Embed Size (px)
Citation preview
S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A
DATE: Monday, September 16, 2019
TIME: 5:30 – 7:00 p.m. (open house)
7:00 – 9:00 p.m. (meeting)
PLACE: Ellen Bozman Government Center 2100 Clarendon Blvd. Cherry/ Dogwood Rooms (Lobby Level) Arlington, VA 22201
SPRC STAFF COORDINATOR: Nicole Boling
Item 1.
1900 S. Eads Street/Crystal Houses (SP #13) (RPC# 36-018-014) Planning Commission and County Board meetings to be determined. Matthew Pfeiffer (CPHD Staff)
5:30pm – 7:00pm (open house) 7:00pm–9:00 p.m. (meeting)
The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following:
1.
Review site plan or major site plan amendment requests in detail.
2.
Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate.
3. Provide a forum by which interested citizens, civic associations and neighborhood conservation
committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood.
In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library’s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://commissions.arlingtonva.us/planning-commission/ For more information on the Site Plan public review process, go to the Arlington County Planning Division’s web site on Development Proposals/Site Plans http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSite_plansMain.aspx
To view the current Site Plan Review Committee schedule, go to the web site http://commissions.arlingtonva.us/planning-commission/sprc/
I T E M 1 Crystal Houses (SP #13)
(RPC# 36-018-014)
SPRC Agenda: First Meeting—May 20, 2019 1) Introduction from Chair
2) Informational Presentation
a) Site Background and Context (Staff) b) Overview of Site Plan (Applicant) c) Review of Site Plan Proposal (Staff)
2) Land Use & Zoning
a) Relationship of site to GLUP, sector plans, etc. b) Relationship of project to existing zoning
i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any)
ii) Requested modification of use regulations (if any)
3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) View vistas through site d) Visibility of site or buildings from significant neighboring perspectives e) Compliance with adopted planning document
4) Wrap-Up
5) Public Comment
6) Next Steps
SPRC Agenda: Second Meeting—June 24, 2019
4) Introduction from Chair
5) Presentations
a) Staff presentation b) Applicant presentation
6) Building Architecture
a) Design Issues
i) Building form (height, massing, tapering, setbacks) ii) Facade treatments, materials, fenestration iii) Roof line/penthouse form and materials iv) Street level activism/entrances & exits v) LEED Score vi) Accessibility
b) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting’
5) Open Space
a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation)
6) Comment from Crystal City BID
7) SPRC Wrap-Up
8) Public Comment
9) Next Steps
SPRC Agenda: Third Meeting—September 16, 2019
6) Open House on Corner Park (5:30 – 7:00pm)
7) Introductions (7:00pm)
8) Presentations
a) Applicant i) Update on Architecture and Site Design ii) Transportation
b) Staff i) Transportation ii) Site Plan Features and Amenities
9) Transportation
a) Infrastructure
i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking
b) Traffic Demand Management Plan c) Automobile Parking
i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths)
d) Delivery Issues i) Drop offs ii) Loading docks
7) Site Plan Features and Amenities/Benefits a) Public Art b) Affordable Housing c) LEED d) Other
8) Construction issues
i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison
9) Comment from Crystal City BID
10) Update on Corner Park
11) SPRC Wrap Up
12) Public Comment
13) Next Steps
Site Location: The subject site is identified as 1900 S. Eads Street. The site is located on two blocks;
the Crystal Houses block is bounded by 18th Street S. to the north, S. Eads Street to the east, 22nd Street S. to the south, and S. Fern Street to the west; the Restaurant Row block is bound by 22nd Street S. to the north, S. Eads Street to the east, 23rd Street S. to the south, and S. Fern Street to the north. The site is adjacent to the Crystal Towers development to the north; the Westin at Crystal City hotel, the 1915 S. Eads Street office building and the Hampton Inn Suites hotel to the east; the Restaurant Row businesses along 23rd Street S. to the south, and the Aurora Highlands residential neighborhood to the west.
