Open Space Discussions with the Planning Commission Sessions 1 - - PowerPoint PPT Presentation

Open Space Discussions with the Planning Commission Sessions 1 & 2

Environmental Policy Commission May 6, 2019

Open Space Session Open Space Session

Project Overview

• Objective for the series:
• Review the origins and outcomes of open

space;

• Assess key factors of quality open space on

private land in the urban realm; and

• Recommend potential practices and long-

range workplans to create policies for private open space.

2 1 2 3 February April June

Open Space Session Open Space Session

Projected Outcome

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Develop a set of Guiding Principles, including the following:

• The consistency or appropriateness of the

quantity requirements of the current zoning

• rdinance;
• The potential ratio of at-grade to above-grade
• pen space;
• The roles of open space on private land, including

how these roles may be defined or measured, and how competing roles may be balanced;

• The context of open space in infill development,

and;

• The need for compensation in cases of shortfall.

Open Space Session Open Space Session

City Tree Canopy Regulations

• How is tree canopy regulated?
• City Zoning Ordinance, Section 11-410.
• City Landscape Guidelines, updated in 2019.
• What is the regulation?
• 25% canopy coverage (does not include street

trees).

• How are the tree canopy regulations

implemented?

• Grading Plans;
• Development Site Plans (DSP);
• Development Special Use Permits (DSUP); and
• Special Use Permits (SUPs).
• Enforced by the Department of Planning and Zoning.

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Open Space Session Open Space Session

Stormwater Regulations

• How is stormwater regulated?
• Virginia Stormwater Management Program (VSMP).
• City Environmental Management Ordinance.
• City Erosion and Sediment Control Ordinance.
• What are the regulations?
• Meet the required State Phosphorous removal rates. Removal

rates vary depending on the pre and post development conditions as required by the VSMP regulations.

• Meet the more restrictive City requirement of treating the first

½ inch of rainfall over all impervious surfaces in a BMP.

• Meet the more restrictive City requirement of treating at least

65% of the state required phosphorous removal through green infrastructure.

• How are the stormwater regulations

implemented?

• VSMP Regulations/Environmental Management Ordinance/ESC

Ordinance: Apply to all land disturbance greater than 2500 square feet.

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Open Space Session Open Space Session

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Session 1 Regulation and Compliance

Open Space Session Open Space Session

Continuum & Planning Mechanisms of Open Space

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Public

“Public- Private” Space

Private

• Types of open space divided along lines of ownership
• Public Open Space Master Plan and Small Area Plans
• Public-Private Small Area Plans
• Private Development Special Use Permit (DSUP)

Open Space Session Open Space Session

Private Open Space

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• Outside of Public Right-of-Way without

a public access easement

• Private use for building residents,

guests and authorized users.

• Both passive and active uses.

Patios and Decks

Yards Rooftops

Open Space Session Open Space Session

Zoning Ordinance Definition

• Open and Usable Space: That portion of

the lot at ground level which is:

a) Eight feet or more in width; b) Unoccupied by principal or accessory buildings; c) Unobstructed by other than recreational facilities; and d) Not used in whole or in part as roads, alleys, emergency vehicle easement areas, driveways, maneuvering aisles

• r off-street parking or loading berths.
• The purpose of open and usable space is to

provide areas of trees, shrubs, lawns, pathways and other natural and man-made amenities which function for the use and enjoyment of residents, visitors and other

• persons. (Section 2-180)

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Open Space Session Open Space Session

Zoning Ordinance Requirements

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• High-density

residential

• Mixed use
• Medium-density

residential

• Townhouse and

Garden Style

• Low-density

residential

• Single-family

40% +

Zones

Open Space

25-35%

Guided by F .A.R. and required setbacks

• Zoning Ordinance requires a percentage
• f a site be open space
• Occasionally dictates location

Open Space Session Open Space Session

Density and Open Space

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0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

• 0.50

1.00 1.50 2.00 2.50 3.00

Percent Open Space FAR

Density & Open Space in the City of Alexandria, by Zone

FAR (Maximum) Open Space Required (Residential Dev)

Open Space Session Open Space Session

Measuring Private Open Space: Project Compliance

• 84% of all Development projects in the

past five years (DSPs and DSUPs) have met their open space requirements:

• 99% of CDD’s have met or exceeded open space

requirements

• 70% of projects with a 40% open space

requirement have met or exceeded open space requirements

• 64% of projects with a 25-35% open space

requirement have met or exceeded open space requirements

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Open Space Session Open Space Session

Above-Grade Private Open Space

• Majority of zones allow for above-grade
• pen space.
• When considering open space, some

zones place limitations on percent of open space permitted above-grade or do not permit above-grade open space to count.

• RCX/Medium Density Apartment, RC/High

Density Apartment, RA/Multi-family, RB/Townhouse

• If these zones were permitted to count above

grade open space, the City may achieve a higher percentage of compliance.

