mTAP: ROUTE 1 CORRIDOR -ALEXANDRIA...mTAP ASSIGNMENT QUESTIONS FOR ANALYSIS 1) What types of land...
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Presented by: Andrew Saul - Anna Shapiro - Melissa Bird - Robert Mandle - Sonja Ewing mTAP: ROUTE 1 CORRIDOR - ALEXANDRIA
Transcript of mTAP: ROUTE 1 CORRIDOR -ALEXANDRIA...mTAP ASSIGNMENT QUESTIONS FOR ANALYSIS 1) What types of land...
Presentedby:AndrewSaul- AnnaShapiro- MelissaBird- RobertMandle- SonjaEwing
mTAP:ROUTE1CORRIDOR- ALEXANDRIA
PRESENTATIONCONTENTS
OverviewofmTAP Assignment
ProcessandResources
ExistingConditions
Challenges&Recommendations▪ LanduseandZoning▪ AffordableHousing▪ PublicRealmandGateway▪ CommunityEngagement
SummaryofRecommendations
MethodologyRecommendations
STUDYAREA
EXISTINGCONDITIONS
AREACHARACTER§ Keysouthernpointof
entryintoAlexandria,butcorridoriscongested,inhospitable
§ Underutilizedproperties
§ Generallytownhomesandgarden-styleapartments
§ Existingaffordablehousingisat-riskofmarketredevelopment
§ Lackofuniquecharacter
mTAPASSIGNMENT
QUESTIONSFORANALYSIS
1) Whattypesoflandusesandbuildingtypeswouldmaximizeredevelopmentofpotentialkeysites?(whilerespectingthesurroundingcharacteroftheneighborhoods).
2) WhatshortandlongtermimprovementswouldfacilitatetherevitalizationofRt 1intoawelcoming“gateway”intotheCity?
3) Whatregionalornationalexamplescouldserveasrevitalizationmodels?
PROCESSANDRESOURCES
DATASOURCES§ CityofAlexandriaPlanning
Office§ ZoningandLandUseMaps§ ChurchZoningApplication§ ESRIdata§ CoStar
CITYOFALEXANDRIAPLANS§ SouthwestQuadrantSmallAreaPlan,1992§ TransportationMasterPlan,Pedestrian&Bicycle
Chapter,2016§ ComprehensiveTransportationMasterPlan,2008§ HousingMasterPlan,2013§ HuntingCreekAreaPlan,SupplementtoOldTown
SmallAreaPlan,2005§ OldTownSmallAreaPlan,1992
PREVIOUSPLANS
SouthwestQuadrantSmallAreaPlan-1992KeyrecommendationsincludedownzoningofmanypropertiesalongRt 1asatransitiontotheresidentialandtolessenimpactsoftrafficonthesurroundingresidentialareas.
OldTownSmallAreaPlan-1992Keyobjectivesincludepreservingandprotectinghistoricbuildingsandprotectingestablishedresidentialareasfromthroughtraffic.
HuntingCreekPlan-2005- BorderstheSWQuadrant;- Focusonreinforcingneighborhoodsand
maintainingaffordablehousing;- Enableconvenientaccessforresidentstoand
fromworkorneighborhoodactivities.
LOCALCONNECTIONSANDAMENITIES
Adjacenttoactivecommercial,mixeduseandhighdensityresidentialdistricts
Route1SouthisaMajorConnectorbetweencoreandI-95/495
Grocersoutsidestudyarea
COMMUNITYSNAPSHOT
Data 2010 2016 2021
Population 2,812 2,995 3,181
Families 662 698 737
Average HH Size 1.76 1.76 1.77
Median Age 38 39 39
White 65.7 % 64.3 % 63.5%
Black 28 % 28 % 27.9 %
Hispanic (any race) 3.6% 4.2% 4.7%
Median HH Income n/a $113, 039 $ 122,571esriData2016
EXISTINGLANDUSEANDZONING
HEIGHTRESTRICTIONS
LANDUSE/ZONINGRECOMMENDATIONS
RESIDENTIALPROPERTIES
Greaterdensityiscriticalfor“unlocking”thebenefitsofredevelopment:
§ ThroughaSAPprocess,changemediumdensityresidential landusestohighdensitymixed-use.AllowanFARof2.5
§ Permitincreasedheightlimitsonmixedusesitestoincreasehousinginorderto:○ Createbuffertoneighborhood○ Improvementthepublicrealm○ Potentialforadditionalpublicgreen/open
space○ Replacementofaffordableunits
22 UNITSWILL BE
LOST
244 UNITSAT RISK
55 UNITSAT RISK
AFFORDABLEHOUSINGCHALLENGES
HOUSINGCHALLENGES
§ Plannedlossofunitsfromchurchredevelopment
§ Potentialpermanentlossofprivateaffordableunitsduetoexpirationofsubsidieswithoutinterventions
§ Additionalcitywideneedisnotbeingmetbycurrentdevelopment
HOUSINGANALYSIS
WHATTHISMEANS:§ Undercurrentzoning,
currentnumberofunitscannotbereplaced.