Applicant Information: Applicant Crystal House Apartments Investors, LLC 1900 S. Eads Street Arlington, Virginia 22202 Marshall Tycher (703) 302-6435
Attorney Walsh Colucci Lubeley & Walsh 2200 Clarendon Blvd., #1300 Arlington, Virginia 22201 Nicholas V. Cumings (703) 528-4700 [email protected]
Architect Lessard Design 8521 Leesburg Pike, Seventh Floor Vienna, Virginia 22182 Luz Del Mar Rosado (517) 830-1800 [email protected]
Engineer Bowman Consulting 14020 Thunderbolt Place, Suite 300 Chantilly, Virginia 20151 Steven Liam, P.E. (703) 464-1000 [email protected]
Traffic Engineer Wells + Associates 1420 Spring Hill Rd. #610 Tysons, Virginia 22102 Michael Pinkoske, Jr., PTP (703) 917-6620 [email protected]
Landscape Architect Parker Rodriguez, Inc. 101 N. Union Street, Suite 320 Alexandria, Virginia 22314 Trini Rodriguez (703) 548-5010 [email protected]
BACKGROUND: The subject site is a 738,319 sf (16.95 ac) in size and includes the entirety of RPC #036-018-014, which includes the Crystal Houses block and a small portion of the Restaurant Row block closest to the corner of S. Eads Street and 22nd Street S. Site Plan #13 includes the Crystal Towers block (with the exception of the former post office site), and the Crystal Houses block. The existing Crystal Houses buildings were developed by-right in 1961 and contain the original crystal chandelier which gave Crystal City its name; the site is zoned RA6-15. Site Plan #13 was approved by the County Board on March 4, 1965 and included only the Crystal Towers block. The site is zoned RA4.8. In 2002 the County Board approved a site plan amendment to the Towers to construct a new building to add 212 units (224,766 square feet of gross floor area). The current density of the Towers is 2.6 FAR, under the maximum permitted density of 3.24 in the RA4.8 zoning district. In 2006, the County Board approved a site plan amendment to SP #13 to add the Houses to the Towers site plan, and shifted the available density from the Towers site to the Houses site to permit construction of 247 dwelling units in two (2) four story buildings: One (1) building at the southwest corner of 18th
Street South and South Eads Street and the other at the northwest corner of 22nd Street South and South Eads Street. A later administrative approval permitted the number of dwelling units to increase to 252 units. During the original approval, the shift of density from the Towers Site to the Houses site was justified that the density of the Houses site would not exceed 72 units per acre (post fee-simple dedication to the County of areas of the public streets that are currently in easement), the maximum density for the site recommended in the GLUP. The developer also owns a small parcel south of 22nd Street that is used for surface parking. This parking area is currently used to satisfy the by-right parking requirements of the Zoning Ordinance. Currently, some residents of the Houses have assigned parking here. This area was not incorporated into SP #13. The 2006 action incorporated all parking for Crystal Houses on the Crystal Houses site north of 22nd Street, thus freeing this small parcel for separate development.
The applicant, the Roseland, is requesting a rezoning to C-O-Crystal City, a major site plan amendment to construct 798 819 new residential units in four new infill buildings and three sticks of townhouses, and two new public parks. The following provides additional information about the site and location:
Site: The site is located at 1900 S. Eads Street on two blocks (referred to as the Crystal Houses block and the Restaurant Row blocks, respectively). The Crystal Houses block is bounded by 18th Street S. to the north, S. Eads Street to the east, 22nd Street S. to the south, and S. Fern Street to the west; the Restaurant Row block is bound by 22nd Street S. to the north, S. Eads Street to the east, 23rd Street S. to the south, and S. Fern Street to the north.
To the north: 18th Street S. and Crystal Towers block including the Crystal Towers site plan
(SP #13), zoned RA4.8, and the Post Office site plan (SP #424) zoned C-O-Crystal City
To the east: S. Eads Street and the Westin Hotel (SP #78), zoned RA-H-3.2, the 1915 S. Eads
Street office building, zoned C-2, and the Hampton Inn Suites hotel, zoned RA-H-3.2
To the west: S. Fern Street, and the Aurora Highlands Neighborhood, zoned R-5 To the south:
Restaurant Row businesses, zoned C-2
Zoning: The subject site is zoned RA6-15, Multiple-Family Dwelling District General Land Use Plan Designation: The site is designated on the GLUP as “Medium” Residential (37 – 72 du/ac.), and “Service Commercial.” The site is within the boundaries of the Crystal City Coordinated Redevelopment District subject to Note 1.
