Alexandria Waterfront 1 Small Area Plan | October 19, 2011 Current - - PowerPoint PPT Presentation

▶
alexandria waterfront
SMART_READER_LITE
LIVE PREVIEW

Alexandria Waterfront 1 Small Area Plan | October 19, 2011 Current - - PowerPoint PPT Presentation

Nov 16, 2022 449 likes •1.08k views

Alexandria Waterfront 1 Small Area Plan | October 19, 2011 Current Zoning 2 Approvable now: 640,000 square feet Site Currently FAR Proposed FAR Change Allowed (sf) (sf) Robinson Terminal North 195,296 1.38 238,816 1.69 43,520

slide-1
SLIDE 1

Alexandria Waterfront

Small Area Plan | October 19, 2011

1

slide-2
SLIDE 2

Current Zoning

  • Approvable now: 640,000 square feet

2 Site Currently Allowed (sf) FAR Proposed (sf) FAR Change Robinson Terminal North 195,296 1.38 238,816 1.69 43,520 Robinson Terminal South 327,393 2.0 380,529 2.32 53,136 Cummings – Turner Block 124,760 2.0 187,140 3.0 62,380 Totals 647,449 806,485 159,036

  • FAR limits aren’t enough control over

Waterfront development

  • W-1 zone has very limited requirements for

amenities such as open space

slide-3
SLIDE 3

3

FAR

Floor Area Ratio = ratio of building floor area to lot area

FAR 1.0 FAR 1.0

slide-4
SLIDE 4

Harborside is a 1.2 FAR

4

slide-5
SLIDE 5

Abingdon Row is a 1.2 FAR

5

slide-6
SLIDE 6

The Prescott is a 1.2 FAR

6

slide-7
SLIDE 7

The Lorien Hotel is a 2.5 FAR

7

slide-8
SLIDE 8

Chatham Square is a 2.3 FAR

8

slide-9
SLIDE 9

The Saul Center is a 2.5 FAR

9

slide-10
SLIDE 10

206 S. Union is a 3.0 FAR

10

Wattles Corn Mill

206 S. Union St. 1843, modified 1912

slide-11
SLIDE 11

Strand Building: effective 3.5 FAR

11

slide-12
SLIDE 12

Why the increase in density…

  • Public: more amenities and more control
  • 1982 settlement – a place to start
  • Evaluation: will it work?
  • Site design
  • Open space
  • Compatibility
  • Heights
  • Uses

12

  • Parking
  • Flood plain
  • Market
  • Financial
slide-13
SLIDE 13

More amenities and more control

13

slide-14
SLIDE 14

More amenities and more control

14

  • Congestion (pedestrians and

vehicles)

  • Parking (employee, visitor

and public)

  • Size and type of hotel
  • Noise
  • Screening
  • Loading
  • Trash
  • Cumulative impacts

Hotel, restaurant, and commercial uses policy

slide-15
SLIDE 15

Current & Proposed Zoning: Heights

15 Block Current Zoning Heights Proposed Zoning Heights Robinson Terminal North 30, 45, and 55 feet 30, 45, and 66 feet Robinson Terminal South 50 feet 50 feet Cummings/Turner 50 feet 50 feet

  • Heights over 30 feet require an SUP

Planned height modification (55 feet to 66 feet with SUP)

slide-16
SLIDE 16

Robinson North east warehouse: 32’ Pipefitters Building: 66’ Sheetmetal Workers Bldg: 77’

slide-17
SLIDE 17
slide-18
SLIDE 18

Comparative Scenarios

  • Current Zoning, No SUP
  • Current Zoning, with SUP
  • Planning Commission Recommendation
  • Parks and Museums Alternative

18

slide-19
SLIDE 19

Robinson Terminal North

19 19

slide-20
SLIDE 20

Robinson Terminal North

20

Current zoning, no SUP

slide-21
SLIDE 21

Robinson Terminal North

21

Current zoning, no SUP

Features:

  • 1.0 FAR
  • 30 foot height limit
  • 3 story garage townhouses
  • Access to shoreline pathway
  • Pathway, shoreline improvements not required
  • Future of pier uncertain
  • Too expensive to improve
  • Not compatible with residential
  • Not likely to be available for ships, etc.
  • Not subject to BAR review
slide-22
SLIDE 22

Robinson Terminal North

22

Current zoning with SUP

slide-23
SLIDE 23

Robinson Terminal North

23

Current zoning, with SUP

Features:

  • 2.0 FAR
  • 30, 45, and 55 foot height limits
  • Mixed use with retail or 3-5 story garage

townhouses

  • SUP process would likely result in higher level of

investment in pathway, shoreline, streetscape

  • Future of pier uncertain
  • Expensive to improve
  • Not compatible with residential
  • Not likely to be available for ships, etc.
  • Not subject to BAR review
slide-24
SLIDE 24

Robinson Terminal North

24 24

Planning Commission recommendation

slide-25
SLIDE 25

Robinson Terminal North

25

Planning Commission recommendation

Features:

