【國外】克拉倫登城市規(guī)劃設計方案文本

CL

ARENDONSector

PlanfortheUrban

Village

|

Arlington

County,VirginiaDRAFT

9NOVEMBER

2006

—FOR

COUNTY

BOARD

DISTRIBUTIONClarendon

Sector

Plan

Update

–

Public

Participation

ProcessAppreciationisexpressedtothemembersoftheClarendonSectorPlanTaskForce,andtheClarendonWorkingGroup,whocontributedtheirtimeandvaluablethinkingto

thesectorplanningprocess.Thesemembersparticipatedinnumeroustaskforcemeetingsandpublicworkshops,reviewedvariousdocumentsthroughtheprocessincludingearlydraftsofthesectorplan,andprovidedthoughtfulcommentsontheplanresultinginausefuldocumentforthefuture.Clarendon

Task

ForceKristine

Wood,

Chris

Keever,

June

O’Connell,

&

Lisa

Chavez,

Clarendon-CourthouseCivicAssociationRepresentativesMelissa

Bondi

(Alternate–Erik

Gutshall),

LyonParkCitizensAssociationRepresentativesBill

Gearhart

(Alternate–Peter

Marsh),

LyonVillageCitizensAssociationRepresentativesMonica

Craven,Co-Chair,PlanningCommissionAppointeePeter

Owen,

TransportationCommissionRepresentativeSusan

Retz,

HousingCommissionRepresentativeNancy

Iacomini

&

Charles

Craig,

HistoricAffairsandLandmarksReviewBoardRepresentativesTom

Petty

(Alternate–Tom

Rowley)

&

Joan

Fitzgerald,

AshtonHeightsCivicAssociationRepresentativesDennis

Burr

(Alternate–Albert

Lewis)

&

Lew

Gulick,

Ballston-VirginiaSquareCivicAssociationRepresentativesTerry

Savela,

PedestrianAdvisoryCommittee&PlanningCommissionRepresentativeFrank

Poli,EconomicDevelopmentCommissionRepresentativeJohn

Kinney

(Alternate–Peter

Spaulding),

ClarendonAllianceRepresentativesSuzanne

Bolton,

Toby

Smith

&

Julie

St.

Louis,ParkandRecreationCommissionRepresentativesSuzanne

Fauber

(Buck

&

Associates)

(Alternate–Peter

Pflug

–

ClarendonGrill/Clarendon

Ballroom),

BusinessrepresentativesLaurey

Millspaugh

(BF

Saul)

and

David

DeCamp

(Grubb-Ellis)

(Alternate–NealNichols

–

Red

Top

Cab),

Majorpropertyowners(developers)SpecialthankstoCountyBoardChairman,ChrisZimmerman,BarbaraFavolaandJayFisettefortheireffortstohelpfacilitatethecompletionof

theplanningprocess.

Appreciationisalsoexpressedto

allotherparticipantswhocontributedmanyideasduringthesectorplanreviewprocessincludingSonaVirdiandRoniFreeman,pastandcurrentExecutiveDirectorsof

theClarendonAlliance,andothermembersof

theabovementionedcivicassociationsandadvisorycommissions.AcknowledgementsArlington

County

Board

MembersChrisZimmerman,ChairmanPaulFerguson,ViceChairmanBarbaraFavolaProject

TeamJenniferSmith,SectorPlanCoordinator,DCPHD,PlanningDivisionJustinClarke&AnthonyFusarelli,DCPHD,PlanningDivisionKenAugenbaugh,DavidCristeal,&BettsAbel,DCPHD,HousingDivisionMichaelLeventhal,DCPHD,HistoricPreservationJayFisetteWalterTejadaDennisLeach,RitchViola,PatriciaBush&DavidGoodman,DESLisaGrandle,ScottMcPartlin,DavidMiller,AngelaAdams,&CarltonHart(FormerEmployee),DPRCRManagement

TeamRonCarlee,CountyManagerGabrielaAcurio,AssistantCountyManagerSusanBell,Director,DCPHDTerryHolzheimer,TomNewman&PeterBass(FormerEmployee),AEDConsultant

TeamChief,DCPHD,PlanningDivisionisor,DCPHD,PlanningDivisionTheHOKPlanningGroupCarricoIllustrationsCPHD,PlanningDivision(FormerEmployee)TAMS,AnEarthtechCompanyEconomicsResearchAssociatesNeighborhoodAmericaCONTENTS1.