Neighborhood: The site is located within the Aurora Highlands Civic Association and is adjacent to the Crystal City Civic Association.
Proposed Site Location: Aerial Image of Site
Source: AC Staffmaps 2017 Aerial Imagery
Existing Conditions: The site is currently developed with two large residential towers containing 828 units. The site was developed in the “Towers in the Park” ethos and contains a multitude of surface parking spaces and mature trees and landscaping.
Crystal Houses 1900 S. Eads Street
N
Proposed Rezoning: The applicant is proposing to rezone the site from RA6-15 to C-O-Crystal City. The site is located within the boundaries of the “Crystal City Coordinated Redevelopment District” subject to Note 1 on the GLUP and is thus eligible for rezoning to C-O-Crystal City. Proposed Development: The following is a statistical summary of the site plan proposal:
SP #13, Crystal Houses
TOTAL SITE PLAN SITE AREA (INCLUDING CRYSTAL TOWERS, CRYSTAL HOUSES, AND RESTAURANT ROW SITES)
1,301,768 sf (29.88 ac)
TOTAL SITE PLAN AREA FOR NEW DEVELOPMENT 738,319 sf (16.95 ac)
Density Total New GFA 851,454 sf Total New Density 47.08 48.3 units/ac CH-1 & 2 (existing) Total Units 828 units CH-3 (proposed) Total Units 432 units CH- 4 (proposed) Total Units 222 units CH-5 (proposed) Total Units 81 units CH-6 (proposed) Total Units 63 units CH-7 (proposed Total Units 7 units CH-8 (proposed) Total Units 14 units Total Site GFA 1,762,593 sf Total Site Units 1,626 units Total Site Density 95.9 units/ac C-O-Crystal City Residential Density 72 units/ac Total SP #13 Proposed Density (FAR) 2.48 FAR Total SP #13 Proposed Density (Units/Acre) 92.03 97.17 du/ac Building Height Average Site Elevation 44.4 ft ASL CH-3 Number of Stories 11 Main Roof Height 109.9 ft Penthouse Roof Height 119.9 ft C-O-Crystal City Max. Permitted Height1 110 ft CH-4
1 ACZO Sec. 7.16.5.D requires building heights consistent with the Building Heights Map (Sec. 7.16.8).
SP #13, Crystal Houses
Number of Stories 11 Main Roof Height 109.9 ft Penthouse Roof Height 119.9 ft C-O-Crystal City Max. Permitted Height 110 ft CH-5 Number of Stories 7 Main Roof Height 74.9 ft Penthouse Roof Height 84.9 ft C-O-Crystal City Max. Permitted Height 75 ft CH-6 Number of Stories 5 Main Roof Height 59.9 ft Penthouse Roof Height 69.9 ft C-O-Crystal City Max. Permitted Height 60 ft Parking Existing Parking Spaces 765 spaces Existing Parking Ratio .92 sp/du CH-1 308 spaces CH-2 292 spaces CH-3 314 spaces CH-4 161 spaces CH-5 95 spaces CH-6 64 spaces CH-7 22 spaces CH-8 61 spaces Total Parking Spaces 1,234 spaces Garage Spaces 951 1,034 spaces Surface Spaces 283 200 spaces Total Parking Ratio .76 sp/du C-O-Crystal City Required Residential Parking Ratio 1.125 sp/du </= 200 units
1 sp/du > 200 units C-O-Crystal City Required Residential Parking Spaces 1,745 spaces LEED LEED Score Gold
Density and Uses: The portion of the Restaurant Row block included in the subject site plan amendment proposal is proposed to be incorporated into SP #13, as it is not currently included within SP #13. The subject site plan generates density from the site (16.95 ac). The C-O-Crystal City district, to which the applicant proposes to rezone the site, allows 72 du/ac residential. The applicant is proposing 95.9 du/ac, meaning they are requesting 23.9 du/ac additional density per ACZO Sec. 17.6.5.A.
