Work Session #5 Planning Board December 15, 2015

WorkSessionOutline
Worksession#5 Zoning
EasternGreenwayDistrict
ArlingtonNorthDistrict
ArlingtonSouthDistrict
BatteryLaneDistrict
SouthBethesdaDistrict
Worksession#6

Zoning&AffordableHousing
DensityTallyandBuildingHeightsAnalysis
DensityTransferRecommendations
AffordableHousing
Economics

Worksession#7 SpecificElementsofthePlan
ParksandOpenSpace
EcologyandHighPerformanceArea
Worksession#8 OutstandingItemsandPlanLanguageEdits
WorkSession#9 VoteOut
2

Followupafterlastworksession
DensityTallyand
Options
Respondtobargraph
presentedatlastwork
session
Existingdevelopment
patterns
Whatcurrent
recommendationslook
like
Ideasonaddressingthe
challengesoftall
buildings
3

DensityTally

Netaddeddensity=729,917SF

BalancingDensityandInfrastructure
Options for balancing
density and capacity:
1. Add as much density as you feel
appropriate without increasing
infrastructure.
2. Retain existing density and owners
purchase density for any increase in
FAR.
3. Follow Public Hearing Draft
recommendations.
4. Decrease Boards recommendations todate by a set percentage.
5. Remove up-zoning for recently
developed properties (will not resolve
capacity issues).
5

OldCBDZones FAR&Height
OLDCBDZones
ZONE

TotalMax FAR

BuildingHeight

CBD0.5

1.5

4560

CBD1.0

3.0

6090

CBD2.0

5.0

143200

CBD3.0

8.0

200

ZONE

TotalMax FAR

BuildingHeight

CR/CRT

1.5

4570

CR

3.0

90120

CR

4.0

145174

CR

5.0

200

CR

6.0

250

CR

8.0

290

SectorPlan

8300WisconsinAve(HarrisTeeterProperty)
90ft
3FAR
129,327sf
GrossTractArea

Carr Building
98ft (143ft)
4FAR
55,825sf
GrossTractArea

BethesdaCommerce
143ft
5FAR
29,069sf
GrossTractArea

PotentialDevelopment
4BethesdaMetroCenter

7340WisconsinAve
(formerExxonstation)

7272WisconsinAve
(Apexproperty)

10

7272WisconsinAve(Apexproperty)
290ft
8FAR
117,148sf
GrossTractArea
*Basedon2015sketchplan

4BethesdaMetroCenter
290ft
5.25FAR*
189,283sf
GrossTractArea
*Assumesadditional8floorsof
officewitha15,000sffloorplate
over2008ProjectPlan(200ft,4.65
FAR).

7340WisconsinAve(formerExxonstation)
250ft
8FAR*
34,605sf
GrossTractArea
*Assumesadditional10floorsof
residentialwitha10,000sf
floorplateover2014SitePlan
(143ft,5FAR).Alsoincludes15%
MPDUs.

PotentialDevelopment

14

Addressing Challenges of Tall Buildings

Compatibility
Relationshiptostreetsandopenspaces
Accesstosunlightandair

TorontoTallBuildingDesignGuidelines(2013)

25m=approx.82ft

Imposing building
massing and bulk

Blank ground floor walls

with poor relationship to
the sidewalk

Create active ground

floors to frame a vibrant
public realm

Design a low to
mid-rise base to
relate to pedestrian
scale

Step back and separate

the buildings upper
floors to limit tower
impacts at grade

Create innovative building

forms and facades

Work Session #5 Planning Board December 15, 2015