SP #430

4318 Carlin Springs Road “The Springs”

SPRC #1 July 29, 2013

Site

2

Site

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

3

Existing conditions

4

Existing conditions, cont.

5

Neighborhood Context

6

Neighborhood Context

7

Neighborhood Context

8

Context, cont.

9

Context--GLUP

10

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

Zoning Context

11

RA8-18

R-C R-5

R-C

S-D

R15-30T

RA8-18

C-O

RA6-15

North Quincy Street Plan Addendum

12

SITE

NQSPA Recommendations

13

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.

NQSPA

14

Site

NQSPA Recommendations

15

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.

NQSPA

16

Site

NQSPA Recommendations

17

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.

NQSPA

18

Site

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?

19