sp #430 4318 carlin springs road “the...
TRANSCRIPT
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SP #430
4318 Carlin Springs Road “The Springs”
SPRC #1 July 29, 2013
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Site
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Site
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Proposal • GLUP change
– From “Low-Medium Residential” to “High-Medium Residential Mixed-Use”
• Rezoning – From “RA8-18” to “R-C”
– “R-C” would be consistent w/ proposed GLUP category
• Site Plan – 104 apartment units (96 affordable) , 5,600 s.f. headquarters office
for APAH, 111 underground parking spaces – Proposed modifications for # of office parking spaces (7 instead of
10), modification from “by-right” setbacks – Requested Bonuses:
– None
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Existing conditions
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Existing conditions, cont.
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Neighborhood Context
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Neighborhood Context
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Neighborhood Context
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Context, cont.
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Context--GLUP
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Purple: High-Medium-Density-Mixed-Use Orange: Low-Medium Residential Yellow: Low Residential (1-10 units/acre) Brown: Medium Residential Blue: Medium Office-Apartment-Hotel
SITE
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Zoning Context
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RA8-18
R-C R-5
R-C
S-D
R15-30T
RA8-18
C-O
RA6-15
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North Quincy Street Plan Addendum
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SITE
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NQSPA Recommendations
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ARLINGTON VIRG I NIA
Transportation Principles
Area-Wide • Improve connectivity and accessibility by introducing new public streets and mu lt i-use paths that help break up existing superblocks.
• Make the pedestrian experience safer and more enjoyable by designing streets with wide sidewalks, additional street trees, improved intersect ions
and crosswalks, and on-street parking where possible. Limit, to the greatest extent possible, the number of curb cuts.
• Encourage shared parking to ach ieve efficiencies for complementary uses.
• Consider nearby parking ava ilability and transit services when determin ing parking requi rements.
• Improve existing undersi zed and poorly maintained sidewalks throughout the study area and vicinity to enhance the overall pedestrian experience.
West Side
• Create new multi-use paths to improve pedestrian and bicyclist Ci rcu lation through the blOCk , including a pedestrian/ biCyclist connection between
N. Tazewell Street extension and N. Thomas Street.
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NQSPA
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Site
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NQSPA Recommendations
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ARLINGTON VIRG I NIA
Land Use Principles
Area-Wide • Encourage medium-scale development that creates a sensitive transition between high-intensity development in the center of Ballston and surrounding
lower-density residential neighbOrhOOds.
• Provide redevelopment opportun it ies to transform the area's primari ly automobile-oriented development into an integrated mixed-use urban neighborhood.
• Organize a rich mix Of uses in a way that helps enl iven the area and balance local trave l demand.
• Provide opportunities for increasing the county's affordable housing stock.
• Ensure ground flOOr uses, bu ilding massing and frontages a re designed to add interest and enhance the pedestrian experience.
West Side
• Consider a General Land Use Plan change for the corner of N. Carl in Springs Road and N. Thomas Street to "High-Medium Residential Mixed-Use", in
conjunction with a site plan application that provides a bui lding form and massing scheme compatible with surrounding properties and appropriate for the
transitional location.
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NQSPA
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Site
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NQSPA Recommendations
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ARLINGTON VIRG I NIA
Building Form Principles
Area-Wide
• Establish maximum building heights that are appropriate fOr the area and will achieve the desired transitions between central Ballston and its edges.
• Encourage massing and architecture that generally provides buildings with modestly-sized floor p lates and slender building towers, except where large
format commercial uses are approved.
• Incorporate building form elements that help limit the perceived length Of any ind ividual long building walls, such as varied building modulation and
massing, articulation, multiple entrances, and/ or fenestration techniques.
• Incorporate distinctive features or focal points to add visual interest and help establish a more distinct sense Of place, to be achieved through
architectural, landscape, or other urban design elements.
• Ancillary structures that support outdoor rooftop amenities, such as green roofs , outdoor swimming pOOls, and code required anci llary faCilities, rooftop
gardens, etc., subject to zoning ordinance requirements, should not count against height limits.
West Side
• Allow bui ld ing heights no greater than a maximum Of 5 stories (residential) at the corner of N. Thomas Street and N. Carlin Springs Road and along the
Ballston Crest and Thomas Place properties to re inforce a sensitive transition to the nearby lOw-sca le residentia l developments.
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NQSPA
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Site
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Preliminary Issues
• Do penthouses, while not forbidden, violate spirit of 5-story limitation in plan?
• Is architecture too different from the neighborhood?
• Activation along North Thomas Street and proposed pedestrian path—stoops?
• What is appropriate treatment in general for area adjacent to future public pedestrian path?
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