Update on Zoning Analysis HCDAG Meeting May 2, 2018
Poverty Rates by Census Tracts Presentation Overview Approach to HCD Area Analysis • Considerations for Building Placement • Considerations for Building Height • 2
Poverty Rates by Census Tracts Context of Zoning Incentives Financial Incentives • Zoning Incentives • Properties can still develop per by-right standards • Offer new development options for HCD property owners • Provisions need to be flexible enough to work in a variety • of contexts 3
Approach to Analyzing Poverty Rates by Census Tracts HCD Areas Existing Conditions • Character of Area • Historic Resource Inventory • Street Network/Block Pattern • Roadway Classification and Conditions • Proximity to Transit • Existing Open Spaces and Tree Canopy • Lot Analysis • Building Analysis • Development Analysis (Future Meeting) • 4
Poverty Rates by Census Tracts Penrose Area Analysis 6 7 5 1 2 Historic Resources 6 7 Inventory Sites: Essential 6 3 5 Important 2 nd St. S. 2 Important S. Veitch St. 3 Top 1/3 4 4 Notable 1 S. Wayne St. 3 N 5
Poverty Rates by Census Tracts Penrose Area Analysis Street Network/ Block Pattern: S. Veitch St. 400’ 2 nd St. S. N S. Wayne St. 6
Poverty Rates by Census Tracts Penrose Area Analysis Roadway Classification (Street Typology): Limited Access Route Arterial Type D: Primarily garden Apartments and Townhouse Neighborhoods Arterial Type E: Primarily Single Family Residential Neighborhoods S. Veitch St. 2 nd St. S. Residential Local Street N 6 th St. S. S. Wayne St. 7
Poverty Rates by Census Tracts Penrose Area Analysis Arterial Type D Complete Street Elements: Transit Service: Moderate • Bike Accommodations: Desired • On-Street Parking Priority: High • Pedestrian Way (sidewalk and green • strips): Desired South Courthouse Road Arterial Type E Complete Street Elements: Transit Service: Limited • Bike Accommodations: Desired • On-Street Parking Priority: Medium • Pedestrian Way (sidewalk and green • strips): Desired 2 nd Street South 8
Poverty Rates by Census Tracts Penrose Area Analysis Residential Local Streets Complete Street Elements: Transit Service: Limited-None • Bike Accommodations: Desired • On-Street Parking Priority: High • Pedestrian Way (sidewalk and green strips): • Desired 6 th Street South South Wayne Street South Veitch Street 9
Poverty Rates by Census Tracts Penrose Area Analysis Transit Routes: ART Metro Bus S. Veitch St. 2 nd St. S. N S. Wayne St. 10 10
Poverty Rates by Census Tracts Penrose Area Analysis Existing Open Spaces and Tree Canopy Penrose Park 2 nd St. S. S. Veitch St. N S. Wayne St. 11 11
Poverty Rates by Census Tracts Penrose Area Analysis Lot/Building C Types: D D Garden E Apartments B Duplex 3 C Semi-detached F E 2 Townhouse A B A 1 Single Family H S. Veitch St. 2 nd St. S. A B A B B N 6 th St. S. S. Wayne St. 12 12
Poverty Rates by Census Tracts Penrose Area Analysis E A 9 units 16 units 3 Stories 3 -4 Stories 100’ x 110’ lot Irregular lot 11,000 sf lot 28,200 sf lot B F 8 units 2 Stories 50’ x 110’ Lot/ 30 units (2 Buildings) Irregular Lot 3 Stories 5,500 sf lot/ Irregular lot 9,666 sf lot 42,795 sf lot C G 11 units 2 Stories + 14 units Basement 4 Stories 100’ + lot Irregular lot 12,600 sf + lot 20,410 sf lot D H Garden Apartments 5 units 74 units 2 Stories 3-4 Stories 80’ – 95’ x 70’ - 80’ lot Irregular lot 13 13 7,500 sf – 7,620 sf lot 111,500 sf lot
Poverty Rates by Census Tracts Penrose Area Analysis Semi-detached B A C 1 unit 1 unit 1 unit 2 Stories 2 Stories 2 Stories 25’ x 110’ lot 25’ x 70’ - 145’ lot 25’ x 100’ lot 2,500 sf lot 2,750 sf lot Irregular lot (2,142 sf +) Often Nonconforming for: Setbacks • Lot width and depth • Lot Coverage • Lot Area •
Poverty Rates by Census Tracts CONSIDERATIONS FOR BUILDING PLACEMENT AND HEIGHT
Outline of Proposed Poverty Rates by Census Tracts Zoning Incentives POTENTIAL NEW OPTIONS FOR MULTIPLE-FAMILY PROPERTY OWNERS: KEEP EXISTING BUILDINGS WHILE ADDING NEW UNITS WITHIN • EXISTING WALLS KEEP EXISTING BUILDINGS WHILE EXPANDING THEM TO ADD • NEW LIVING SPACE OR DWELLING UNITS KEEP EXISTING BUILDINGS WHILE CONSTRUCTING NEW • RESIDENTIAL BUILDINGS ELSEWHERE ON THE PROPERTY KEEP A SHARE OF EXISTING BUILDINGS WHILE REPLACING SOME • WITH NEW RESIDENTIAL BUILDINGS REMOVE ALL EXISTING BUILDINGS AND UTILIZE MORE FLEXIBLE • ZONING STANDARDS TO REPLACE THEM WITH NEW RESIDENTIAL BUILDINGS
