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

14th Street N.

Gables N. Rolfe Street SP #432

Site:

94,540 square feet (2.17 acres)

GLUP: Medium Residential

Fort Myer Heights North Special District General location for open space

Zoning: RA8-18

GLUP and Zoning

Site Site

4

• 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

Fort Myer Heights North Plan – Adopted 2008

5

Density Plan

1 •••

• r-
• Legend

t::::J Conservation Area - Limited to By-Right

Density 36 u/ac or 48 ulac Depending on Zoning

t::::J Revitalization Area -Up 3.24 FAR if Community

Benefits Prescribed in Plan are Provided

• Historic Buildings in Conservation Area-

Eligible to Transfer Density if Preserved/Units Committed Affordable

• Historic Buildings in Revitalization Area- Must be

Preserved in order to Redevelop Rest of Site

200 400

6 . RA6-15

• - --

200 400

7

• - Location of Major Building Facades/Entrances

.,.~1-i).~

Service Entrance (Intended to show preference for garage and loading entrance on side

200 400

8

9

Block 7- Up To 3.24 FAR By Site Plan

'

Building S

I

~-:_.

• =~-=-~

=- =--_--- :_~

• ~

'

BLOCK 7

• GROSS 1'\.00R

AREA 6U1LDING A BUJl .OlNG 6 BUIL g iNG

plan south elevation

= Floor I Floor 2 Floor 3

Floor4

Floor 5 Floor 6 L-I

F

Block 7 represents a potential receiving site for density from the CollseiVation Area

as, based on this property assemblage alld redeYelopment scenario, there is additional deYelopment capacity under the establislled height limits of the Plan. No histone buildin gs are identified for preseiVation on this block, however the Plan does call lor the creation of a public pail< in the nortlleastem comer. It sllould be noted that the tall building on this block was recently COIWerted to condominium ownersllip and is therefore not likely

to redevelop in the near

• future. Rede>~e

• f

this building per

the P lan's

guidelines is, howeYer, eocouraged.

Floor 8 Floor 9 TOTAL SITE AREA FAR 8 .780 t6.700

8.500

8 .780 t6.700

8.500

8 .780 t6.700

8.500

8 .780 t6.700

8.500

8 .780 t6.700

8.500

8 .780 t6.700

4 ,850

8 .780 t6.700

4 ,850 4 ,850 4 ,850

61 460 116 900 61900 18 943

37142

19 725 3.24

3.15 3.14

BLOCK 7

TOTAl.

33.980 33.980 33.980 33.980 33.980 30.330 30.330 4 ,850 4 ,850 240 260

75 810

3.17

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 4th 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

12

Proposed Density

FAR/Percent GFA Site Plan*

RA8-18; Fort Myer Heights North Special District

3.24 FAR 306,309 sq ft LEED Silver Bonus

Green Buildings Program

.25 FAR 23,635 sq ft ADU Bonus (in addition to FMHN req.)**

ZO Section 15.6

25% (.81 FAR) 76,577 sq ft Community Facilities Bonus**

ZO Section 15.6

5% (.17 FAR) 16,500 sq ft 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%.

13

Proposal – Site Layout and Uses

Residential Residential Transitional Living Program Public Park

14

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

15

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

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 4th 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
• 14th Street N. streetscape
• Bonus Density
• Parking modification
• Site Circulation