  • 150 (or less) room hotel east
  • f Union
  • 131 housing units west of

Union

  • Parking on site, below grade
  • Extensive investment in

public space, connecting parks, streetscape, shoreline, history, and public art

slide-26
SLIDE 26

Robinson Terminal North

26

Parks and museums

slide-27
SLIDE 27

Robinson Terminal South

27 27 27

slide-28
SLIDE 28

Robinson Terminal South

28 28 28

slide-29
SLIDE 29

Robinson Terminal South

29

Current zoning, no SUP

slide-30
SLIDE 30

Robinson Terminal South

30

Current zoning, no SUP

Features:

  • 1.0 FAR
  • 30 foot height limit
  • 3 story garage townhouses or mixed use with retail
  • Access to shoreline pathway
  • Pathway, shoreline improvements not required
  • Future of pier uncertain
  • Too expensive to improve
  • Not compatible with residential
  • Not likely to be available for ships, etc.
  • Subject to BAR review
slide-31
SLIDE 31

Robinson Terminal South

31

Current zoning with SUP

slide-32
SLIDE 32

Robinson Terminal South

32

Current zoning with SUP

Features:

  • Up to 2.0 FAR, 50 foot height
  • Townhouse or mixed-use “wrap”
  • 175 units, 87,000 sf commercial, incl. restaurant
  • SUP process would likely result in higher level of

investment in pathway, shoreline, streetscape

  • Future of pier uncertain
  • Expensive to improve
  • Not compatible with residential
  • Not likely to be available for ships, etc.
  • Subject to BAR review
slide-33
SLIDE 33

Robinson Terminal South

33

Planning Commission recommendation

slide-34
SLIDE 34

Robinson Terminal South

34

Planning Commission recommendation

Features:

  • 150 (or less) room hotel

facing park and water

  • 180 housing units facing

Union and Wolfe

  • Ground floor retail facing

park and Duke

  • Parking on site, below grade
  • “Porous” design adding public streets, alleys
  • Extensive investment in public spaces, connecting

parks, streetscape, shoreline, history, and public art; marina

slide-35
SLIDE 35

Robinson Terminal South

35

Parks and museums

slide-36
SLIDE 36

Cummings/Turner block

36 36 36

slide-37
SLIDE 37

37

Cummings/Turner block – selected historic structures

Fowle Warehouse

204 South Union St. First floor--1852 Upper floors- 1890s

Wattles Corn Mill

206 S. Union St. 1843, modified 1912

Warehouse 10 Prince Street

Reconstructed after 1897 fire

slide-38
SLIDE 38

Cummings/Turner block

38

Current zoning, no SUP

slide-39
SLIDE 39

Cummings/Turner block

39

Current zoning, no SUP

Features:

  • 1.25 FAR
  • 30 foot height limit
  • 3 story mixed use
  • Historic structures may be adaptively re-used
  • No contribution to Point Lumley Park
  • Incompatible with “working waterfront”
  • Subject to BAR review
slide-40
SLIDE 40

Cummings/Turner block

40

Current zoning with SUP

The Strand

  • S. Union Street
slide-41
SLIDE 41

Cummings/Turner block

41

Current zoning with SUP

Features:

  • Up to 2.0 FAR, 50 foot height
  • “Village on the Strand” concept
  • Residential over retail & restaurant
  • Structured parking
  • Historic structures could be adaptively reused
  • SUP process would likely result in higher level of

investment in site design and streetscape

  • Subject to BAR review
slide-42
SLIDE 42

Cummings/Turner block

42

Planning Commission recommendation

slide-43
SLIDE 43

Cummings/Turner block

43

Planning Commission recommendation

Features:

  • Hotel on one or two parcels
  • Parking on site, below grade
  • Restoration of historic

buildings

  • Adaptive reuse, potential

cultural use, esp ground floor

  • Contributions to the completion of Point Lumley

Park

  • Reopen alley, streetscape improvements
slide-44
SLIDE 44

Cummings/Turner block

44

Parks and museums

The Strand

  • S. Union Street
slide-45
SLIDE 45

Additional considerations

45

  • Flood plain development
  • Historic inspiration for model architecture
slide-46
SLIDE 46

Flood Plain development

46

slide-47
SLIDE 47

Flood Plain development

47

Elevation Along the Waterfront (Approximate)

Waterfront Park Robinson Terminal South Cummings – Turner Property

slide-48
SLIDE 48

Flood Plain development

48

slide-49
SLIDE 49

Flood Plain development

49

slide-50
SLIDE 50

Historic inspiration

50

slide-51
SLIDE 51

Globe Mill

300 block N. Union St., c .1827 - 1912

slide-52
SLIDE 52

Marshall House Hotel

400 block King St., c .1820 - 1970

slide-53
SLIDE 53

Green’s Mansion House Hotel

200 block N. Fairfax St., c .1848 - 1975

slide-54
SLIDE 54

Alexandria, DC Courthouse

300 block N. Columbus St., c .1838 - 1905

slide-55
SLIDE 55

Alexandria Hospital

200 block S. Washington St., c .1916 - 1962

slide-56
SLIDE 56

Williamsburg Inn

Williamsburg , VA, 1937

slide-57
SLIDE 57

Food Court area

57

slide-58
SLIDE 58

58

Torpedo Factory, Food Court and Chart House

slide-59
SLIDE 59

59

Torpedo Factory, Food Court and Chart House

slide-60
SLIDE 60

60

Torpedo Factory, Food Court and Chart House

slide-61
SLIDE 61

61

Torpedo Factory, Food Court and Chart House