Gables N. Rolfe Street SP #432 SPRC Meeting #1 December 16, 2013 - PowerPoint PPT Presentation

Gables N. Rolfe Street SP #432 SPRC Meeting #1 December 16, 2013

Gables N. Rolfe Street SP #432 14 th Street N. Site: 94,540 square feet (2.17 acres)

GLUP and Zoning Site Site GLUP: Medium Residential Zoning: RA8-18 Fort Myer Heights North Special District General location for open space

Fort Myer Heights North Plan – Adopted 2008 • Located within revitalization area (up to 3.24 FAR) • Partially in Boulevard Zone (up to 12 stories in height) • Public open space • Tree preservation • Neighborhood retail option • Gateway • No historic buildings or CAFs 4

Density Plan 1 ••• • • r- Legend t::::J Conservation Area - Limit ed to By-Right Density 36 u/ac or 48 ulac Depending on Zoning t::::J Revitalization Ar ea -Up 3.24 FA R if Community Benefits Prescribed in Pl an are Provided - Historic Buildin gs in Conservation Area- 0 Eligible to Tran sf er Density if Preserved/Units Committed Affordab le 0 0 - Historic Buildin gs in Revitalization Area- Mu st be Preserv ed in o rd er to Redevelop Rest of Site 200 400 5

. RA6-15 -- -- 200 400 6

.,.~1-i).~ -- L oca ti on of Ma jor Bu ilding Facades/Entrances Serv i ce Ent r ance (Intended to sho w preference f or garage and load i ng entrance on s id e 200 4 00 7

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L-I 1 ~7 ~-:_. =~-=-~ l opment -~ F Block 7- Up To 3.24 FAR By Site Plan ' Buil di ng S I - =- =--_--- :_~ ' BLOCK 7 B LOCK 7 6 U1 LD ING A BU Jl .O lN G 6 BUIL g i NG - GROSS 1'\. 00R AR EA TOTAl. = Floor I 8 . 780 t6. 700 8.5 00 33 . 98 0 Floor 2 8 . 780 t6. 700 8.5 00 33 . 98 0 Floor 3 8 . 780 t6. 700 8.5 00 33 . 98 0 Fl oor4 8 . 780 t6. 700 8.5 00 33 . 98 0 Floor 5 8.5 00 8 . 780 t6. 700 33 . 98 0 south elevation plan Floor 6 8 . 780 t6. 700 4 , 850 30. 33 0 8 . 780 t6. 700 4 , 850 30. 33 0 Bl oc k 7 represents a potential receiv i ng site for density from the CollseiVation Are a as , based on this property assemb l ag e alld redeYe l opmen t scenario , Floor 8 4 , 850 4 , 850 there is additiona l deYelopme nt capacity unde r the est abl islled height l imits of the Pl an . No histone bui l di n gs are i dentified for preseiVation on this 4 , 850 Fl oor 9 4 , 850 TO TAL 116 900 61900 block, h owever the Pl an does call lor the creation of a pub lic pail< in the nortlleastem comer. It sllo ul d be noted that the tall b ui l ding on this block was 61 460 240 260 75 810 SITE AREA 18 943 371 42 19 725 rece ntly COIWe rt ed to condomin i um ownersllip and is therefore not l ike ly to redeve l op in the near fu tu re . Rede>~e of th is bui l ding per the P l an 's 9 F AR 3.2 4 3.15 3. 14 3. 17 guide li nes is , howeYe r, eocouraged.

Fort Myer Heights North Plan – Design Guidelines Additional Guidelines • Reflect garden apartment aesthetic • Open lawns, shade trees • Visual openness • Incorporate Colonial Revival and/or Art Deco architecture • Relate to topography • Use appropriate tapers, setbacks and step-backs, including 15’ step- backs above 4 th floor on Fairfax Drive • Vary building heights • Relate massing and scale to context • Buildings should have entrances and common areas adjacent to public open spaces

Gables N. Rolfe Street – SP #432 Proposal • Site Plan: • 3 buildings (5-12 stories) • 406,475 sf residential (421 units) • 16,500 sf County transitional living facility (14 units) • 4,047 public park easement • 411 parking spaces Modifications • • LEED Silver Bonus Density (.25 FAR) • Affordable Housing Bonus Density (25%) • Community Facility Bonus Density (16,500 sf) • Exclude 26,635 sf for storage, building maintenance, trash rooms • Reduction in parking ratio • .96 spaces/residential unit

Proposed Density FAR/Percent GFA Site Plan* 3.24 FAR 306,309 sq ft RA8-18; Fort Myer Heights North Special District LEED Silver Bonus .25 FAR 23,635 sq ft Green Buildings Program ADU Bonus (in addition to FMHN req.)** 25% (.81 FAR) 76,577 sq ft ZO Section 15.6 Community Facilities Bonus** 5% (.17 FAR) 16,500 sq ft ZO Section 15.6 TOTAL PROPOSED 4.47 FAR 422,975 sq ft *Per ZO Section 9.3, 20% of the density above the GLUP (1.65 FAR) must be ADUs. **Per ZO Section 15.6, the ADU and community facility bonus cannot total more than 25%. 12

Proposal – Site Layout and Uses Residential Public Park Transitional Living Residential Program 13

Transitional Living Facility • Existing facility has been in operation since 1995 • Provides housing and supportive counseling services to residents who typically live at the facility for a period of six months • 14 residents; 1-2 staff on site • New facility is proposed to be rebuilt as a stand-alone building and will be dedicated in-fee to the County • Use permit application will be filed for the dormitory use 14

Proposed Public Park • Proposed size: 4,047 square feet • 4 significant trees identified; 3 proposed to be preserved • Identified as public open space location in FMHNP • Planning of parks should be spearheaded by DPR with community participation and occur during 4.1 process • Staff proposed process • Staff/Applicant co-host a public meeting(s) to develop a concept for the open space • Utilize an online survey for additional public input on draft park design concept • Bring the concept plan to SPRC for further discussion and input 15

Preliminary Issues Fort Myer Heights North Plan • Massing (particularly the Fairfax Drive façade) • Length of façade • Lack of tapering/building variation • Step-backs on Fairfax Drive (plan calls for 15’ at 4 th floor) • Trees/Open Space/Gateway Marker • Landscape design of setbacks and open space • Vaults/garage vents in setbacks • Hardscape/fences in private courtyard • Location of building and garage entries • 14 th Street N. streetscape • Bonus Density • Parking modification • Site Circulation