BUILDING TACTICAL REVITALIZATION PLAN DOWNTOWN

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Columbia Pike Form-Based Code Arlington, VA PROJECT DETAILS Project Area: 3.5 miles Client: Arlington County Year Adopted 2003 Website: columbiapikepartnership. com For more information, visit doverkohl.com. Existing conditions at the Town Center study area. A blank white wall faces Columbia Pike, and a parking area is shown beyond. Proposed development shows the corner site redeveloped, with glazed surfaces meeting pedestrians on the street and upper floors adding office or residential space. Buildings fill in the former parking lot, and enhanced public transit helps to reduce the number of parking spaces required for infill development. Town Center Study Area The Project The Columbia Pike Special Revitalization District Master Plan and Form-Based Code introduce livable approaches to redevelopment and revitalization throughout the Columbia Pike corridor in Arlington County, Virginia. Limitations caused by existing zoning and development regulations had continually deterred development along the once vibrant corridor. While explosive development has occurred in the Washington D.C. Metro region, Columbia Pike, the "main street" of southern Arlington County, faced rapid decline and disinvestment. Development pressures in the county and region led the County to adopt a policy of Smart Growth to encourage redevelopment and revitalization of its central corridors and neighborhoods. The Columbia Pike Special Revitalization District Master Plan and Form- Based Code represent the County’s commitment to Smart Growth. The comprehensive effort sets forth a long-range vision to create a competitive and vibrant corridor and urban center. Dover, Kohl & Partners worked together with Ferrell Madden Associates, UrbanAdvantage, and VOA Associates to create the Master Plan and Form-Based Code. The Process During an extensive public charrette process, over 700 citizens, along with local stakeholders and the design team, studied four specific areas along the corridor: the Western Gateway, the Neighborhood Center, the Village Center, and the Town Center. Each area had its own unique characteristics and challenges that were addressed. At the conclusion of the charrette week, work began on developing the detailed Code and Regulating Plans that would lay out the rules for new development in these areas. The result was the creation of a livable approach to redevelopment and revitalization throughout the Columbia Pike corridor that focused on a range of acceptable building types and locations for mixed-use development. Status The Arlington County Board unanimously approved the Columbia Pike Form-Based Code in February 2003. At that time, Arlington County was one of the first jurisdictions in the nation to apply a formbased code to revitalize existing older sectors, and among the largest (if not the largest) application of form-based codes in the country. The first mixed-use development projects in over 40 years, made feasible under the Form-Based Code, have been completed. The Code has unlocked development potential, and public and private reinvestment in the area is helping to transform the Pike. 3.10 Dover, Kohl & Partners et al January 11, 2013
MIN 10% BLDG ALONG REQUIRED BLDG LINE ROW MAX 5 STORIES MIN 2 STORIES GARDEN WALL REQ’D ON ANY UNBUILT RBL 2 TO 3 FT REQ’D Height Specifications Siting Specifications 8 FT BALCONY WIDTH SPEC. MIN 5 FT MIN DEPTH BALCONY REQUIRED for Units in Upper Floors* FACADE FENESTRATION MAX 70% MIN 30% Elements Specifications ONLY NON-RETAIL RESIDENTIAL LIMITED LOBBY and OFFICES Use Specifications REAR/COMMON LOT LINES 5 TO 10 FT MIN 9 FT 4 IN CLEAR HEIGHT REQ’D 36 IN MIN MIN 12 FT CLEAR REQUIRED (RBL) STREET BUILDING LINE GARDEN WALL/PRIVACY WALL GARDEN WALL/PRIVACY WALL REQUIRED STREET BUILDING LINE (RBL) PRIVACY WALL REQ’D ON ANY UNBUILT Building Height Upper Story Height 1. Principal building height is measured in STORIES. 