Shirlington Village Special General Land Use Plan (GLUP) Study Plus - - PowerPoint PPT Presentation

Shirlington Village Special General Land Use Plan (GLUP) Study Plus

Long Range Planning Committee (LRPC) January 21, 2020

Tonight’s Agenda

• 1. Principles and Vision
• 2. LRPC Discussion
• 3. Building Heights
• 4. LRPC Discussion
• 5. Next Steps

2

Draft Principles and Vision

3

Draft Principles

4

Use Mix

• Promote and maintain a vibrant community that includes cultural amenities,

public gathering spaces, an active night life, and supports a range of active and passive recreational activities. (Community Forum)

• Retain a mixture of uses, including small- and large-format retail,

commercial, office, residential, public services, and hotel uses.

Draft Principles

5

Building Placement and Form

• Promote attractive and vibrant pedestrian-oriented development that conveys

the Village at Shirlington’s unique identity and “village” character.

• Provide transitions in height, bulk, and scale to achieve compatibility with

adjacent lower density residential development and the historic Campbell Avenue core.

• Foster development along South Arlington Mill Drive compatible with the

Green Valley neighborhood, considering features such as the views across Four Mile Run, building design, scale, connectivity, and landscaping. Future buildings must provide for public movement, welcoming entrances, green space, and pedestrian flow. (Green Valley)

Draft Principles

6

Circulation/Access/Connectivity

• Complete and maintain a multi-modal transportation system that prioritizes the needs
• f pedestrians, bicyclists, and transit users, while also providing for the safe and

efficient movement of automobiles, buses, and trucks, thereby ensuring high-quality multimodal access to destinations within the Village at Shirlington and linkages to Arlington, Alexandria and the District of Columbia. – Focus on the pedestrian and nonmotorized transportation relationship and its link to transit, including connectivity to and from the Shirlington Transit Center.

• Retain, enhance and, where appropriate, add new pedestrian connections.
• Direct resources to foster better connections between the Village at Shirlington and

Green Valley, consistent with the Four Mile Run Valley Area Plan, as well as connections with Fairlington and other adjacent neighborhoods. (Survey)

• Ensure adequate transit service to and from the Village at Shirlington and provide a

future transit network that minimizes the use of the single occupancy vehicle for on and off-peak users.

Draft Principles

Circulation/Access/Connectivity…

• Promote wayfinding and high-quality signage for all people using all modes of

transportation that clearly identifies community nodes, connections and parking

• facilities. (Survey and LRPC)
• Operate on- and off-street parking to optimize capacity by unique uses and

demand profiles within the Village at Shirlington.

• Provide electric vehicle charging stations within the Village at Shirlington for

residents and visitors.

• Provide adequate and accessible areas for loading and servicing commercial

properties that minimize impacts, including access and circulation conflicts with

• ther modes.
• Transportation network capacity performance goals should be balanced against
• ther goals, including those related to economic development and placemaking.

7

Draft Principles

Civic Spaces

• Create and maintain interior and exterior civic spaces to support community

meetings, social gatherings and interactions, and the sharing and promoting

• f ideas.

– Retain public resources, such as the Shirlington Branch Public Library and the associated public space. (Survey) – Incorporate adopted Civic Design Principles in all new public buildings. Public Spaces

• Seek to improve existing public and privately-owned public spaces and add

additional public spaces with redevelopment where appropriate.

• Enhance connectivity to Shirlington Park, Four Mile Run, Jennie Dean Park

and the Shirlington Dog Park.

• Provide attractive lighting to enhance the safety, atmosphere and traditional

walkable scale of the Village at Shirlington.

8

Draft Principles

Biophilia

• Maximize the use of biophilic principles in new and existing development, by

incorporating components such as shade trees, green spaces, green walls, pergolas with appropriate vines to provide shade. Incorporate green roofs and integrate nature into building architecture where possible. Consider public art which references nature in its design. Utilize locally sourced natural building materials. (Biophilic City Resolution)

• Preserve existing mature trees to the extent possible and add to the tree
• canopy. Consider the addition of native trees and plants. Maintain

permeability of existing brick sidewalks to preserve the street trees’ access to water.

9

Draft Principles

Sustainability

• Reuse and adapt existing buildings where possible. In new buildings and

major renovations, incorporate energy efficiency, renewable energy, and sustainability in support of the Community Energy Plan and aligned with the Green Building Incentive Policy.

• Stormwater - Reduce existing impervious areas and minimize impervious

area in new development to limit stormwater impacts.

• Heat Island - Reduce the heat island effect through tree planting, minimizing

pavement, light colored building and paving material, building placement and

• ther shading mechanisms.

10

Draft Principles

Historic Preservation

• Retain the character, sense of place and neighborhood scale that identifies

the Village at Shirlington as a distinctive urban village.

• Historic preservation values:

– Preserve the historic integrity and character of buildings on the Arlington County Historic Resources Inventory (HRI) along Campbell Avenue. – Incorporate the historic buildings within new development, where appropriate, as a means to create a sense of place, contribute to a vibrant urban village, promote the feeling of pedestrian-oriented designs, foster sustainability and provide a tangible connection to the past through the architectural design. – The historic buildings along Campbell Avenue should be the focal point

• f the urban village and future redevelopment should be sensitive to the

character of those historic buildings. – Promote the preservation, conservation, and/or restoration of contextual elements (e.g., structures, street trees, sidewalk design, signs) related to the historic buildings.

11

Draft Principles

Affordable Housing

• Seek to increase the supply and diversity of affordable housing with

redevelopment through land use and zoning policy, along with financial and technical assistance.

