11th and Vermont Streets Special General Land Use Plan (GLUP) Study

Transcription

1 11th and Vermont Streets Special General Land Use Plan (GLUP) Study Planning Commission Agenda Item #3 May 11, 2017 Department of Community Planning, Housing and Development

2 Presentation Contents 1. Background and Context 2. General Land Use Plan, Zoning, and Development Overview 3. LRPC Review of 3-D Form and Massing Studies 4. Transportation and Traffic Overview 5. Preliminary Staff Recommendation 2

3 1. Background and Context 3

4 1. 11 th Street / Vermont Street Site 4

5 1. 11 th Street / Vermont Street Site Townhomes Townhomes Townhomes 9-Story Residential 8-Story Office 9-Story Residential 7-Story Residential 10-Story Residential 9-Story Office 8-Story Office 8-Story Office 8-Story Office Building Taper Down 5

6 1. 11 th Street / Vermont Street Site View of site, looking southeast View of site, looking southwest 6

7 1. Purpose of Study Evaluate applicant request to amend the General Land Use Plan (GLUP) Based on County Board s 2008 Policy related to Unanticipated GLUP Amendments, a community review process is required where: 1) There is no adopted plan, or 2) Where the GLUP request is inconsistent with the guidance of the relevant adopted plan Study Objective: Determine whether the requested GLUP change is within the realm of consideration. 7

8 1. Existing and Proposed GLUP Designations Existing: Low-Medium Residential Proposed: High-Medium Residential Mixed-Use 8

9 1. Impetus for Special Study Relevant Plan and Zoning Context Ballston Sector Plan provides flexibility in determining extent of R-C zoning, in relation to GLUP The subject site is the last to redevelop along the south frontage of 11 th Street North 2013 R-C zoning text amendment inadvertently removes flexibility, making the review of this site different from previous sites nearby North Ballston General Land Use Plan (as of 1980) GLUP Study is an opportunity to evaluate the site and context to advise on potential appropriate development form(s) for the site. 9

10 1. Impetus for Special Study 2013 Zoning Ordinance Amendments to "R-C District *** For Blocks between Fairfax Dr. 11 th St. in Ballston Before 2013 Z.O. Amendment Filing of site plan and rezoning applications for the site After 2013 Z.O. Amendment Applicant submits GLUP change requesting High-Medium Residential Mixed-Use Site Plan Review Committee review Special GLUP Study, in conjunction with LRPC *** Planning Commission and County Board hearings with Action on applications Planning Commission and County Board hearings on Request to Advertise future hearings If Board approves future hearings, then Filing of site plan and rezoning applications for the site Site Plan Review Committee review Planning Commission and County Board hearings with Action on applications, including GLUP Change 10

11 1. Special GLUP Study Process OBJECTIVE: To analyze the site in the context of the surrounding area and obtain feedback from the LRPC on whether a requested change to the GLUP is appropriate it is NOT about an exemption, and is NOT to evaluate a specific project Aug /20 2/22 3/30 May 2017 June 2017 (if Board approves advertisement of future public hearings) TBD We Are Here Public Hearings Note* # of Meetings Will Vary 11

12 2. General Land Use Plan, Zoning, and Development Overview 12

13 2. North Ballston, GLUP Evolution 1964, 1967 GLUP Map 1975 GLUP Map 1979 GLUP Map 1983 GLUP Map 2016 GLUP Map 13

14 2. North Ballston, Development Evolution North Ballston, circa 1983 North Ballston, circa 2015 Planned west entrance 14

15 2. North Ballston, Development Evolution

16 2. Existing GLUP and Zoning RC R15-30T RC High-Medium Residential Mixed-Use Low-Medium Residential 16

17 2. Site Plan Approvals RC R15-30T Randolph Square Fairgate at Ballston Westview Windsor Plaza Ballston Park Bromptons at Ballston Summerwalk Arlington Square Office 4301 Fairfax Dr Nature Conservancy RC 4201 Fairfax Dr The Berekley at Ballston Quincy St Station Approved Final Site Plans 17

18 2. Site Plan Approvals High-Medium Residential Mixed-Use Y.YY = Estimated Building Level Effective Density Low-Medium Residential RC R15-30T 22 units/acre units/acre RC Total Project Density by Site Plan Approval SITE PLAN TOTAL PROJECT DENSITY 30 units/ac 2.90 FAR 3.49 FAR 2.48 FAR 3.51 FAR 3.50 FAR 3.06 FAR 22 units/ac 3.21 FAR 4.73 FAR 18

19 Bird s Eye View existing- looking east 19

20 Bird s Eye View existing- looking south 20

21 3. LRPC Review of 3-D Form and Massing Studies 21

22 3. Development Potential Existing and Proposed GLUP Designations 3. Per existing R-5 Zoning, the site could be developed by-right at eight (8) single family residential units/acre. 22

