Ground Floor Retail & Commerce - Amazon Web Servicesarlingtonva.s3.amazonaws.com/wp-content/uploads/... · Unified Commercial/Mixed Use Developments . 16. Implementation maps | Rosslyn

GROUND FLOOR RETAIL & COMMERCE

An update to the Rosslyn – Ballston Retail Action PlanPresentation to the Long Range Planning Committee | June 12, 2014

Agenda

IntroductionsOverview of the document• What IS the document?• What are the major changes?• What DOES the document DO?• What DOES the document SET UP?

LRPC discussion• Feedback on document• Clarifying questions

2

What IS this document?

What• Replaces the Retail

Action Plan• Expands the

geography• Establishes policy &

regulatory framework for ground floor uses

• Sets the stage for future planning efforts

Why• Confluence of

events• Planned staff

update• Chamber of

Commerce• Economic

Development Commission

Where• Expansion to

include major planning corridors + other commercial nodes in Arlington

When• Public process

now…review by commissions, community

• County Board action anticipated Summer 2014

3

What are the major changes?

Expanded purpose & background sections Re-organized around seven statements (+ one) Implementation maps – with updated legendsAction Plan organized into guidance and

implementation elements

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Background

Successful Retail

Convenient

Appealing Activating

Sustainable

Four truths for successful retail

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Organization of document

Retail evolves and changes. Retail reflects the trends.

Retail is a mix of national, regional and local

independent retailers.Retail needs consumers.

Retail needs to look like retail.

Retail thrives in well-designed and well-

managed streetscapes and public spaces.

Retail must be accessible.

Retail likes to cluster.

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What DOES the document DO?

Updates Implementation Maps Clarifies the types of uses permittedProvides specific guidance Offers background, support and justification

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What DOES the document SET UP?

Update/clarify other policiesAmend rules and regulationsModify processes Studies

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Retail evolves and changes. Retail reflects the trends.

Guidance & Implementation

• Continue to review and monitor retail and commerce trends.

• Allow for non-technical retail and services per the Implementation Maps.

• Provide for a straight-forward and streamlined permitting process to accommodate short-term uses.

• Recognize and accommodate the need for varying loading, parking and other variations that certain retail uses require within the context of broader County values such as urban design, placemaking objectives, connectivity, etc. .

Customer Interaction

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Retail is a mix of national, regional and local independent retailers.

13%

64%

20%

1%2%

Commerce - Ownership Patterns

by number of businesses

Franchise - LocallyOperatedLocal Business

National Chain

Franchise - NationallyOperatedRegional Business

Source: Arlington Economic Development Retail Database, November 2013


• Strategic thinking and land use planning around Arlington’s large pieces of retail infrastructure will be an important element. Study and identify tools, such as an overlay district, that can facilitate opportunities for such repositioning and placemaking.

• Do not manage the specific mix of retail nor require specific uses (except in cases where incentives or bonus provisions were approved).

• Provide an easy path for small businesses and retailers to navigate.

• Continue to leverage relationships with Business Improvements Districts (BIDs) and partnerships, the Chamber of Commerce, property owners, retail brokers and any future merchant association to actively promote Arlington as a strong retail location for national, regional and local retailers.

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Retail needs consumers.


• Allow for other uses, retail, commerce and retail equivalents, to be located in ground floor space per the Implementation Maps.

• Clarify and update how the Grocery Store Policy is applied.

• Accommodate temporary uses. • Support special events, farmers

markets and public and private programming of indoor and outdoor venues within Arlington.

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Retail needs to look like retail.

Inside Outside Signs


• Consider modifications in height.

• As sector plans and small area plans are updated, address the potential discrepancies between desired ground floor heights, standard upper floor floor-to-ceiling heights and the overall building height.

• Work with the development community to ensure that, for all spaces designated for commerce, standards to meet the needs of retailers are addressed in plans.

• Encourage developers to incorporate appropriate space for venting and exhaust and work with tenants on noise reduction measures for potential live entertainment.

• Establish design guidelines and administrative process to allow for flexibility with administrative oversight by staff and the County Architect.

• Provide for a periodic review of Article 13. Signs of the Zoning Ordinance.

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Retail thrives in well-designed & well-managed streetscapes & public spaces.


• Allow for appropriate placement of street trees and street furniture to reinforce the sidewalk environment. Elements of the public realm must be complementary uses and not competing or distracting uses.

• Incorporate public art in public places – temporary or permanent as a key element of wayfinding, placemaking and community dialogue.

• Study the issues associated with the lively, noisy, energetic and, sometimes, messy environment created by night life uses. Review and update, if appropriate, live entertainment standards to establish expectations and address compatibility.

• Develop an administrative process that licenses, with criteria, the use of the public realm to best accommodate outdoor cafes, design elements, merchandise displays, vendors and food trucks.

• Update Chapter 30. Peddlers, Vendors and Canvassers of the Arlington County Code to reflect best practices in balancing commercial uses within the public realm and allowing appropriate and effective management of the public realm.

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Retail must be accessible.


• Review the parking requirements for commerce uses on the ground floor. Recognize that both employees and customers must be accommodated.

• To the extent possible, provide short-term parking proximate to retail uses.

• Utilize and enforce time-of-day restrictions to maximize the availability of curb space for the greatest number of users throughout the day.

