Presentedby:AndrewSaul- AnnaShapiro- MelissaBird- RobertMandle- SonjaEwing

mTAP:ROUTE1CORRIDOR- ALEXANDRIA

PRESENTATIONCONTENTS

OverviewofmTAP Assignment

ProcessandResources

ExistingConditions

Challenges&Recommendations▪ LanduseandZoning▪ AffordableHousing▪ PublicRealmandGateway▪ CommunityEngagement

SummaryofRecommendations

MethodologyRecommendations

STUDYAREA

EXISTINGCONDITIONS

AREACHARACTER§ Keysouthernpointof

entryintoAlexandria,butcorridoriscongested,inhospitable

§ Underutilizedproperties

§ Generallytownhomesandgarden-styleapartments

§ Existingaffordablehousingisat-riskofmarketredevelopment

§ Lackofuniquecharacter

mTAPASSIGNMENT

QUESTIONSFORANALYSIS

1) Whattypesoflandusesandbuildingtypeswouldmaximizeredevelopmentofpotentialkeysites?(whilerespectingthesurroundingcharacteroftheneighborhoods).

2) WhatshortandlongtermimprovementswouldfacilitatetherevitalizationofRt 1intoawelcoming“gateway”intotheCity?

3) Whatregionalornationalexamplescouldserveasrevitalizationmodels?

PROCESSANDRESOURCES

DATASOURCES§ CityofAlexandriaPlanning

Office§ ZoningandLandUseMaps§ ChurchZoningApplication§ ESRIdata§ CoStar

CITYOFALEXANDRIAPLANS§ SouthwestQuadrantSmallAreaPlan,1992§ TransportationMasterPlan,Pedestrian&Bicycle

Chapter,2016§ ComprehensiveTransportationMasterPlan,2008§ HousingMasterPlan,2013§ HuntingCreekAreaPlan,SupplementtoOldTown

SmallAreaPlan,2005§ OldTownSmallAreaPlan,1992

PREVIOUSPLANS

SouthwestQuadrantSmallAreaPlan-1992KeyrecommendationsincludedownzoningofmanypropertiesalongRt 1asatransitiontotheresidentialandtolessenimpactsoftrafficonthesurroundingresidentialareas.

OldTownSmallAreaPlan-1992Keyobjectivesincludepreservingandprotectinghistoricbuildingsandprotectingestablishedresidentialareasfromthroughtraffic.

HuntingCreekPlan-2005- BorderstheSWQuadrant;- Focusonreinforcingneighborhoodsand

maintainingaffordablehousing;- Enableconvenientaccessforresidentstoand

fromworkorneighborhoodactivities.

LOCALCONNECTIONSANDAMENITIES

Adjacenttoactivecommercial,mixeduseandhighdensityresidentialdistricts

Route1SouthisaMajorConnectorbetweencoreandI-95/495

Grocersoutsidestudyarea

COMMUNITYSNAPSHOT

Data 2010 2016 2021

Population 2,812 2,995 3,181

Families 662 698 737

Average HH Size 1.76 1.76 1.77

Median Age 38 39 39

White 65.7 % 64.3 % 63.5%

Black 28 % 28 % 27.9 %

Hispanic (any race) 3.6% 4.2% 4.7%

Median HH Income n/a $113, 039 $ 122,571esriData2016

EXISTINGLANDUSEANDZONING

HEIGHTRESTRICTIONS

LANDUSE/ZONINGRECOMMENDATIONS

RESIDENTIALPROPERTIES

Greaterdensityiscriticalfor“unlocking”thebenefitsofredevelopment:

§ ThroughaSAPprocess,changemediumdensityresidential landusestohighdensitymixed-use.AllowanFARof2.5

§ Permitincreasedheightlimitsonmixedusesitestoincreasehousinginorderto:○ Createbuffertoneighborhood○ Improvementthepublicrealm○ Potentialforadditionalpublicgreen/open

space○ Replacementofaffordableunits

22 UNITSWILL BE

LOST

244 UNITSAT RISK

55 UNITSAT RISK

AFFORDABLEHOUSINGCHALLENGES

HOUSINGCHALLENGES

§ Plannedlossofunitsfromchurchredevelopment

§ Potentialpermanentlossofprivateaffordableunitsduetoexpirationofsubsidieswithoutinterventions

§ Additionalcitywideneedisnotbeingmetbycurrentdevelopment

HOUSINGANALYSIS

WHATTHISMEANS:§ Undercurrentzoning,

currentnumberofunitscannotbereplaced.