Site and Design: The applicant proposes four new infill buildings on the eastern portion of the site; three are located on the Crystal Towers block and one is located on the Restaurant Row
Crystal Houses (SP #13) Page 11
block. The applicant is proposing two new public parks on site; one 31,700 sf park located at the intersection of S. Eads Street and 20th Street N. as it terminates at the site; and another park at the corner of 22nd Street S. and S. Fern Street. The applicant also proposes a 5’ public pathway through the site from the mid-point on S. Fern Street to the new public park fronting on S. Eads Street. Illustrative Site Plan:
Crystal Houses 3:
Crystal Houses (SP #13) Page 12
Crystal Houses 4:
Crystal Houses 5
Crystal Houses (SP #13) Page 13
Crystal Houses 6
Crystal Houses 7:
Crystal Houses 8:
Transportation: This project is located at 1900 S. Eads Street in Crystal City. The primary site is bound by S. Eads Street to the east, 22nd Street S. to the south, S. Fern Street to the west and 18th St. S. to the north. A portion of the project site (Crystal House 5) is located south of 22nd Street S., at the southwest corner of the 22nd Street S. and S. Eads Street intersection.
Crystal Houses (SP #13) Page 14
Crystal City is well-served by regional roadways, a wide range of transit options, an increasing network of bicycle facilities, and a local street network that continues to be expanded with planned development of the area’s blocks. A multi-modal transportation network provides residents, employees, and shoppers in the area multiple options for traveling to, from, and within the area without using a car. Streets and Sidewalks: The Master Transportation Plan (MTP) identifies S. Eads Street and 18th Street South as Type B-Primarily Urban Mixed-Use Arterial Streets. 22nd Street South and S. Fern streets are identified as Residential or Commercial Local Streets. Existing sidewalks are all on site frontages and will be upgraded with the development as follows:
Street Frontage Existing Sidewalk
Proposed Sidewalk
Existing Landscaping
Proposed Landscaping
S. Eads St. 5.0’ 6.0’ 4.0’ 6.0’ 18th St. S. 5.0’ 6.0-7.0’ 3.0’ 5.0’ S. Fern St. 5.0’ 6.0’ n/a 6.0’ 22nd St. S. (north) 4.0’ 6.0’ 2.5’ 6.0’ 22nd St. S. (south) 4.0’ 6.0’ 2.5’ 6.0’
Trip Generation: A Multimodal Transportation Assessment (MMTA) prepared by Gorove/Slade, and dated October 19, 2018 was submitted by the applicant. The assessment provides an analysis of the impact of the development on the adjacent street network and provides a summary of the existing transit, bicycle, and pedestrian access around the site. The MMTA assessed 11 intersections based on the existing conditions and forecasting future conditions for the year 2026 with and without the proposed development. A proposed mode split of 40% auto, 45% transit, 8% bike, and 7% walk was utilized for the proposed residential use based on US Census Bureau Data. The Crystal Houses project is estimated to generate 130 AM peak hour trips, 153 PM peak hour trips, and 1,988 daily trips. The entire MMTA is on the project web page for review. Parking and Loading: At the time of the application, the project was proposing to provide approximately 1,231 parking spaces for 1,636 units for a parking ratio of 0.76 spaces per unit. However, since the start of the project review, changes have been made to eliminate the majority of the remaining surface parking spaces and the unit count has increased to include Crystal House 7 and 8. All loading activities are proposed to occur internally to the project site at the respective buildings. The loading for Crystal House 5 is of note since it is accessed off of S. Eads Street, while the garage is accessed from 22nd St. S.