12

Draft Vision

The Village at Shirlington will establish itself as a more attractive and diverse neighborhood center and regional destination defined by its vibrant, mixed-use urban village and its retail-oriented, tree-lined main street with Art Deco- style historic buildings. Looking to the future, the Village at Shirlington will have new and better connections to surrounding neighborhoods, amenities and transit through attractive and green pedestrian- and bicyclist-friendly streets; thoughtfully designed and sustainable infill development; accessible and convenient parking; additional and more engaging public spaces and an enhanced public art, arts and cultural presence.

13

LRPC Discussion

14

Building Heights

15

Requested Amendments

16

FRIT Site (Office Building at Campbell Ave. and Quincy St.; Parking Lot at Arlington Mill Dr. and Randolph St.) Hilton Site WETA Site Current GLUP Designation “Low” Office-Apartment- Hotel “Low” Office-Apartment- Hotel “Low” Office-Apartment- Hotel Proposed GLUP Designation "Medium" Office-Apartment- Hotel "Medium" Office- Apartment-Hotel "Medium" Office- Apartment-Hotel Current Zoning C-O-1.5 Mixed-Use District C-O-1.5 Mixed-Use District C-O-1.5 Mixed-Use District Proposed Zoning C-O-2.5 Mixed-Use District C-O-2.5 Mixed-Use District C-O-2.5 Mixed-Use District

C-O-1.5 and C-O-2.5

17

GLUP Designation Scenario Typical Zoning District Density (maximum) Building Height (maximum) Basis for Study Office Residential Hotel "Low" Office- Apartment- Hotel C-O-1.5 1.5 FAR 72 u/ac 110 r/ac 8 stories (office) 10 stories (res./hotel) Current GLUP "Medium" Office- Apartment- Hotel C-O-2.5 2.5 FAR 115 u/ac 180 u/ac 12 stories (office) 16 stories (res./hotel) Requested GLUP

NB: An amendment to allow for assisted living in these two districts will potentially be brought to the County Board for consideration in September.

Full Study Area Considerations

• This Special GLUP Study is somewhat different from others:

substantial existing assets; a defined urban village character.

• Full study area considerations from previous meeting:

– Retain a mix of uses (office, apartment, hotel, retail, civic, entertainment, etc.) – Focus lower heights along the core and higher heights along the periphery – Respect existing residential development – Retain, enhance and, where appropriate, add pedestrian connections – Retain, enhance and, where appropriate, add nodes/open space – Assume a level of historic preservation/placemaking – Preserve mature trees to the extent possible – Assume one level of underground parking

18

Purpose of the Modeling

• These models represent but a few of a myriad of redevelopment options.
• They do not represent staff’s preferred development scenarios.
• Scenarios are intended to bracket the general range of possible options by

showing: what could be achieved given existing conditions/density transfers with added density up to 2.5 FAR versus what could be achieved with various bonuses.

• These scenarios are to serve as a point of departure for a discussion that

will inform the development of a vision and principles regarding height, massing, etc..

• This exercise is intended to be a high-level exercise.
• Follow-on work will include revised models, refined principles and

development of a GLUP Study Document which will inform future changes to the PDSP.

19

Existing Conditions

• This Special

20

Existing Conditions

21

Scenario 1 – Density Data Table

22

23

24

25

26

27

28

29

30

Shirlington Village – Existing Building Heights

13 5 6 11 12 9 8

LEGEND

10-12 12-14 6-8 8-10 4-6 2-4 1-2 14-16 Shirlington Village Study Area

1-2 6 3-4 1-2 5 5 1-2 4-6 5 5 3 3 3 1 8-10 1-2 1-2

100-110’ 60’ 151’ 55-60’ 15-35’ 50-55’ 35-50’ 35-40’ 60-65’ 120-125’ 70-75’ 50-55’ 25-30’ 15-35’ 75-80’ 20-25’ 25-30’ 81-85’ 135-140’ 50-80’ 75-95’ 15-20’ 30’

***RED Text indicates approximate building height in feet along with the corresponding approximate building levels.*** ****These heights may vary due to site topography, architectural features, and rooftop mechanical screening.****

Draft Building Heights

31

LRPC Discussion

32

Next Steps

33

Proposed Process Outline

LRPC Meeting Potential Topics Meeting #1 (June 25, 2019)

• Overview of the Special GLUP Study Plus process
• Background information on the site
• Preliminary site analysis
• Discussion and refinement of process and scope
• Define the full and core study boundaries
• Define GLUP scenarios to be modeled

Meeting #2 (July 23, 2019)

• Walking tour with staff presentations
• Discussion of opportunities, constraints, assumptions to inform scenario modeling,

etc.

• LRPC discussion and direction

Meeting #3 (September 25, 2019)

• Staff responses to questions raised at previous meetings
• Emerging guiding principles
• Presentation of scenarios
• Presentation of historical overview
• LRPC discussion and direction

Meeting #4 Community Forum (November 20, 2019)

• Community input on modeling and preliminary principles

Meeting #5 (December 11, 2019)

• Presentation of results from Community Forum and online survey
• Presentation of parking utilization report
• LRPC discussion and direction

Meeting #6 (January 21, 2020)

• Principles and vision discussion
• Building heights discussion
• LRPC discussion and direction

Meeting #7 (February 18, 2020 – Location TBD)

• Transportation impacts analysis
• Historic preservation discussion
• Presentation of refined scenarios
• LRPC discussion and direction

34

Conclusion

The End

35