1. The maximum floor-to-floor STORY HEIGHT limit for upper floors is 14 feet. 2. Buildings shall be between 2 and 5 STORIES in height, except where otherwise noted here or in the 2. At least 80 percent of each upper STORY shall REGULATING PLAN. have at least 9 feet 4 inches clear (floor to ceiling) height. Parking Structure Height Mezzanines and Podiums No parking structure within the BLOCK shall exceed Mezzanines and podiums greater than 1/3 of the the EAVE height of any building (built after 2002) floor area footprint shall be counted as a full within 50 feet of the parking structure. STORY. GROUND STORY Height Other 1. The GROUND STORY finished floor elevation of any Where any part of an AVENUE site is within 40 feet residential unit shall be no less than 36 inches above of a LOCAL STREET (or lesser) site or an existing the fronting sidewalk. single family use dwelling, the maximum height 2. The maximum floor-to-floor STORY HEIGHT limit for for that portion is 32 feet to the EAVES or PARAPET. the GROUND FLOOR STORY is 24 feet. 3. No less than 80 percent of the GROUND FLOOR STORY shall have at least 12 feet in clear height. located in an ancillary structure, enclosed in a rear-loading town-house garage, or in a below INTERIOR grade garage–on private property shall not be LOT LINE STREET Façade located within 25 feet from any RBL and shall be 1. The STREET façade shall be built-to the RBL not screened from the STREET by a STREET WALL. GARAGE/ less than 10 percent of the overall RBL. 2. Parking access shall be from an alley where PARKING present. Designated GARAGE ENTRIES and ALLEYS shall AREA 2. That portion of a façade that is required to be NOT be the sole means of automobile access to a site WITHIN built to the RBL shall be composed as a simple unless otherwise approved by the Zoning 25 FT OF ANY plane (limited jogs less than 18 inches are Administrator with a recommendation from the GROUND considered a simple plane within this requirement) FLOOR ADMINISTRATIVE REVIEW TEAM. RBL interrupted only by porches, STOOPS, BAY WINDOWS, 3. Garage doors shall not face (be at an angle of FRONTAGE shopfronts, and BALCONIES. less than 90 degrees from the RBL or right of BUILDABLE AREA way) the RBL. 4. These requirements are not applicable to onstreet parallel parking. Buildings shall occupy only the area of the LOT specified in the siting specifications of the BUILDING ENVELOPE STANDARD as buildable area. The diagram ALLEYS above provides a sample building footprint. No part On sites with no ALLEY access, there shall be a 25- of any building excepting overhanging EAVES and BES foot setback from the rear LOT line. permitted BALCONIES, BAY WINDOWS, STOOPS, and CORNER LOTS shopfronts shall encroach into the STREET beyond the RBL. No part of any building (excepting Corner LOTS shall be treated as having STREET overhanging EAVES, BALCONIES, STOOPS, and small and FRONTAGE on both the front and side streets (or unroofed garden structures) shall occupy the RBLS). remaining LOT area. The minimum open contiguous Unbuilt RBL, Rear, and/or COMMON LOT LINE area shall comprise at least 30% of the total Treatment BUILDABLE AREA and can be located anywhere within Any unbuilt RBL shall have a GARDEN WALL along it, the BUILDABLE AREA of the site. between 2 feet and 3 feet in height. Any unbuilt rear or COMMON LOT LINE that is located more than Side LOT Line 15 feet behind the RBL may have a PRIVACY FENCE There are no required side setbacks unless shared along it that is 7 feet in height. with an existing single family house where an 8-foot setback is required. Other The BUILDING ENVELOPE STANDARDS for LOCAL SITES may be utilized on AVENUE SITES. Garage and Parking Entrances 1. Any garage and/or parking areas for vehicles (autos, trailers, boats, etc.)–except where parking is FENESTRATION BALCONIES FENESTRATION shall be between 30 percent and 70 When provided, BALCONIES are required to be a percent of all RBL building facades (when measured minimum of 5 feet deep and 8 feet wide (except as a percentage of the area of each façade and where the RBL is within 8 feet of a right of way). STORY between 3 and 9 feet above the finished floor). Blank lengths of wall along any RBL façade of more than 20 linear feet are prohibited. GROUND STORY A GROUND FLOOR may include residential uses and medical, legal, insurance, philanthropic, real have small professional office, building lobby, or estate, banking and other offices which in the building manager’s/maintenance offices (each less judgement of the Zoning Administrator with a than 1,000 square feet). [Retail uses are permitted recommendation from the ADMINISTRATIVE REVIEW on a GROUND FLOOR where the underlying zoning is TEAM are of the same general character as those zoned commercial “C” or where properties are listed above may be located on the second floor. zoned “CP-FBC”.] Upper Stories Retail uses are not permitted on upper STORIES. However business and professional offices including Tools for Implementation: The Components of the Form-Based Code The Columbia Pike Form-Based Code was designed to foster a vital Main Street for its adjacent neighborhoods. It serves as a legal document that regulates land-development, setting careful and clear controls on building form–with broad parameters on building use–as a way to shape clear public spaces (good streets, neighborhoods and parks) with a healthy mix of uses. These prescriptions and parameters are set forth in several documents and renderings, including the Illustrative Plan, Regulating Plan, and Building, Street, and Architectural Standards, which are outlined below. The Illustrative Plan is the result of the public planning process; it shows the hypothetical buildout of the corridor, locating building footprints (new and existing), open spaces, and parking areas. The Regulating Plan (below) illustrates the required building line (RBL), the line along which all new development must locate a required percentage of its front wall. The Regulating Plan also identifies the street tree alignment line and the street frontage type for each street. Rather than establish permissive minimums such as setbacks, which can result in disorderly streetscapes that disrupt pedestrian continuity, regulating plans proactively lay out where new buildings must locate, which results in a continuous wall for the newly-formed urban room. There are four street frontage types identified on the Regulating Plans (Main Street Sites, Avenue Sites, Local Sites, and Neighborhood Sites). These frontage types are codified in the Building Standards, which articulate regulations for buildings constructed within a particular frontage type, such as height, placement, allowable architectural elements, parking location, and permitted uses. The goal of the Building Standards is the creation of a healthy and vital public realm through good street space. The Architectural Standards regulate the proportion, material, and configuration of such elements as building walls, roofs and parapets, windows and doors, and signage. The intent behind these standards is to utilize a discipline of form when designing new buildings in order to foster a coherent Columbia Pike aesthetic. The Street Standards ensure the coherence of the street network, demonstrating various criteria for reconfigured streets; these include how wide the streetspace (the distance between buildings) should be, how many lanes of traffic there should be, and where street trees and onstreet parking should be located. The goal is to establish an environment that encourages and facilitates pedestrian activity. C. BUILDING ENVELOPE STANDARDS: AVENUE SITES Height Specifications Siting Specifications Elements Specifications Use Specifications January 11, 2013 Building a Tactical Revitalization Plan for Downtown Albany, NY 3.11
Page 1 and 2: REQUEST FOR QUALIFICATIONS BUILDING
Page 3 and 4: Team Profile TEAM PROFILE
Page 5 and 6: Firm Profiles FIRM PROFILES
Page 7 and 8: Partners for Economic Solutions | m
Page 9 and 10: Laberge Group| local liaison, plann
Page 11 and 12: R e l e va n t E x p e r i e n c e
Page 13 and 14: Continuing Services Montgomery Inte
Page 15 and 16: The Transect T1 T3 T4 T5 These imag
Page 17 and 18: Change Over Time College Avenue was
Page 19: Change over Time Thirty years ago K
Page 23 and 24: Visualizing a sustainable future fo
Page 25 and 26: Allegheny Riverfront Green Boulevar
Page 27 and 28: Downtown Development District Zonin
Page 29 and 30: pact of the 48x48x48 process is an
Page 31 and 32: pact of the 48x48x48 process is an
Page 33 and 34: TOWN CENTER STRATEGIC PLAN TOWN OF
Page 35 and 36: DOWNTOWN STRATEGIC PLAN CITY OF POR
Page 37 and 38: KEY PROJECT STAFF Key Project Staff
Page 39 and 40: Victor B. Dover, FAICP, LEED-AP, CN
Page 41 and 42: Amy Groves, CNU Project Director /
Page 43 and 44: Justin L. Falango, AICP, CNU Town P
Page 45 and 46: development will replace a dated an
Page 47 and 48: analyses for proposed mixed-use dev
Page 49 and 50: Mike Lydon, CNU-A 155 Water Street,
Page 51 and 52: BENJAMIN H. SYDEN, AICP DIRECTOR OF
Page 53 and 54: STEPHANIE L. SICILIANO, AICP SENIOR
Page 55 and 56: DONALD C. RHODES , P.E. SENIOR ENGI
Page 57 and 58: T e a m R e f e r e n c e s Referen
Page 59 and 60: Approach & Deliverables APPROACH &
Page 61 and 62: ECONOMIC ANALYSIS: CREATING AN IMPL
Page 63 and 64: USING A TACTICAL URBANISM APPROACH:

BUILDING TACTICAL REVITALIZATION PLAN DOWNTOWN

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