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Open Space Session Open Space Session

Open Space Contributions

14 Cameron Park

• Required: 25% at grade
• Provided: 19% at grade

8 % above grade

• Provided

contributions to fund neighborhood improvements and

• ther negotiated

community benefits

Harris Teeter

(The Kingsley)

• Required: 40% at grade
• Provided: 25% above

grade

• Improvements to

nearby Montgomery Park

• Establish park

maintenance fund for Montgomery Park

Potomac Yard Park System

• Comprehensive

network of open space as part of CDD with a variety

• f experiences
• Individual sites may

have lower open space requirements

Open Space Session Open Space Session

Compliance Summary

• Within the City of Alexandria, private
• pen space requirements vary by zone,

are not correlated with density, and inconsistently allow above-grade locations.

• A majority of recent development

projects have provided their required private open space requirements and contributed towards open space goals.

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Open Space Session Open Space Session

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Session 2 Case Studies

Open Space Session Open Space Session

17 Historic: Visual Relief Historic: Form Defining Evolving: Outdoor Living Evolving: Environmental

Role of Open Space on Private Land

Open Space Session Open Space Session

Private Open Space Characteristics

18 Not always green Not always public Not always visible Not always permeable

Open Space Session Open Space Session

Visibility Form Defining Outdoor Living Environmental 19

Jefferson St

• S. Columbus St

114 Quick Facts: Multi-family building; CRMU-L Zone; 43% Open Space

Case Study: The Clayborne

1 2 4 1 2 2 3 3 1

Open Space Session Open Space Session

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Open Space Observations

• Open Space shapes the

building form and provides ground-level courtyards

• Open space engages

the neighborhood

• Open space is visible

from the right-of-way with clear transitions/ boundaries indicating private space

• Minimal outdoor

living amenities are passive with limited utility

Case Study: The Clayborne

Open Space Session Open Space Session

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Open Space Takeaways

• Successful use of

ground-level open space:

• Defines building

form

• Creates strong

engagement with the neighborhood

• Design and

programming, including the lack of landscape, of above- grade open space greatly restricts desirability/utility for residents

Case Study: The Clayborne

Open Space Session Open Space Session

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Commonalities

Open Space Session Open Space Session

Commonalities of “Successful” Open Space

• Better developments have open space that

address all four roles: visibility, form defining,

• utdoor living, environmental
• Good open space connects the community of the

building with the community of the neighborhood

• Open space is not a residual aspect of the design

process but integral to the site functionality and presentation

• Successful projects typically have a clear

delineation between the public and private realm, including where the public realm may simply be the public sidewalk

• Private open space is important
• Well executed open space relieves pressure on the use
• f public open space

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Open Space Session Open Space Session

Commonalities of “Successful” Open Space

• Visibility
• Projects have a mean of 15% or median of 17%

non-visible open space (out of 40%), or about 50/50

• Less successful case studies exhibited a similar range,

indicating amount of visible vs. non-visible space may not determine a good vs. a bad open space

• Above-Grade
• Non-visible open space provides a similar function as

above-grade open space

• Balancing flexible percentage with qualitative

requirements may provide a mechanism to determine appropriate mix

• Above-grade space can provide environmental roles
• Canopy can be provided – encouraged in Landscape Guidelines
• Green infrastructure for stormwater can be provided entirely

above structure

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Open Space Session Open Space Session

Commonalities of “Less Successful” Open Space

• Non-activated rooftop open space with insufficient

green

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Del Ray Towers The Asher The Clayborne Belle Pre

Open Space Session Open Space Session

From Commonalities to Guidelines

• Above-grade open space
• Flexible 40-60% allowed
• Mix of usable and vegetated space
• Presence of shade

26 Required Open Space

Density

Above Ground Open Space At-Grade Open Space

Open Space Session Open Space Session

Feedback from Session One

• Planning Commissioners noted that

having same open space requirement (generally 40%) may not be appropriate in all zones

• The character of open space on private

land is more important than a flat percentage

• Optimal open space is an appropriate

mix of publicly accessible and private; ground-level and above-grade. What is a recommended proportion?

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Open Space Session Open Space Session

Feedback from Session Two

• Planning Commissioners noted that

quantitative requirements are still necessary, but qualitative methods are necessary as well

• Open space on developments should be

intentional with explicit goals to achieve

• Flexibility in open space to address the

context of the development is desirable

• An appropriate mix of ground level and

above-grade open space is desirable

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Open Space Session Open Space Session

Session 3 Topics

• Guiding Principles
• The consistency or appropriateness of the quantity

requirements of the current zoning ordinance;

• The potential ratio of at-grade to above-grade open

space;

• The roles of open space on private land, including how

these roles may be defined or measured, and how competing roles may be balanced;

• The context of open space in infill development, and;
• The need for compensation in cases of shortfall.
• Lessons from Other Jurisdictions
• Next Steps
• Development of policies and procedures
• Process for regulatory changes

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