Update on Zoning Analysis HCDAG Meeting May 2, 2018 Poverty Rates - - PowerPoint PPT Presentation

HCDAG Meeting May 2, 2018

Update on Zoning Analysis

Poverty Rates by Census Tracts

2

Presentation Overview

• Approach to HCD Area Analysis
• Considerations for Building Placement
• Considerations for Building Height

Poverty Rates by Census Tracts

3

Context of Zoning Incentives

• Financial Incentives
• Zoning Incentives
• Properties can still develop per by-right standards
• Offer new development options for HCD property owners
• Provisions need to be flexible enough to work in a variety
• f contexts

Poverty Rates by Census Tracts

4

Approach to Analyzing HCD Areas

• Existing Conditions
• Character of Area
• Historic Resource Inventory
• Street Network/Block Pattern
• Roadway Classification and Conditions
• Proximity to Transit
• Existing Open Spaces and Tree Canopy
• Lot Analysis
• Building Analysis
• Development Analysis (Future Meeting)

Poverty Rates by Census Tracts

5

Penrose Area Analysis

Essential Important Important Top 1/3 Notable

2 2 3 3 3 4 4 5 5 6 7 7 6 Historic Resources Inventory Sites: N

2nd St. S.

• S. Veitch St.
• S. Wayne St.

1 6 1

Poverty Rates by Census Tracts

6

Penrose Area Analysis

Street Network/ Block Pattern:

2nd St. S.

• S. Veitch St.
• S. Wayne St.

400’

N

Poverty Rates by Census Tracts

7

Penrose Area Analysis

Limited Access Route Arterial Type D:

Primarily garden Apartments and Townhouse Neighborhoods

Arterial Type E:

Primarily Single Family Residential Neighborhoods

Residential Local Street

Roadway Classification (Street Typology):

2nd St. S.

• S. Veitch St.
• S. Wayne St.

6th St. S.

N

Poverty Rates by Census Tracts

8

Penrose Area Analysis

Arterial Type D

South Courthouse Road 2nd Street South

Arterial Type E

Complete Street Elements:

• Transit Service: Moderate
• Bike Accommodations: Desired
• On-Street Parking Priority: High
• Pedestrian Way (sidewalk and green

strips): Desired Complete Street Elements:

• Transit Service: Limited
• Bike Accommodations: Desired
• On-Street Parking Priority: Medium
• Pedestrian Way (sidewalk and green

strips): Desired

Poverty Rates by Census Tracts

9

Penrose Area Analysis

Residential Local Streets

6th Street South South Veitch Street South Wayne Street

Complete Street Elements:

• Transit Service: Limited-None
• Bike Accommodations: Desired
• On-Street Parking Priority: High
• Pedestrian Way (sidewalk and green strips):

Desired

Poverty Rates by Census Tracts

10 10

Penrose Area Analysis

ART Metro Bus

Transit Routes:

2nd St. S.

• S. Veitch St.
• S. Wayne St.

N

Poverty Rates by Census Tracts

11 11

Penrose Area Analysis

Existing Open Spaces and Tree Canopy

2nd St. S.

• S. Veitch St.
• S. Wayne St.

Penrose Park

N

Poverty Rates by Census Tracts

12 12

Penrose Area Analysis

Garden Apartments Duplex Semi-detached Townhouse Single Family

A Lot/Building Types: A B B B C H E F C D D B E 2 1 A A B 3

2nd St. S.

• S. Veitch St.
• S. Wayne St.

6th St. S.

N

Poverty Rates by Census Tracts

13 13

Penrose Area Analysis

E B A D C F G H

5 units 2 Stories 80’ – 95’ x 70’ - 80’ lot 7,500 sf – 7,620 sf lot 11 units 2 Stories + Basement 100’ + lot 12,600 sf + lot 8 units 2 Stories 50’ x 110’ Lot/ Irregular Lot 5,500 sf lot/ 9,666 sf lot 9 units 3 Stories 100’ x 110’ lot 11,000 sf lot 14 units 4 Stories Irregular lot 20,410 sf lot 30 units (2 Buildings) 3 Stories Irregular lot 42,795 sf lot 16 units 3 -4 Stories Irregular lot 28,200 sf lot 74 units 3-4 Stories Irregular lot 111,500 sf lot