23 3. Development Assumptions for Modeling GLUP Low-Medium Residential Applicable zoning R15-30T R-C High-Medium Residential Mixed- Use (BASE) Site Area (sf) 35,669 35,669 35,669 High-Medium Residential Mixed- Use (BONUS) Site Area (acres) No further Density Max. 30 units/acre 3.24 study post- Height Max. 45 feet 95 feet LRPC Mtg. #2 Units* 25 (105) (144) GFA (sf) - 115, ,727 Modeled density 30 units/acre *Unit Estimates assume 1,100 gross square feet per unit 23

24 3. LRPC #2 and #3 Modeling Overview LRPC #2: Staff presented models for existing GLUP, and requested GLUP at base and bonus scenarios Requested GLUP (bonus) deemed too much for site LRPC #3: Staff presented existing GLUP and variations of revised modeling for requested GLUP base scenarios Revised modeling based on further urban design analysis of 11 th Street corridor in North Ballston LRPC requests further study of intermediate scenarios (below 3.24 FAR) for requested GLUP 24

25 3. Building Taper Analysis Block depth study 40-foot frontage along 11 th Street N. ( a.s.e.) 85' 85' 95' 110' Fairmont I at Ballston Arlington Square / Ballston Place/ Westview Ballston Station Office/ Windsor Plaza Ballston Park ' above mean sea level 320' above mean sea level 40' 11 th St. 11 th St th St. 11 th St. 25

26 4. LRPC Summary 1. LRPC Concludes the Requested GLUP Change is within the Realm of Consideration At its 3/30 meeting, the group agreed that such a GLUP change would allow the site to redevelop in a manner consistent with what s been built on neighboring blocks, in terms of physical form and densities However, if a GLUP change is to be considered, LRPC would prefer to set certain parameters to better define an appropriate form of development along this edge of 11 th Street, such as: Densities should be limited to 3.24 FAR or below (i.e. no bonus density); Emphasizing that completing the taper to 11 th Street is essential; Encouraging as much separation from existing buildings as possible; Limit heights to 40-feet along 11 th Street for first of block depth, while considering maximum building heights up to 6 and 7 stories; and No specific interest in public open space on this site, to help limit heights and allow for sculpting in building form closest to the Westview. 26

27 3. Revised Modeling Scenarios Axonometric views from west Density: 2.34 FAR Density: 2.57 FAR Density: 2.79 FAR 27

28 3. Revised Modeling Scenarios Axonometric views from west, sculpted Density: 2.55 FAR Density: 2.74 FAR 28

29 3. Revised Modeling Scenarios Perspective views from east Density: 2.34 FAR Density: 2.57 FAR Density: 2.79 FAR 29

30 3. Revised Modeling Scenarios Perspective views from east, sculpted Density: 2.55 FAR Density: 2.74 FAR 30

31 3. Revised Modeling Scenarios North-South cross section (east-half) A A 31

32 3. Revised Modeling Scenarios North-South cross section (west-half) B B 32

33 3. Revised Modeling Scenarios North-South cross section (west-half) B Density: 2.34 FAR B Density: 2.57 FAR Density: 2.79 FAR 33

34 3. Revised Modeling Scenarios North-South cross section (west-half) B Density: 2.55 FAR B Density: 2.74 FAR 34

35 4. Transportation and Traffic 35

36 4. Multi-modal Access Planned West Entrance 36

37 4. Average Daily Traffic (2015) Planned West Entrance 37

38 4. Total Peak Period Trip Projections th /Vermont Special GLUP Study Subject Site Existing Parking Lot/School 8 Existing GLUP Proposed GLUP Proposed GLUP + Bonus Automobile Total Peak Hour Trips Non-Automobile Total Peak Hour Trips 38

39 4. Traffic Count Follow-Up Trip generation and mode split assumptions Based on post-occupancy transportation data from five nearby buildings SITE 1. The Continental 2. Residences at Liberty Center 3. Quincy Plaza 4. Liberty Tower Apartments 5. The Jordan planned Average Total Peak Hour Vehicle Trips per Dwelling Unit: 0.31 Average Non-Auto Mode Split for Peak Hour Trips: 58.8% Average Share of Single Occupant Vehicle for Peak Hour Trips: 41.2% 39

40 5. Preliminary Staff Recommendation 40

41 5. Staff Recommendation Recommend the County Board advertise future public hearings to Amend the GLUP so that 2/3 block depth is High Medium Residential Mixed Use, and 1/3 Low-Medium Residential, and add GLUP Note 25 NOTE 25 Development along the south side of 11 th Street North between North Vermont and Randolph Streets should complete and reinforce the overall transition envisioned by the Ballston Sector Plan from Fairfax Drive to 11 th Street by: Limiting building heights along 11 th Street to 3 to 4 stories for the first 80 of block depth; and Encouraging sufficient separation between buildings on adjacent sites. POTENTIAL ALTERNATIVE GLUP PATTERN 25 41