Poverty Rates by Census Tracts Implications • Allowing for physical changes to existing properties • Consider where these changes might occur on a lot • Which locations are most feasible? • Where changes are feasible, are they contextually appropriate? • If changes are feasible and appropriate, which specific zoning changes are required? • Setbacks • Lot Coverage • Height
Considerations for Poverty Rates by Census Tracts HCD Areas Located near or along • arterial roadways Blend apartment living with • more privacy and open space General Land Use Plan • vision is for low-medium to medium-scale development
Poverty Rates by Census Tracts HCD Objectives • Preserve market-rate affordable housing up to 80% of AMI • Provide committed affordable (CAF) rental housing up to 60% and 80% of AMI • Provide ownership housing between 80% and 120% AMI • Preserve buildings listed on the Historic Resources Inventory (HRI) or National Register • Incorporate sustainable building practices • Encourage renovation and infill development while accommodating redevelopment • Ensure projects are compatible with their surroundings • Ensure any new density can be supported by existing infrastructure, including the transit network • Encourage the creation of underrepresented housing forms
Considerations for Poverty Rates by Census Tracts HCD Areas Where physical changes occur: Implement Comprehensive Plan goals and objectives • e.g. enhance walkability where new development occurs • Add or preserve landscaping along the street • Create “eyes on the street” for pedestrians • Continue to support low-medium to medium-scale development • Retain a mix of housing options for Arlington residents • Corridors provide for higher- density, “urban village” lifestyles • Single-family neighborhoods are often beyond reach • HCD areas provide a middle ground of more affordable apartment • housing mixed with more privacy and open space Appeal to residents at various stages of the life cycle • Respectfully blend new development into existing neighborhoods •
Additions to Existing Poverty Rates by Census Tracts Buildings KEEP EXISTING BUILDINGS WHILE EXPANDING THEM TO ADD NEW LIVING SPACE OR DWELLING UNITS More commonly pursued by affordable housing nonprofits • CONSIDERATIONS: Structural work can be expensive • Historically-significant building façades • Surrounding properties •
Considerations for Poverty Rates by Census Tracts Bump-Outs/Additions Additions should generally occur toward the rear of the building / property. Retain • established character along the streetscape Retain historic • façades (where applicable)
Considerations for Poverty Rates by Census Tracts Bump-Outs/Additions Additions should generally occur toward the rear of the building / property. Appropriate locations for additions to historic Some properties oriented “outward” • buildings may vary. toward the streetscape Other properties oriented “internally” • toward lawns and courtyards
Questions on Bump- Poverty Rates by Census Tracts Outs/Additions SOUTH COURTHOUSE ROAD SAMPLE For properties not considered historic, would additions to side façades be appropriate?
Questions on Bump- Poverty Rates by Census Tracts Outs/Additions SOUTH COURTHOUSE ROAD SAMPLE Should side additions be oriented closer to the street or should they be set back further from the street?
Infill on Existing Poverty Rates by Census Tracts Properties KEEP EXISTING BUILDINGS WHILE CONSTRUCTING NEW RESIDENTIAL BUILDINGS ELSEWHERE ON THE PROPERTY CONSIDERATIONS: New construction, with related cost efficiencies • Design and layout of historically-significant buildings and open • spaces Surrounding properties •
Considerations for Poverty Rates by Census Tracts Infill Development More flexibility to accommodate infill development on larger lots
Considerations for Poverty Rates by Census Tracts Infill Development Less flexibility to accommodate infill development on smaller lots
Considerations for Poverty Rates by Census Tracts Infill Development Scale of potential infill development varies according to the size of the lot. Would require more flexible setback standards.
Questions on Poverty Rates by Census Tracts Infill Development Situate infill buildings closer to the public right- of-way?
Questions on Poverty Rates by Census Tracts Infill Development Situate infill buildings closer to the public right- of-way?
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