SP #437, 672 Flats(670 North Glebe Road)

Site Plan Review CommitteeMarch 9, 2015

Part OneSite and Vicinity Planning Context

Site and Context

CommunityTownes of BallstonBallston Place

Courts of BallstonBallston Mews

Bluemont Civic Association

Buckingham Civic Association

Ashton Heights Civic Association

Ballston-Virginia Square Civic Association

Planning and Development Context

Mazda SitePotential Site Plan

Ballston Common MallPotential Site Plan

Goodyear Site PlanApproved

North Quincy Street Plan Addendum

Zoning“R-C”

“C-2” Rezone to “R-C”

“R15-30T”

General Land Use P“High-Medium Residential Mixed-Use”

• Ballston Sector Plan, 1980—No recommendations made for West side of Glebe Road

• West Ballston Land Use Study• Addressed transition from east

side of Glebe to single-family uses to the west

• Addressed existing commercial uses on west side of Glebe

• Resulted in GLUP amendments to designate west side of Glebe Road “High-Medium Residential Mixed-Use”

Ballston Sector Plan & Land Use Studies

• North Quincy Street Plan Addendum approved by the CB February 2013

• Does not provide guidance directly applicable to the site

• Development form, height, density, and urban design guidelines can provide context for development vision in vicinity

North Quincy Street Plan Addendum

Townes of Ballston

• SP #245, approved Oct. 24, 1986

• Zoned “R-C”• Density=1.45 FAR• Staff report notes that

development is of lower intensity than could otherwise be built; closer to “R15-30T”

• Developer required to pave alley

Goodyear 

• SP #72, approved May 9, 2012

• Zoned “R-C”• Density=3.76 FAR• Height=6 stories

Glebe 25

• Site Plan submitted for 670 Glebe Road site (672 Flats site) in 2006 by Silverwood Homes, Inc.

• Rezone to “R-C”• 3.80 FAR • 2 new structures

• 5,000 sq ft structure to renovate/replace Exxon

• 9-story residential building with 145 units, 2,000 sq ft of office

• Issues included: retention of existing Exxon station and allocation of density on site; ground floor uses; building height; 7th Street frontage

• Site Plan withdrawn by applicant

Part TwoSite Plan Application

Proposal

• Site Area: 43,936 sq. ft. • Rezoning from “C-2” to “R-C”• Development:

• 178 apartment units• 4,509 sq ft of retail• 2 below-grade parking levels (178 spaces)• 6 stories

• 76’ main roof height• 88’ penthouse height

Density

• Site area = 43,936 sq. ft.• Proposed density -- 184,323.97 sq. ft. = 4.20 FAR• Base density – 142,352 sq. ft. = 3.24 FAR• Bonus – 41,974.8 sq. ft. = .96 FAR

Modifications

• Bonus Density• LEED Silver -- 10,918.8 sq. ft.= .248 FAR

• Commercial bonus -- 276.97 sq. ft. = .20 FAR (retail site area=3.15%)• Residential bonus -- 10,638.1 sq. ft. = .25 FAR (residential site area=96.8%)

• ADU Bonus -- 31,056 sq. ft. = .71 FAR• 1/3 bonus GFA=on-site units• ~11 units

• Retail Parking (modify to 0)

Preliminary Issues

• Density and Uses—configuration of ground floor uses• Site Design and Characteristics

• Function of public alley and its effect on 7th Street frontage• Alley treatment• Trash and loading configuration• Delivery drop-offs• Vaults

• Building Design• Glebe Road Elevation• 7th Street Elevation• Lack of functional entrances on Glebe

• Parking—modification of retail parking