Ave (28 th St. S.) and S. Stafford Street The Maxwell new section of Tazewell Street Penzance Development and County property - new section of N. Pierce Street Others (unplanned) N. Glebe Road (new section 9 th Street North) Station Square (new segment of 12 th Street North) 24

25 3. GLUP Assumptions Modeling Retail Rec. Center MF Residential SF Residential 169,000 SF Retail - Retail - 100,000 SF Rec. Center 100,000 SF Rec. Center 100,000 SF 200 units MF Residential units MF Residential 780-1,238 units 21 units SF Residential 21 units SF Residential - Retail - Retail - Retail - Rec. Center 100,000 SF Rec. Center 100,000 SF Rec. Center 100,000 SF MF Residential units MF Residential units MF Residential 745-1,192 units SF Residential - SF Residential - SF Residential - 25 Note: Greater number of residential units reflects bonus scenario, with approx. 40% density increase

26 Key Modeling Assumptions Model development within GLUP and/or zoning maximums by site plan, 1) at Base density limits and 2) with Bonus density Strive to model development forms that are compatible with surrounding development and achieve transitions Use buildings to frame public realm Most/all parking provided below grade Model scenarios with range of circulation and open space options Imagine feasible parcel consolidations (but understand reality can go in another direction) Floor Heights: 14 feet for ground floor and/or YMCA floors 10 feet for upper story residential floors 26

27 3. 3D Form and Massing Modeling Scenarios not carried forward beyond LRPC #2 1A Base ( ~ 1.3 FAR) 7 1B Bonus ( ~ 0.8 FAR) LRPC #2 SCENARIOS 1A (base only) 1B (base and bonus) 2 (base and bonus) 3 (base and bonus) 4 (base and bonus) Comments/Observations Unified Commercial Mixed Use Development requires too much retail and parking (1A) 4 Bonus ( ~ 1.8 FAR) Washington Boulevard frontage could accommodate more development intensity (1A, 1B) Balance of YMCA site could accommodate more than Side-by-Side or Townhouse development NOTES: Multi-family residential models assume average 1,100 gross sq. ft. per unit Bonus scenarios assume 40% density increase 27

28 3. 3D Form and Massing Modeling Scenarios still under review at LRPC #4 2 Base ( ~ 2.4 FAR) LRPC #4 SCENARIOS 2 (base and bonus) (base and bonus) 5 (base and bonus) 5 4 Comments/Observations Distribution of building height and density achieves reasonable transition (2 Base, 3 Bonus) 5 Bonus ( ~ 3.5 FAR) Townhouse building form and corner open space opportunity help emphasize transition (5 Base, Bonus) Height and Density in most development intensive scenarios excessive given site context (2 Bonus, 5 Bonus) NOTES: Multi-family residential models assume average 1,100 gross sq. ft. per unit Bonus scenarios assume 40% density increase # = Number of building stories (modeled) 28

29 3. 3D Form and Massing Modeling Further Refined Scenario, reviewed at LRPC #5 5 Bonus (modified) ( ~2.6 FAR) Comments/Observations Distribution of building height and density achieves reasonable transition 7 6 Smaller average units sizes and reduced bonus density assumptions reduce GFA by approx. 25% 4 Townhouses and open space along 13 th Street North reinforce compatible transition to neighborhood Retail - Rec. Center MF Residential SF Residential - NOTES: Multi-family residential models assume average 950 gross sq. ft. per unit Bonus scenarios assume 20% density increase # = Number of building stories (modeled) 100,000 SF 745-1,000 units 29

30 3. 3D Form and Massing Modeling Detailed studies on potential transitions 30

31 3. 3D Form and Massing Modeling 31

32 4. Adopting the Study Plus and Concept Plan Document Guiding Principles Concept Plan Elements GLUP and MTP Recommendations 32

33 4. Guiding Principles 33

34 4. Guiding Principles Sample Spread 34

35 4. Concept Plans 35

36 4. Concept Plans 36

37 4. Concept Plans 37

38 4. Concept Plans 38

39 5. GLUP and MTP Recommendations 39

40 5. GLUP Recommendations Near-Term GLUP Recommendations NOTE 27: This area is subject to further planning guidance as provided in the Washington Boulevard and Kirkwood Road Special GLUP Study Plus and Concept Plan, adopted by the County Board on,. 40

41 5. GLUP Recommendations Prospective Future GLUP Recommendations 41

42 5. MTP Recommendations Master Transportation Plan Amendments 1. Amend the MTP Map to designate a new area #13 classified Areas Planned for New Streets, Washington Boulevard & Kirkwood Road Area; and 2. Amend the MTP Map to reclassify the segment of Washington Boulevard between North Lincoln Street and Kirkwood Road from a Type D Arterial Street ( Primarily Garden Apartments and Townhouse Neighborhoods ) to a Type B Arterial Street ( Primarily Urban Mixed-Use ). 42

43 6. Advisory Commission Review 43

44 Advisory Commission Review Transportation Commission (10/5/2017) Voted unanimously to support the Staff recommendation as set forth in the report dated October 2, 2017 Historical Affairs and Landmark Review Board Commission (10/18/2017) Discussed writing a letter of support prior to November 2017 County Board meeting. Park and Recreation Commission (will consider on 10/24/2017) 44

45 Advisory Commission Review Planning Commission (10/11/2017) Recommends the County Board advertise public hearings on the subject items as presented at the October 11 Planning Commission meeting, with the following amendments: PC Amendment 1 Include additional options for site circulation (including concept map from p. 36, July draft) 2 Include language explicitly allowing more building height with on-site affordable housing 3 Add language acknowledging the residential lot at th Road North can be repurposed for planned open space with any future development proposal within Study Area 4 Add language acknowledging the residential lots south of 12 th Road North, if included as part of future GLUP changes/redevelopment, can have streamlined process informed by this study Staff Response Does not concur w/ less connectivity Concurs w/ other precedent images Does not concur, as recommended heights support appropriate transitions Does not concur, as this site is outside of the study area Does not concur, as this site is outside of the study area, and this concept runs counter to the 1985 Board Resolution against Neighborhood Consolidations 45

46 Advisory Commission Review Planning Commission (10/11/2017) PC Amendment 5 Substitute Building Height and Form Map from July draft, and change 65-feet portion in center of block to 75 feet 6 Develop conceptual urban design for Washington and Kirkwood intersection, as a potential significant public space for transition and gateway purposes 7 Add language that states new buildings bordering pedestrian connections and open space should be designed to enhance those pedestrian connections/open spaces 8 Include language that transitions between new and existing buildings could help mitigate height and density in the area, and can include building stepbacks, green buffer zones, and pedestrian/bicycle throughways Staff Response See Response to #2 Does not concur, modeled building forms consistently anchored the corner at this intersection; Concurs, will create new Guiding Principle addressing this goal as part of updated draft. Concurs, will revise Guiding Principle #2 as part of updated draft 46

47 County Manager Recommendation Authorize advertisement of public hearings in November 2017 by the Planning Commission and County Board to consider: 1. Adoption of the Washington Boulevard and Kirkwood Road Special GLUP Study Plus and Concept Plan 2. Associated GLUP Amendments; and 3. Associated MTP Amendments 47