Garden Apartments

Poverty Rates by Census Tracts

Penrose Area Analysis

B A C

1 unit 2 Stories 25’ x 110’ lot 2,750 sf lot

Semi-detached

1 unit 2 Stories 25’ x 70’ - 145’ lot Irregular lot (2,142 sf +) 1 unit 2 Stories 25’ x 100’ lot 2,500 sf lot

Often Nonconforming for:

• Setbacks
• Lot width and depth
• Lot Coverage
• Lot Area

Poverty Rates by Census Tracts CONSIDERATIONS FOR BUILDING PLACEMENT AND HEIGHT

Poverty Rates by Census Tracts

Outline of Proposed Zoning Incentives

• KEEP EXISTING BUILDINGS WHILE ADDING NEW UNITS WITHIN

EXISTING WALLS

• KEEP EXISTING BUILDINGS WHILE CONSTRUCTING NEW

RESIDENTIAL BUILDINGS ELSEWHERE ON THE PROPERTY

• KEEP A SHARE OF EXISTING BUILDINGS WHILE REPLACING SOME

WITH NEW RESIDENTIAL BUILDINGS

• REMOVE ALL EXISTING BUILDINGS AND UTILIZE MORE FLEXIBLE

ZONING STANDARDS TO REPLACE THEM WITH NEW RESIDENTIAL BUILDINGS

• KEEP EXISTING BUILDINGS WHILE EXPANDING THEM TO ADD

NEW LIVING SPACE OR DWELLING UNITS POTENTIAL NEW OPTIONS FOR MULTIPLE-FAMILY PROPERTY OWNERS:

Poverty Rates by Census Tracts

Implications

• Allowing for physical changes to existing properties
• Consider where these changes might occur on a lot
• Which locations are most feasible?
• Where changes are feasible, are they contextually

appropriate?

• If changes are feasible and appropriate, which specific

zoning changes are required?

• Setbacks
• Lot Coverage
• Height

Poverty Rates by Census Tracts

Considerations for HCD Areas

• Located near or along

arterial roadways

• Blend apartment living with

more privacy and open space

• General Land Use Plan

vision is for low-medium to medium-scale development

Poverty Rates by Census Tracts

HCD Objectives

• Preserve market-rate affordable housing up to 80% of AMI
• Provide committed affordable (CAF) rental housing up to

60% and 80% of AMI

• Provide ownership housing between 80% and 120% AMI
• Preserve buildings listed on the Historic Resources Inventory

(HRI) or National Register

• Incorporate sustainable building practices
• Encourage renovation and infill development while

accommodating redevelopment

• Ensure projects are compatible with their surroundings
• Ensure any new density can be supported by existing

infrastructure, including the transit network

• Encourage the creation of underrepresented housing forms

Poverty Rates by Census Tracts

Considerations for HCD Areas

Where physical changes occur:

• Implement Comprehensive Plan goals and objectives
• e.g. enhance walkability where new development occurs
• Add or preserve landscaping along the street
• Create “eyes on the street” for pedestrians
• Continue to support low-medium to medium-scale development
• Retain a mix of housing options for Arlington residents
• Corridors provide for higher-density, “urban village” lifestyles
• Single-family neighborhoods are often beyond reach
• HCD areas provide a middle ground of more affordable apartment

housing mixed with more privacy and open space

• Appeal to residents at various stages of the life cycle
• Respectfully blend new development into existing neighborhoods

Poverty Rates by Census Tracts

Additions to Existing Buildings

KEEP EXISTING BUILDINGS WHILE EXPANDING THEM TO ADD NEW LIVING SPACE OR DWELLING UNITS

• More commonly pursued by affordable housing nonprofits

CONSIDERATIONS:

• Structural work can be expensive
• Historically-significant building façades
• Surrounding properties

Poverty Rates by Census Tracts

Considerations for Bump-Outs/Additions

Additions should generally

• ccur toward the rear of the

building / property.

