SUPPLEMENTAL DOCUMENT (DRAFT) 11th Street North and North Vermont Street Special General Land Use Plan Study DRAFT

Transcription

1 SUPPLEMENTAL DOCUMENT () TO: Arlington County Planning Commission FROM: Anthony Fusarelli, Jr., AICP, Planning Division, DCPHD DATE: May 9, 2017 SUBJECT: e North and North Vermont Stre Special General Land Use Plan Study At the March 30, 2017, meing of the Long Range Planning Committee (LRPC) of the Planning Commission, the committee expressed an interest in bter understanding a range of potential intermediate options for development on the subject site per the designation, up to the maximum planned density of 3.24 FAR. This interest relates to language in the General Land Use Plan (GLUP) noting that, Development at the higher end of the density range on the GLUP may not necessarily represent the vision for a specific location or may not be desirable under all circumstances...and... dermination as to the appropriate mixtures of uses and densities shall be made on a case by case basis based on the GLUP designation, County goals, policies and plans for the area, characteristics of individual sites and the degree to which the impacts of a specific project have been sufficiently mitigated (GLUP Bookl, page 31). In response, this supplemental document presents additional information on existing conditions as well as a range of intermediate form and massing study scenarios, for the purposes of the Planning Commission consideration and discussion at its May 11, 2017, meing. A summary outline of the materials presented in this document include: 1. Existing Conditions Cross-Sections from Fairfax Drive to e North, from North Randolph Stre to North Glebe Road 2. Potential Cross-Sections of Subject Site/Block, from Fairfax Drive to e North 3. Potential Bird s Eye Axonomric Views of Subject Site/Block 4. Potential Bird s Eye Perspective Views of Subject Site/Block 5. Existing Building Roof Elevation and Topographic Conditions, Subject Site and Surrounding Context Having evolved from the LRPC process, the range of form/massing scenarios presented in this supplemental document are characterized as noted in the table below. Consisent with the aforementioned language from the GLUP, the several scenarios per the designation depict a broad range of density yields, spanning 2.36 FAR to 3.24 FAR. No scenarios depict densities greater than 3.24 FAR given clear feedback during the LRPC discussions that bonus density should not be considered for development along the southern edge of e North. Status/GLUP Designation Variation Approximate Density yield, as modeled Existing Conditions - as built Low-Medium Residential - 30 units/acre High-Medium Residential Mixed-Use 8 stories 3.24 FAR High-Medium Residential Mixed-Use 9 stories, sculpted 3.24 FAR High-Medium Residential Mixed-Use 5 stories 2.36 FAR High-Medium Residential Mixed-Use 6 stories 2.61 FAR High-Medium Residential Mixed-Use 6 stories, sculpted 2.59 FAR High-Medium Residential Mixed-Use 7 stories 2.85 FAR High-Medium Residential Mixed-Use 7 stories, sculpted 2.80 FAR 1 PC Item #3

2 F A B C D E N. Staf ford Stre 1. Existing Cross Sections N. Stuart Stre N. Taylor Stre N. Utah Stre N. Vermont Stre oad er leb N. G NOTE: Building heights depicted are approximate, estimated based on LIDAR building height elevation data and 2 foot contour data per Arlington County Mapping Center GIS. Fairfax Drive E F A B C D Section A-A N. Stafford Stre to N. Randolph Stre Randolph Square The Berkely at Ballston 4100 Fairfax Drive Section B-B N. Stuart Stre to N. Stafford Stre Olde Ballston Square Summerwalk Bromptons at Ballston By-right rail Ballston Mro Center Section C-C N. Taylor Stre to N. Stuart Stre Nature Conservancy Ballston Park 2 Stuart Park Office

3 E F A B C D N. Staf ford Stre 1. Existing Cross Sections N. Stuart Stre N. Taylor Stre N. Utah Stre N. Vermont Stre oad er leb N. G NOTE: Building heights depicted are approximate, estimated based on LIDAR building height elevation data and 2 foot contour data per Arlington County Mapping Center GIS. Fairfax Drive D E F C A B Section D-D N. Utah Stre to N. Taylor Stre Windsor Plaza Jefferson Row Ballston Station Office The Ellipse Section E-E N. Vermont Stre to N. Utah Stre Subject Site (proposed) Subject Site GLUP Study 58 and II Fairmont Building Section F-F N. Glebe Road to N. Vermont Stre Vernon Corner Fairgate I at Ballston 4501 Fairfax Drive 3 Arlington Gateway Office

4 2. Block Cross Sections Subject Site NOTE: Building heights depicted are approximate, estimated based on LIDAR building height elevation data and 2 foot contour data per Arlington County Mapping Center GIS. Section A-A Existing Conditions 26 I Section A-A Low-Medium Residential, w/townhomes Density: 30 units/acre 26 I Section A-A High-Medium Residential Mixed-Use, 8-stories 26 I Section A-A High-Medium Residential Mixed-Use, 9-stories, sculpted 26 I 4

5 2. Block Cross Sections Subject Site NOTE: Building heights depicted are approximate, estimated based on LIDAR building height elevation data and 2 foot contour data per Arlington County Mapping Center GIS. Section B-B Existing Conditions 28 Section B-B Low-Medium Residential, w/townhomes Density: 30 units/acre Section B-B High-Medium Residential Mixed-Use, 8-stories 82 Section B-B High-Medium Residential Mixed-Use, 9-stories, sculpted 92 5

6 2. Block Cross Sections Subject Site NOTE: Building heights depicted are approximate, estimated based on LIDAR building height elevation data and 2 foot contour data per Arlington County Mapping Center GIS. Section B-B High-Medium Residential Mixed-Use, 5-stories Density: 2.36 FAR Section B-B High-Medium Residential Mixed-Use, 6-stories Density: 2.61 FAR Section B-B High-Medium Residential Mixed-Use, 6-stories, sculpted Density: 2.59 FAR Section B-B High-Medium Residential Mixed-Use, 7-stories Density: 2.85 FAR Section B-B High-Medium Residential Mixed-Use, 7-stories, sculpted Density: 2.80 FAR 6

7 3. Bird s Eye Axonomric. N. Tyalor St N. Utah St. Existing Conditions Low-Medium Residential (w/ townhomes) e N. e N. 28 Density: 30 units/acre 8-Stories 9-Stories, sculpted e N. e N

8 3. Bird s Eye Axonomric 5-Stories e N. N. Tyalor St. N. Utah St. Density: 2.36 FAR 6-Stories 6-Stories, sculpted e N. e N. Density: 2.61 FAR Density: 2.59 FAR 7-Stories 7-Stories, sculpted e N. e N. Density: 2.85 FAR 8 Density: 2.80 FAR

9 4. Bird s Eye Perspective N. Tyalor St. N. Utah St. Existing Conditions Low-Medium Residential (w/ townhomes) 28 Density: 30 units/acre 8-Stories 9-Stories, sculpted

10 4. Bird s Eye Perspective 5-Stories N. Tyalor St. N. Utah St. Density: 2.36 FAR 6-Stories, sculpted 6-Stories Density: 2.61 FAR Density: 2.59 FAR 7-Stories 7-Stories, sculpted Density: 2.85 FAR 10 Density: 2.80 FAR

11 5. Building Roof Elevation and Topography Existing Conditions NOTE: The building heights and contour elevations in the exhibit above are expressed in terms of height above mean sea level. 11