§ Withhighdensityzoningandheightincrease(70-80’),significantaffordablehousingcanbereplaced.
§ OneforonereplacementisunlikelywithoutgapfinancingfromtheCityandotheraffordablehousingfinancingtoolsandprograms.
Approx.900Units
Approx.900Units
§ Allowfor,butnotrequire,mixed-usezoningonunderutilizedparcelsalongRoute1toprovideflexibilityforthemarkettodeterminehighestandbestuse
§ CreatebufferbetweenthecongestedRoute1andthenearbytownhomes
§ Incorporatecarorientedusesintomixed-useredevelopmentofcommercialparcels:o Gasstationso Largeformatgrocerystoreo Neighborhoodservingretail Integrateduseofgasstationandresidentialuses
22nd andMStreets,NWinWashingtonDC
COMMERCIALPROPERTIES
LANDUSE/ZONINGRECOMMENDATIONS
LANDUSE/ZONINGRECOMMENDATIONS
§ Permithigherheightsofbetween70and80’alongS.Patrick§ Transitionheightaggressivelytoensurecompatibilitywith
neighborhood
TRANSITIONHEIGHTTONEIGHBORHOODSCALE
PARKPLACE- GEORGIAAVE&NEWHAMPSHIREAVENW
PUBLICREALMCHALLENGES
§ Congestedmajorvehiculargateway§ Dangerousconditionsforpedestrian§ LackofEast-WestConnectivity§ Lackofneighborhoodidentityoruniquegatewaycharacter§ Lackofgreenspace
CHALLENGES/IMPEDIMENTS
PUBLICREALMRECOMMENDATIONS
ADDCONNECTIONSANDTRANSITIONS:
ConnectacrossRt.1betweenneighborhoods
Transitionimmediatelyoffhighwaybycreatingagatewayexperience:- Roaddietwithlargermedian,butnoreductioninlanes- Uniquesoundbarrierart
Transitiontoslightlysmallerroad(existing)andhighdensitymixed-usedevelopment- Transitiondensitydowntotownhomescale- Higherdensityactsasabuffertotheneighborhood
TransitiontoOldTowne,churchproject,mixed-use- Continuehighdensitymixed-usezone,subjecttoassembly- Focusmoreonincreasingpedestriansafety
PUBLICREALMRECOMMENDATIONS
IMPLEMENTROADDIETONS.PATRICKSTREET
PUBLICREALMRECOMMENDATIONS
GATEWAYFEATUREExamplesofuniquesoundbarriertreatments:
Opportunitytoengagecommunityaroundthestyleandbranding- possibleopportunityforlocalartist.
PUBLICREALMRECOMMENDATIONS
IMPLEMENTROADDIETONS.PATRICKSTREET§ Providesamoreattractivegatewayexperience§ Easestransitionfromcar-centrichighwaytoOldTownand
calmstrafficflow§ ImplementsCompleteStreetGuidelinesfor“Commercial
Connector”
PUBLICREALMRECOMMENDATIONS
IMPLEMENTROADDIETONS.PATRICKSTREET
PUBLICREALMRECOMMENDATIONS
MEDIANISLANDOPPORTUNITIES● Incorporatebioretentionelements to
manage stormwater● Createattractiveandsafepedestrian
refugestoimprovecrossingexperience● Includegrandstreettreestoenhancethe
gatewayexperience
ConnecticutAveNW,DC
PedestrianRefuge
PatrickHenryDrive-Arlington,VA
PUBLICREALMCASESTUDIES
GATEWAYFEATURERegionalexamplesofhighdensitymixed-usebuildingscreatinggatewaysonmajorcollectors.