§ Withhighdensityzoningandheightincrease(70-80’),significantaffordablehousingcanbereplaced.

§ OneforonereplacementisunlikelywithoutgapfinancingfromtheCityandotheraffordablehousingfinancingtoolsandprograms.

Approx.900Units

Approx.900Units

§ Allowfor,butnotrequire,mixed-usezoningonunderutilizedparcelsalongRoute1toprovideflexibilityforthemarkettodeterminehighestandbestuse

§ CreatebufferbetweenthecongestedRoute1andthenearbytownhomes

§ Incorporatecarorientedusesintomixed-useredevelopmentofcommercialparcels:o Gasstationso Largeformatgrocerystoreo Neighborhoodservingretail Integrateduseofgasstationandresidentialuses

22nd andMStreets,NWinWashingtonDC

COMMERCIALPROPERTIES

LANDUSE/ZONINGRECOMMENDATIONS

LANDUSE/ZONINGRECOMMENDATIONS

§ Permithigherheightsofbetween70and80’alongS.Patrick§ Transitionheightaggressivelytoensurecompatibilitywith

neighborhood

TRANSITIONHEIGHTTONEIGHBORHOODSCALE

PARKPLACE- GEORGIAAVE&NEWHAMPSHIREAVENW

PUBLICREALMCHALLENGES

§ Congestedmajorvehiculargateway§ Dangerousconditionsforpedestrian§ LackofEast-WestConnectivity§ Lackofneighborhoodidentityoruniquegatewaycharacter§ Lackofgreenspace

CHALLENGES/IMPEDIMENTS

PUBLICREALMRECOMMENDATIONS

ADDCONNECTIONSANDTRANSITIONS:

ConnectacrossRt.1betweenneighborhoods

Transitionimmediatelyoffhighwaybycreatingagatewayexperience:- Roaddietwithlargermedian,butnoreductioninlanes- Uniquesoundbarrierart

Transitiontoslightlysmallerroad(existing)andhighdensitymixed-usedevelopment- Transitiondensitydowntotownhomescale- Higherdensityactsasabuffertotheneighborhood

TransitiontoOldTowne,churchproject,mixed-use- Continuehighdensitymixed-usezone,subjecttoassembly- Focusmoreonincreasingpedestriansafety

PUBLICREALMRECOMMENDATIONS

IMPLEMENTROADDIETONS.PATRICKSTREET

PUBLICREALMRECOMMENDATIONS

GATEWAYFEATUREExamplesofuniquesoundbarriertreatments:

Opportunitytoengagecommunityaroundthestyleandbranding- possibleopportunityforlocalartist.

PUBLICREALMRECOMMENDATIONS

IMPLEMENTROADDIETONS.PATRICKSTREET§ Providesamoreattractivegatewayexperience§ Easestransitionfromcar-centrichighwaytoOldTownand

calmstrafficflow§ ImplementsCompleteStreetGuidelinesfor“Commercial

Connector”

PUBLICREALMRECOMMENDATIONS

IMPLEMENTROADDIETONS.PATRICKSTREET

PUBLICREALMRECOMMENDATIONS

MEDIANISLANDOPPORTUNITIES● Incorporatebioretentionelements to

manage stormwater● Createattractiveandsafepedestrian

refugestoimprovecrossingexperience● Includegrandstreettreestoenhancethe

gatewayexperience

ConnecticutAveNW,DC

PedestrianRefuge

PatrickHenryDrive-Arlington,VA

PUBLICREALMCASESTUDIES

GATEWAYFEATURERegionalexamplesofhighdensitymixed-usebuildingscreatinggatewaysonmajorcollectors.