Crystal Houses (SP #13) Page 15
Pedestrian Facilities: In addition to the proposed public sidewalks listed above, there are numerous internal pedestrian access paths on site. A east/west path through the center of the site connecting S. Eads Street to S. Fern Street will have a public access easement to ensure that the general public can walk through the site. Bicycle Facilities: There are five (5) Capital Bikeshare stations within the site area and the site is currently well-served by on-street bicycle lanes on 18th Street S. and S. Eads Street. The existing infrastructure includes a protected bicycle lane along the S. Eads Street site frontage. County staff and the developer are working to include an enhanced south-bound cycle track along the site frontage to upgrade the existing protected bicycle lane. This design is in conjunction with other development projects in the site vicinity to provide consistent bicycle infrastructure along the west side of S. Eads Street from Four Mile Run to 22nd Street S. Public Transit: The project site is well served by public transit facilities including Metrorail, Metrobus, Arlington Transit (ART), the Potomac and Rappahannock Transportation Commission (PRTC), and Loudoun County Transit within ¼ mile from the site. DISCUSSION: Adopted Plans and Policies: The following policy and code documents, provide guidance to the subject site. While all the following plans play a role, the Crystal City Sector Plan, adopted by the Board in 2010, plays a prominent role in guidance for redevelopment in Crystal City.
• General Land Use Plan • Zoning Ordinance • Crystal City Sector Plan
General Land Use Plan: The Crystal Houses block is identified on the GLUP as “Medium” Residential (37 – 72 du/ac), and the Restaurant Row block is identified as “Service Commercial.” The site is within the “Crystal City Coordinated Redevelopment District” on the GLUP, meaning it is expected to develop in accordance with the goals and recommendations of the Crystal City Sector Plan, and eligible for rezoning to C-O-Crystal City (which is proposed by the applicant). The GLUP map for the site also contains two “triangle” open space symbols, denoting that public open space should be provided on site at the intersection of S. Eads Street and 20th Street S., and at the corner of the block at S. Fern Street and 22nd Street S.
Crystal Houses (SP #13) Page 16
General Land Use Plan
Zoning Ordinance: The C-O-Crystal City zoning district was created for the purpose of permitting mixed use development within the Crystal City Coordinated Redevelopment District on the GLUP. Determination as to the actual types and densities of uses are to be allowed are based on the specifics of the individual sites. The goal of the zoning district is to:
A. Advance the future vision of Crystal City established in the sector plan B. Provide a mix of uses within several defined neighborhood centers C. Support Crystal City’s revitalization and long-term economic sustainability D. Facilitate gradual and coordinated redevelopment on each block E. Support, and be supported by, enhanced multimodal transportation access and connectivity F. Create a high-quality public realm comprising public areas envisioned in the sector plan.
Crystal City Sector Plan: The Crystal City Sector Plan was adopted by the County Board in 2010, and reflects the community’s vision for the redevelopment of Crystal City for the next 40 years. The following section summarizes the sector plan recommendations applicable to the subject site. The sector plan visions statement contains the following goals:
Crystal Houses (SP #13) Page 17
Crystal City Sector Plan Vision Statement:
Applicable Policy Directives:
• B6—Require a minimum horizontal separation of 60 feet between building towers above the fifth floor to ensure light, air, relief, and respite to outdoor and indoor spaces
• D2—Allow for optional increases over the base density within the maximum building heights limits on sites in Crystal City, in return for extraordinary community benefits outlined in this plan, at the County Board’s discretion.
• P1—Provide, at a minimum, all public open spaces as indicated on the Public Open Space Map in accordance with the general size outlined in the Open Space Inventory Table on the map.
• P4—Establish County control over all public open spaces shown on the Public Open Space map through either public dedication/acquisition or public use and access easements set in perpetuity
• P5—Increase tree canopy coverage in Crystal City by meeting or exceeding the current applicable goals in the County Urban Forest Master Plan
• P6—Achieve dedicated publicly accessible tree-lined pedestrian routes through large urban blocks that provide for safe and attractive passage and connectivity between buildings
• T7—Locate and consolidate building loading and service access points to secondary and tertiary streets and alleys where feasible
• T12—Apply TDM measures that reinforce the use of a smaller parking supply • H1—Increase the committed affordable housing stock in Crystal City by developing
implementation tools that encourage the provision of on-site or nearby off-site affordable housing units.