MERRIFIELD,VA
BETHESDA,MDROCKVILLETOWNCENTER,MD
PUBLICREALMRECOMMENDATIONS
STREETFURNITURE/WAYFINDINGDesignConsiderations:§ Maintainmaturetrees§ Scale§ Rhythm§ Repetition§ Details§ Texture§ Height
PUBLICREALMRECOMMENDATIONS
DISTINCTIVE LIGHT FEATURES
DECORATIVE FENCINGAT CEMETERY
HERITAGE WALK
DISTINCTIVE LIGHT FEATURES
GATEWAY ELEMENTS AT “”Y” IN ROAD
DECORATIVE CROSSWALKS
PEDESTRIAN AND VEHICULARWAYFINDING
PUBLICREALMRECOMMENDATIONS
INTERPRETIVE ARTWORKDECORATIVE FENCING
CEMETERY/HERITAGEWALK§ Honorhistoricand
recreationalfeatures-Brandingopportunity
§ Semi-publicparkspace
§ Formalizewalkingpaths
§ StreetscapeDesign(TreattheEdges)
§ Sharedrulesforpublicrecreationaluse
§ InterpretiveSignageCaseStudies:IndianapolisCulturalTrailCongressionalCemetery
DECORATIVE PAVING
PUBLICREALMRECOMMENDATIONS
GatewayFeaturesSoundWalls“Y”Intersection
RoadDiet
MedianIsland
BuildingsAsGateways
StreetFurniture
HeritageWalk
CemeteryOpenSpace
CrosswalkFeatures
ENGAGEMENTCHALLENGES
CHALLENGESWITHEFFECTIVECOMMUNITYENGAGEMENT
§ CommunityhasexpressedconcernsaboutthroughtrafficonlocalstreetsandconnectionsacrossRoute1
§ Eventhoughcommunityissupportiveofaffordablehousing,theymaynotbesupportiveoftheamountofdensityandheightthatwouldbeneededtocreateenoughmixed-incomedevelopmenttoallowoneforoneaffordablehousingreplacement
§ Transitionareathatlackscharactertobringcommunitytogether
§ Considertheimpactofthisareatotheentirecityo Gatewayo ProximityToOldTowno AffordableHousingo HistoricSignificance
§ ReachoutbothCity-wideandlocallyforinput
§ Connecttoalliedinterestgroupso AlexandriaHistoryo AfricanAmericanHistoryo CoalitionforSmartGrowthandotherAffordableHousing
Advocates
ENGAGEMENTRECOMMENDATIONS
ENGAGEMENTRECOMMENDATIONS
SUMMARYOFRECOMMENDATIONS
Useup-zonedredevelopmenttoachievecitygoals§ Preserveaffordablehousing§ Frameroadwayandimprovegatewayexperience§ Allowmixed-usezonesalongthecorridor
Incorporatecompletestreetguidelinesfor“CommercialConnector”§ UseroaddiettotransitiontrafficflowonapproachtoOldTown§ Createanewtree-linedmedianasanattractivegateway§ Enhanceeast-westconnections§ Expandthepedestrianzonetoimprovesafetyforpedestrians
Engagethebroadercommunitytogivethisareaanidentity§ MakebrandingexerciseakeypartofSmallAreaPlan§ Implementout-of-the-boxoutreachstrategies(people&technology)
MARKETSTUDY§ Analyzevacancyratesandabsorptionpotentialofproposeduses§ Examinepotentialcar-orientedretailuses
DEVELOPMENTANALYSIS§ Conductproforma analysistofindthe“tippingpoint”- amountof
affordablehousingtheprojectscanproducewithnosubsidy§ DeterminehowmuchsubsidytheCityisabletoinvesttofund
additionalunits
METHODOLOGYRECOMMENDATIONS
LAND CONST. COST
DESIGNFEES
MARKETRENTS
ADURENTS
PARKINGRETAIL
CITY SUBSIDY
SMALLAREAPLAN§ Expandboundary
§ Clearlyexplainhowincreaseddensitycanyieldcommunitybenefits
§ Indepthdiscussionoftransportationchallengesandsolutions
§ Diverselocalteamtoleadbrandingexercise
METHODOLOGYRECOMMENDATIONS
Q&A