• Retain

established character along the streetscape

• Retain historic

façades (where applicable)

Poverty Rates by Census Tracts

Considerations for Bump-Outs/Additions

Appropriate locations for additions to historic buildings may vary. Additions should generally

• ccur toward the rear of

the building / property.

• Some properties oriented “outward”

toward the streetscape

• Other properties oriented “internally”

toward lawns and courtyards

Poverty Rates by Census Tracts

Questions on Bump- Outs/Additions

For properties not considered historic, would additions to side façades be appropriate?

SOUTH COURTHOUSE ROAD SAMPLE

Poverty Rates by Census Tracts

Questions on Bump- Outs/Additions

Should side additions be

• riented closer to the street
• r should they be set back

further from the street?

SOUTH COURTHOUSE ROAD SAMPLE

Poverty Rates by Census Tracts

Infill on Existing Properties

KEEP EXISTING BUILDINGS WHILE CONSTRUCTING NEW RESIDENTIAL BUILDINGS ELSEWHERE ON THE PROPERTY CONSIDERATIONS:

• New construction, with related cost efficiencies
• Design and layout of historically-significant buildings and open

spaces

• Surrounding properties

Poverty Rates by Census Tracts

Considerations for Infill Development

More flexibility to accommodate infill development on larger lots

Poverty Rates by Census Tracts

Considerations for Infill Development

Less flexibility to accommodate infill development on smaller lots

Poverty Rates by Census Tracts

Considerations for Infill Development

Scale of potential infill development varies according to the size of the lot. Would require more flexible setback standards.

Poverty Rates by Census Tracts

Questions on Infill Development

Situate infill buildings closer to the public right-

• f-way?

Poverty Rates by Census Tracts

Questions on Infill Development

Situate infill buildings closer to the public right-

• f-way?

Poverty Rates by Census Tracts

Questions on Infill Development

“Tuck” infill development away from the public right-of-way?

Poverty Rates by Census Tracts

Questions on Infill Development

“Tuck” infill development away from the public right-of-way?

Poverty Rates by Census Tracts

Considerations for Infill Development

Site infill development so as to preserve, enhance, or replicate the existing layout.

• Infill may not be appropriate in the

center of a purposefully-designed courtyard or open space

• Infill may be more appropriate where

it can frame an existing courtyard or

• pen space

Poverty Rates by Census Tracts

Considerations for Infill Development

Where feasible, site infill buildings along existing public rights-of-way? Attempt to consolidate parking.

Poverty Rates by Census Tracts

Partial Redevelopment

• n Existing Properties

KEEP A SHARE OF EXISTING BUILDINGS WHILE REPLACING SOME WITH NEW RESIDENTIAL BUILDINGS CONSIDERATIONS:

• Existing buildings and dwelling units
• May be historically-significant
• New construction, with related cost efficiencies
• Surrounding properties

Poverty Rates by Census Tracts

Considerations for Partial Redevelopment

A share of existing buildings and open space areas should be preserved. Site new development so as to preserve, enhance, or replicate the existing development pattern on the site.

EXISTING CONCEPTUAL

MIMIC COURTYARD

Poverty Rates by Census Tracts

Full Redevelopment

• n Existing Properties

REMOVE ALL EXISTING BUILDINGS AND UTILIZE MORE FLEXIBLE ZONING STANDARDS TO REPLACE THEM WITH NEW RESIDENTIAL BUILDINGS CONSIDERATIONS:

• Existing buildings and dwelling units
• New construction, with related cost efficiencies
• Surrounding properties

Poverty Rates by Census Tracts

Considerations for Full Redevelopment

Design and orient new buildings to provide each dwelling unit with sufficient light, air circulation, and views of open space. Encourage designs that replicate the earlier layout of the site.