• When and where feasible, work with private property owners and BIDs to implement smart garage technology within the urban villages to allow patrons arriving by vehicle an easy and efficient way to find public parking opportunities within garages.

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Retail likes to cluster. Urban, regional center shopping district.

Main Street - Streets that provide for retail uses or food & drinking establishments only (no personal or business services or retail equivalents). Enhanced pedestrian environments with upgraded streetscapes, limited lobby presence and limited to no garage and loading entries.Retail Transition – Areas that are primarily retail with the provision of retail equivalents, personal and business services to supplement the retail and provide for the community. Enhanced pedestrian environments with upgraded streetscapes and limited garage and loading entries.Commerce Street - Streets that encourage retail uses and provide for retail equivalents, personal and business services. Enhanced pedestrian environments with upgraded streetscapes, larger lobby spaces (including residential amenities) and limited garage and loading entries. Optional Street - Streets where commerce is permitted but not required. Enhanced pedestrian environments through urban design elements.

Unmarked Streets – Streets for which commerce uses are not encouraged. Inclusion of commerce would be evaluated on a case by case basis.

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• Retail does not need to be in all places – residential, office and other uses can encourage, through appropriate design, the interaction of people throughout the day in an enjoyable pedestrian environment. Implementation maps and legend provide clarity for the ground floor uses.

• If a special exception project is located in a transitional or newly developing area, consider condition language to allow for interim uses.

• Review and reconsider the amount of required retail or commercial use for Unified Commercial/Mixed Use Developments.

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Implementation maps | RosslynStreet Typology

Urban, regional center shopping district.

Main Street - Streets that provide for retail or food & drinking establishments only (no personal or business services or retail equivalents). Enhanced pedestrian environments with upgraded streetscapes, limited lobby presence and limited to no garage and loading entries.Retail Transition – Areas that are primarily retail with the provision of retail equivalents, personal and business services to supplement the retail and provide for the community. Enhanced pedestrian environments with upgraded streetscapes and limited garage and loading entries.Commerce Street - Streets that encourage retail uses and provide for retail equivalents, personal and business services. Enhanced pedestrian environments with upgraded streetscapes, larger lobby spaces (including residential amenities) and limited garage and loading entries. Optional Street - Streets where commerce is permitted but not required. Enhanced pedestrian environments through urban design elements.


* A street marked both Main Street and Commerce Street is envisioned to have an even mix of retail, food & drinking establishments and other commerce. It is not intended to be a literal depiction of placement.

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Implementation maps | CourthouseStreet Typology




This interior courtyard was originally planned for Main Street/Retail Nodes however future development should focus the retail presence along Clarendon Boulevard.


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Implementation maps | ClarendonStreet Typology





The Clarendon Sector Plan indicates 10th Street North as a mix between Main Street and Commerce Street. However, it appears as though much was indicated as Main Street based on existing uses. The Main Street typology should be clustered towards Clarendon & Wilson Boulevards and a portion along North Highland Street and Washington Boulevard. 19

Implementation maps | Virginia SquareStreet Typology





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Implementation maps | BallstonStreet Typology





The Retail Action Plan indicated Fairfax Drive for Main Street. Future development should focus strong retail presence along Wilson Boulevard to create a retail corridor to support Ballston Common Mall.

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Implementation maps | Crystal City & Potomac Yard

Street TypologyUrban, regional center shopping district.




22

Implementation maps| Pentagon CityStreet Typology





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Implementation maps| Columbia PikeStreet Typology


Main Street - Streets that provide for retail or food & drinking establishments only (no personal or business services or retail equivalents). Enhanced pedestrian environments with upgraded streetscapes, limited lobby presence and limited to no garage and loading entries.Retail Transition – Areas that are primarily retail with the provision of retail equivalents, personal and business services to supplement the retail and provide for the community. Enhanced pedestrian environments with upgraded streetscapes and limited garage and loading entries.

Commerce Street - Streets that encourage retail uses and provide for retail equivalents, personal and business services. Enhanced pedestrian environments with upgraded streetscapes, larger lobby spaces (including residential amenities) and limited garage and loading entries.

Optional Street - Streets where commerce is permitted but not required. Enhanced pedestrian environments through urban design elements.Unmarked Streets – Streets for which commerce uses are not encouraged. Inclusion of commerce would be evaluated on a case by case basis.

*A street marked both Main Street and Commerce Street is envisioned to have an even mix of retail, food & drinking establishments and other commerce. It is not intended to be a literal depiction of placement.

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Planning areas

• Shirlington

• Nauck

• East Falls Church

• Cherrydale

• Commercial streets/neighborhood nodes

• Lee Highway

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Process

Collaboration • Retail Task Force• Retail experts

Consultation • Commissions (EDC + PC via LRPC)• Businesses• BIDs & Partnerships• Chamber of Commerce• NAIOP• Small business forums

Inform • General public

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Process

• EDC meetings

• LRPC meetings

• PC meeting – RTA in July

• County Board meeting – RTA in July

• Public information session

• PC meeting – receipt of document in September

• County Board meeting – receipt of document in September

• Future implementation elements – public processes

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DISCUSSION

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Documents

Ground Floor Retail & Commerce - Amazon Web Servicesarlingtonva.s3.amazonaws.com/wp-content/uploads/... · Unified Commercial/Mixed Use Developments . 16. Implementation maps | Rosslyn