MERRIFIELD,VA

BETHESDA,MDROCKVILLETOWNCENTER,MD

PUBLICREALMRECOMMENDATIONS

STREETFURNITURE/WAYFINDINGDesignConsiderations:§ Maintainmaturetrees§ Scale§ Rhythm§ Repetition§ Details§ Texture§ Height

PUBLICREALMRECOMMENDATIONS

DISTINCTIVE LIGHT FEATURES

DECORATIVE FENCINGAT CEMETERY

HERITAGE WALK

DISTINCTIVE LIGHT FEATURES

GATEWAY ELEMENTS AT “”Y” IN ROAD

DECORATIVE CROSSWALKS

PEDESTRIAN AND VEHICULARWAYFINDING

PUBLICREALMRECOMMENDATIONS

INTERPRETIVE ARTWORKDECORATIVE FENCING

CEMETERY/HERITAGEWALK§ Honorhistoricand

recreationalfeatures-Brandingopportunity

§ Semi-publicparkspace

§ Formalizewalkingpaths

§ StreetscapeDesign(TreattheEdges)

§ Sharedrulesforpublicrecreationaluse

§ InterpretiveSignageCaseStudies:IndianapolisCulturalTrailCongressionalCemetery

DECORATIVE PAVING

PUBLICREALMRECOMMENDATIONS

GatewayFeaturesSoundWalls“Y”Intersection

RoadDiet

MedianIsland

BuildingsAsGateways

StreetFurniture

HeritageWalk

CemeteryOpenSpace

CrosswalkFeatures

ENGAGEMENTCHALLENGES

CHALLENGESWITHEFFECTIVECOMMUNITYENGAGEMENT

§ CommunityhasexpressedconcernsaboutthroughtrafficonlocalstreetsandconnectionsacrossRoute1

§ Eventhoughcommunityissupportiveofaffordablehousing,theymaynotbesupportiveoftheamountofdensityandheightthatwouldbeneededtocreateenoughmixed-incomedevelopmenttoallowoneforoneaffordablehousingreplacement

§ Transitionareathatlackscharactertobringcommunitytogether

§ Considertheimpactofthisareatotheentirecityo Gatewayo ProximityToOldTowno AffordableHousingo HistoricSignificance

§ ReachoutbothCity-wideandlocallyforinput

§ Connecttoalliedinterestgroupso AlexandriaHistoryo AfricanAmericanHistoryo CoalitionforSmartGrowthandotherAffordableHousing

Advocates

ENGAGEMENTRECOMMENDATIONS

ENGAGEMENTRECOMMENDATIONS

SUMMARYOFRECOMMENDATIONS

Useup-zonedredevelopmenttoachievecitygoals§ Preserveaffordablehousing§ Frameroadwayandimprovegatewayexperience§ Allowmixed-usezonesalongthecorridor

Incorporatecompletestreetguidelinesfor“CommercialConnector”§ UseroaddiettotransitiontrafficflowonapproachtoOldTown§ Createanewtree-linedmedianasanattractivegateway§ Enhanceeast-westconnections§ Expandthepedestrianzonetoimprovesafetyforpedestrians

Engagethebroadercommunitytogivethisareaanidentity§ MakebrandingexerciseakeypartofSmallAreaPlan§ Implementout-of-the-boxoutreachstrategies(people&technology)

MARKETSTUDY§ Analyzevacancyratesandabsorptionpotentialofproposeduses§ Examinepotentialcar-orientedretailuses

DEVELOPMENTANALYSIS§ Conductproforma analysistofindthe“tippingpoint”- amountof

affordablehousingtheprojectscanproducewithnosubsidy§ DeterminehowmuchsubsidytheCityisabletoinvesttofund

additionalunits

METHODOLOGYRECOMMENDATIONS

LAND CONST. COST

DESIGNFEES

MARKETRENTS

ADURENTS

PARKINGRETAIL

CITY SUBSIDY

SMALLAREAPLAN§ Expandboundary

§ Clearlyexplainhowincreaseddensitycanyieldcommunitybenefits

§ Indepthdiscussionoftransportationchallengesandsolutions

§ Diverselocalteamtoleadbrandingexercise

METHODOLOGYRECOMMENDATIONS

Q&A