CONCEPTUAL

Poverty Rates by Census Tracts

Height Considerations for Infill and Redevelopment in the HCD

WHAT WE’VE HEARD:

• Consider alternative height toward the center of

larger lots

• Consider alternative height along major roadways
• Taper additional height away from single-family

neighborhoods

Poverty Rates by Census Tracts

Existing Height Provisions

ZONING DISTRICT MAXIMUM HEIGHT BY-RIGHT MAXIMUM HEIGHT BY SITE PLAN RA14-26

LOTS <5 ACRES

35 feet (3.5 stories)

LOTS ≥ 5 ACRES

60 feet (6 stories)* N/A RA8-18 40 feet (4 stories) 75 feet (8 stories)

LOTS ≥ 20 ACRES

95 feet (10 stories)

FORT MYER HEIGHTS NORTH “REVITALIZATION AREA”:

125 feet (12 stories) RA6-15 60 feet (6 stories) 125 FEET (12 STORIES)

*And where buildings are at least 150 feet from the nearest boundary line.

Poverty Rates by Census Tracts

Existing Provision for Height on Larger Lots

• Zoning Ordinance offers a height exception for lots zoned

RA14-26 that are a minimum 5 acres in size (§6.2.3.D)

Property Line Property Line 3.5 STORIES 35 FEET MAXIMUM 6 STORIES 60 FEET MAXIMUM 150 FEET MINIMUM 150 FEET MINIMUM 3.5 STORIES 35 FEET MAXIMUM

Poverty Rates by Census Tracts

Alternative Height on Larger Lots

• Consider using RA14-26 provision as a guide
• Through modeling, identify potential setback or transition

points where alternative building height might be appropriate (future meeting)

3 STORIES 3 STORIES 4 STORIES 4 STORIES 5 STORIES DISTANCE “X” DISTANCE “X” DISTANCE “Y” DISTANCE “Y”

Poverty Rates by Census Tracts

Alternative Height Along Roadways

MASTER TRANSPORTATION PLAN MAP

Poverty Rates by Census Tracts

Alternative Height Along Roadways

Consider alternative building height when abutting:

• An Arterial-Street
• Lee Highway
• Old Dominion
• Washington Boulevard
• Arlington Boulevard
• A Limited-Access Route
• Portions of VA-27/Washington Boulevard
• A High-Occupancy Incentive Corridor
• I-395
• I-66

Poverty Rates by Census Tracts

Alternative Height Along Roadways

2ND STREET SOUTH

Poverty Rates by Census Tracts

Alternative Height Along Roadways

S-3A PUBLIC ZONING DISTRICT

ROADWAY CONDITION

• Courthouse Road
• 2nd Street South
• VA-27 / South

Washington Boulevard

Poverty Rates by Census Tracts

Height Considerations for Infill and Redevelopment in the HCD

ADDITIONAL CONTEXTS WHERE ALTERNATIVE HEIGHT MIGHT BE CONSIDERED:

Where abutting:

• A higher-intensity residential zoning district
• RA14-26 to RA6-15
• 35 feet vs. 60 feet
• RA8-18 to RA6-15
• 40 feet vs. 60 feet
• A public zoning district
• A commercial zoning district

Where across the street from one of these contexts

Poverty Rates by Census Tracts

Height Considerations for Infill and Redevelopment in the HCD

ACROSS THE STREET FROM A C-2 COMMERCIAL ZONE?

RA8-18 40 feet height C-2 45 feet height

Poverty Rates by Census Tracts

Height Considerations for Infill and Redevelopment in the HCD

ACROSS THE STREET FROM AN S-3A PUBLIC ZONING DISTRICT?

RA8-18 40 feet height S-3A 45 feet height

Poverty Rates by Census Tracts

Alternative Height Considerations

ZONING DISTRICT MAXIMUM HEIGHT BY-RIGHT HCD INCENTIVE HEIGHT MAXIMUM HEIGHT BY SITE PLAN RA14-26

LOTS <5 ACRES

35 feet (3.5 stories)

LOTS ≥ 5 ACRES

60 feet (6 stories)* TBD N/A RA8-18 40 feet (4 stories) TBD 75 feet (8 stories)

LOTS ≥ 20 ACRES

95 feet (10 stories)

FORT MYER HEIGHTS NORTH “REVITALIZATION AREA”:

125 feet (12 stories) RA6-15 60 feet (6 stories) TBD 125 FEET (12 STORIES)

*And where buildings are at least 150 feet from the nearest boundary line. Site Plan

MIDDLE GROUND

By-Right