Crystal Houses (SP #13) Page 18
Illustrative Concept Plan:
• Creation of clearly defined and well connected streets lined with cultural and retail uses. A vibrant and cohesive street environment would be created by introducing build-to lines, a diverse mix of uses, and well defined building envelope standards
• Improved pedestrian, transit, bicycle, and vehicular connectivity and circulation throughout the planning area
• Increased accessibility and quantity of public parking , plazas, and other public open spaces
Crystal Houses (SP #13) Page 19
West Side Concept Plan Recommendations:
• Balance preservation of the Aurora Highlands neighborhood with potential development in the planning area that incorporates reduced planned building heights for most blocks south of 20th Street S. and limiting cut-through traffic in the neighborhood by directing vehicles towards arterial streets.
• On the two large blocks to the west, the plan anticipates the existing residential building will stay in place with some residential infill, mostly three story multifamily buildings located along Fern Street.
• At Restaurant Row, the plan visualizes preserving and retaining small, neighborhood oriented retailers. Should redevelopment occur in this area, such retailers should be accommodated to help support active streetscapes.
• Recommended building envelopes in this plan provide deliberate tapering down to the west, while offering flexibility for development at the corner of 22nd and Eads Streets to help achieve parking to support the 23rd Street retailers.
Crystal Houses (SP #13) Page 20
Transportation Recommendations:
• 6-foot wide minimum sidewalks: most are 8- and 10- feet wide minimum exclusive of the 2 foot building setback
• 5-foot wide minimum landscape strip • Bicycle lanes are generally 5 feet in width, but may be reduced to 4 feet • Sharing of existing and future off-street parking spaces should be encouraged whenever
possible to increase utilization of the transportation infrastructure. Through the special exception process, shared parking arrangements are encouraged where: parking spaces are shared by various groups using the spaces at different/complementary times of day/week; unused or excess parking spaces in existing or future garages; parking spaces are shared among all user of the garage.
• Surface parking lots can degrade the quality of the built environment and are a suboptimal use of highly accessible urban land.
Public Realm Recommendations:
Crystal Houses (SP #13) Page 21
• Proposed street facing parks and plazas are fully public and accessible to all, while interior open spaces become private or semi-private primarily the realm of the surrounding building’s inhabitants. The new public open spaces and streets are better defined by a more continuous line of building along their edges. In this way, public open spaces and active streetscapes come together to provide increased accessibility and visibility
Density and Built Form Recommendations:
• The provision of standard site plan base density values is intended only as a means of auging increases in density over currently planned densities, and in no way implies a limit on FAR within the Master Plan. Ultimate density limitations are determined by master Plan features such as building height limits, tower coverage limits, setbacks, and other standards that influence building placement, massing, and bulk.
Crystal Houses (SP #13) Page 22
• At this specific site (22nd & Eads where the key objective is for parking for the 23rd Street
retailers), an additional 35 feet may be achieved by providing additional parking for Restaurant Row businesses.
• Above the fifth-floor podium, all portions of a building are designated as a tower component, and must maintain a minimum separation distance of 60 feet from adjacent towers.
• Exceptions to this rule may be considered where existing conditions and retained buildings present major challenges to achieving the full 60 feet of separation
Crystal Houses (SP #13) Page 23
• Collectively, build-to lines, building height, tower coverage, tower separation, and tower setback
parameters are the factors that will determine achievable densities under the Master Plan. Building Height restrictions, street-face build to guidelines, and internal block site boundaries determine the basic buildable envelope for any development proposal.
Land Use and Use Mix Recommendations:
• Increasing the quantity, availability, and affordability of housing in Crystal City is a central tenet of the Master Plan.
• The plan is better suited to encourage the development of a more diverse mix of housing types, although additional tools may be needed to achieve the vision.
Parking Recommendations:
• Generally speaking, below-grade structured parking sis the preferred treatment for any new off-street parking resources associated with development per the master plan. Above grade parking is strongly discouraged but may be permitted if all the parking needed to meet the requirements could not be accommodated underground. Additionally, above-grade parking where it occurs, should be, lined wither with active programmed spaces, or treated with enhanced architectural facades, depending upon its relationship to the public realm.
• It is the intent of the master plan to limit the visibility of loading facilities, service entrances, and garage doors on or from the street. Ideally these functions would be located on alleys or on
Crystal Houses (SP #13) Page 24
other centralized courts or areas within the block where consolidated service and loading could occur to service a building or multiple buildings.
Modification of Zoning Standards: The applicant requests the following modifications to Zoning Ordinance Standards:
1. Additional Density: The applicant is requesting additional density consistent with the standards for additional density set forth in the Zoning Ordinance
2. Placement Standards: The applicant is requesting to modify setback and coverage standards.
3. Parking and Loading: The applicant is requesting several modifications related to parking and loading:
a. Residential parking ratio for .77 spaces per unit b. Allowance for surface parking at the site c. Providing no loading space on CH-6
Site Plan Amenities: To be determined through the site plan review process. Preliminary Policy Issues: Staff has identified the following preliminary policy issues: Transition to the Western Neighborhoods – The applicant is proposing infill buildings on the eastern portion of the site adjacent to S. Eads Street and fronting 18th Street S. The Illustrative Concept Plan shows low-scale infill buildings (maximum 35 feet) on the western end of the site fronting S. Fern Street. The sector plan recommends “balancing preservation of the Aurora Highlands neighborhood with potential development that incorporates reduced planned building heights for most blocks south of 20th Street S.” The applicant is proposing retaining the existing surface parking lots and curb cuts in this portion of the site and may not propose residential infill buildings consistent with the sector plan illustrative concept plan. If the applicant chooses not to propose new development in this location, surface parking spaces and circulation should be removed and replaced with landscaping to mitigate the loss of mature trees on the site. UPDATE: The applicant has revised their plans to provide three (3) sticks of townhouses on the western edge of the site. This is consistent with sector plan recommendations. Surface Parking – Surface parking is not permitted in the C-O-Crystal City district. The applicant proposes to retain 281 surface parking spaces and must request a modification of the zoning standards to do so. Parking should be relocated to residential garages or the applicant should request lowering the residential parking ratio further. UPDATE: The developer has revised their plan to eliminate the majority of the surface parking on the site. The surface parking that remains has either been converted to parallel parking
Crystal Houses (SP #13) Page 25
along the internal circulation streets or is screened from the public right of way and/or located between buildings so as not to have an adverse impact on urban design. See exhibit below:
Pedestrian Connection through the Block: The applicant is proposing a 5-foot public access easement through the site, but no corresponding improvements. The Crystal City Sector Plan recommends connectivity through large blocks be accommodated by “achiev[ing] dedicated publicly accessible tree-lined pedestrian routes through large urban blocks that provide for safe and attractive passage and connectivity between buildings.” UPDATE: The applicant is providing a pathway through the block that connects the north side of the center park and provides connections to both 19th Street S. and 20th Street S. Staff has worked with the applicant to ensure that the path is tree-lined. Building Sculpting – The sector plan recommends sculpting in the form of step-backs above building podiums on major and minor streets, and adjacent to public open spaces. The applicant is not providing substantial building step-backs above the podiums. UPDATE: The applicant has worked with staff to provide some sculpting to the buildings along major and minor streets, and across from the center park. See exhibit below:
Crystal Houses (SP #13) Page 26
Community Concerns:
• Concern with proposed Crystal Houses 7 and 8. Residents would rather see green, open space instead of a wall of buildings.
• Concern with the loss of trees. A desire to see additional plantings in the areas where CH-7 & 8 are proposed. The applicant needs to consider reforestation.
• Concern about the architectural treatment of a portion of CH-3 • Concern about permeability through the site • Desire for accessible committed affordable units on site
Crystal Houses (SP #13) Page 27
SPRC Neighborhood Members:
Scott Miles Aurora Highlands Civic Association [email protected]
Judy Freshman Crystal City Civic Association
Robert Hyde Arlington Ridge Civic Association [email protected]
Christer Ahl Crystal City Citizens Review Council [email protected]
Interested Parties:
Ted Saks Aurora Highlands Civic Association [email protected]
Lauren Bailey Arlington Ridge Civic Association [email protected]
Planning Commissioner Chairing This Item: Jim Lantelme
Planning Commission
Staff Members: Matthew W. Pfeiffer CPHD—Planning [email protected]
Jane S. Kim DES—Development Services [email protected]
Diane Probus
Sarah Pizzo
DPR CPHD—Housing