Introduction1.1A.

Introduction1.2B.

Background1.2C.

StudyArea1.5D.

CommunityProcess1.5E.

AboutthisDocument1.92.

TheClarendonPlan2.1A.

VisionStatement2.2B.

Goals2.4C.

ConceptPlanFramework2.4C.1Clarendon-WidePlanElements2.4C.2

Area-SpecificPlanElements2.7D.

AdoptedPolicies2.26D.1

Density2.26D.2ReceivingSites2.29D.3UseMix2.31D.4

BuildingPreservation2.35D.5

BuildingHeights,

Tapers,andStep-Backs2.45D.6PublicSpaces/OpenSpaces2.48D.7

Transportation2.55D.8Parking2.85DRAFT

|

NOVEMBER2006CLARENDONSECTOR

PLAN3.UrbanDesignGuidelines3.1A.

Introduction3.2B.

DesignContext3.2C.

Urban

DesignGuidelines3.3C.1BuildingPlacement3.3C.2

BuildingOrientationandFrontageTypes3.3C.3

BuildingMass3.15C.4

BuildingDesign3.15C.5

Lighting3.17C.6

SignsandAwnings/Canopies3.18C.7

PublicArt3.21C.8

Streetscapes3.224.ImplementationMatrix

TBDCONTENTSListofFigures1:

IntroductionFigure1.1Metro

StationAreas

intheRosslyn-BallstonCorridor1.32:TheClarendonPlanFigure2.1Figure2.2Figure2.3Central

ClarendonExisting

Conditions2.8Central

ClarendonPlanOverview

2.9ConceptSketch:Central

Clarendon(LookingWesttoCentral

Park

&theWestEnd)2.10ConceptSketch:Central

Clarendon(LookingNortheast

toFigure2.4North

HudsonStreetfromCentral

Park)2.1113th

StreetCorridor

Existing

Conditions2.1213th

StreetCorridor

PlanOverview2.13WashingtonBoulevardCorridor

Existing

Conditions2.15WashingtonBoulevardCorridor

PlanOverview2.16WestEndExisting

Conditions2.17WestEndPlanOverview2.18East

EndExisting

Conditions2.21East

EndPlanOverview2.22ConceptSketch:East

End(LookingEast

fromNorth

FillmoreStreet)2.2310thStreetCorridor

Existing

Conditions2.2410thStreetCorridor

PlanOverview2.25FullBuildingPreservation2.37BuildingFrontagePreservation2.39BuildingFacadePreservation2.41BuildingFrontageandFacadePreservation

Examples2.43Figure2.5Figure2.6Figure2.7Figure2.8Figure2.9Figure2.10Figure2.11Figure2.12Figure2.13Figure2.14Figure2.15Figure2.16Figure2.17Figure2.18Figure2.19DRAFT

|

NOVEMBER2006CLARENDONSECTOR

PLANFigure2.20Figure2.21Figure2.22MainStreetSection:WilsonBlvdWestof

WashingtonBlvdLookingEast2.65MainStreetSection:WilsonBlvdatCentral

Park

LookingEast2.66MainStreetSection:WilsonBlvdbetween

North

EdgewoodandNorthFillmoreStreetsLookingEast2.67MainStreetSection:ClarendonBlvdatCentral

Park

LookingEast2.68MainStreetSection:ClarendonBlvdbetween

North

HighlandandFigure2.23Figure2.24North

Garfield

StreetsLookingEast2.69MainStreetSection:WashingtonBlvdbetween

13th

StreetandWilsonBlvdLookingEast2.70MainStreetSection:WashingtonBlvdbetween

North

Irving

andFigure2.25Figure2.26North

HudsonStreetsLookingEast2.71MainStreetSection:WashingtonBlvdEast

of

North

HighlandStreet2.72MainStreetSection:10thStreetatNorth

Ivy

StreetLookingEast2.73MainStreetSection:North

Kirkwood

Roadbetween

Fairfax

DriveFigure2.27Figure2.28Figure2.29andWashingtonBlvdLookingNorth2.74SecondaryStreetSection:13th

Streetbetween

North

Irving

andNorth

HudsonStreetLookingEast2.75Typical

SecondaryStreetSection:Irving

StreetSouth

of

WashingtonBlvdLookingNorth

(Example)2.76Typical

Ter

tiary

StreetSection:12th

Streetbetween

HudsonandFigure2.30Figure2.31Figure2.32Irving

StreetsLookingEast

(Example)2.773:

UrbanDesignGuidelinesStreetFrontage3.7Work-Work/LiveFrontage3.9treet

AFrontage3.10treet

BFrontage3.11CONTENTSFigure3.5Figure3.6Figure3.7Figure3.8Figure3.9Figure3.10Figure3.11Figure3.12Figure3.13Urban

ResidentialFrontage3.129th

RoadResidentialFrontage3.13Service

andAlleyFrontage3.14BuildingExamples3.16CommercialSigns3.19Banners,

Awnings,andCanopies3.20Precedents:PublicArt3.21StreetscapeImages3.22WayfindingandInterpretiveSigns3.26DRAFT

|

NOVEMBER2006CLARENDONSECTOR

PLANListofTablesTable

2.1Table

3.1Current

&PotentialUseMixUnderSectorPlan,May20062.33SidewalkDesign3.25CONTENTSListofMaps1:

IntroductionMap1.1Map1.2StudyArea

Map1.4CivicAssociationBoundaries1.62:TheClarendonPlanMap2.1Map2.2Map2.3Map2.4Map2.5Map2.6Map2.7Map2.8Map2.9Map2.10Map2.11Map2.12Map2.13Map2.14IllustrativePlan2.5BlockKey

Map2.27Maximum

Density2.28ReceivingSites2.30UseMix2.32BuildingPreservation2.36Maximum

HeightLimits2.46Step-Backs2.47PublicSpaces2.49Streets2.56StreetSection

Key2.64Intersections2.79BikeWays2.81TransitBus

Stops2.843:

UrbanDesignGuidelinesMap3.1Map3.2Map3.3Build-to-Lines3.4FrontageTypes3.6Streetscapes3.23DRAFT

|

NOVEMBER20061.

INTRODUCTIONCLARENDONSECTOR

PLANA.

INTRODUCTIONB.

BACKGROUNDAsector

plan

forthe

Clarendon

area

was

firstapproved

bythe

County

Board

in

1984.

The

plan

setforth

guiding

policiesand

urban

design

guidelines

forplan

supports

the

County’s

Comprehensive

Plan,specifically

the

General

Land

UsePlan,

MasterTransportation

Plan,

Public

SpacesMaster

Plan

andIn

the

late1960s,Arlington

County

embarked

on

aplanningeffort

that

continuestoday.

The

decision

tolocate

the

Metro

Orange

Line

alongWilson

Boulevardand

Fairfax

Drive

rather

than

alongI-66

was

awatershed

event,

increasing

dramatically

the

County’sinfluence

on

regional

development

patterns

andsetting

the

stage

forremaking

the

entire

corridor

fromRosslyn

toBallston.

In

1972,the

County

tookthenext

logical

step

and

prepared

the

RB

’72:

Rosslyn-Ballston

Corridor

Alternative

Land

UsePatterns

whichdescribed

alternatives

forthe

future

ofthe

Metrocorridor.future

redevelopment

in

Clarendon.

In

the

late1980s,

isintended

toguide

development

in

the

Clarendonthe

County

undertook

another

planningprocesstorevisit

the

Clarendon

Sector

Plan

and

togetherwith

community

members,

aClarendon

Sector

PlanAddendum

was

adoptedbythe

County

Board

in1990.

The

1990plan

emphasized

with

more

claritystation

area

forthe

next

15

to20years.

The

planprovides

arefined

vision

forthe

Clarendon

area

as

an“urban

village.”

Building

on

its

historical

commercialfocus,this

“urban

village”conceptisachievedthroughahigh-quality

public

environment,

with

accessibleandurban

design

characteristics

desired

forfuture

projects

connected

spaces,

and

arich

mix

ofuses

that

giveaand

set

the

course

forseveral

newimplementationstrategies

includingnewzoningtools.

Between

1990and

2005,

thirteen

site

plan

and

proffer

projectswere

approved

bythe

County

Board.

This

newsurge

ofdevelopment,

approximately

10

years

afterthe

Addendum

was

approved,

raised

newawarenessbythe

County

and

Clarendon

community

that

itwas

time

onceagain

torevisit

the

long-term

plans.Today,

both

the

County

and

the

community

areequally

concerned

with

the

quality

ofdevelopmentand

ensuring

that

the

quality

oflifein

and

aroundClarendon

ismonitored

and

remains

at

ahigh

levelintothe

future.

Clarifying

the

vision

and

developingrecommendations

toadvance

these

goalshavebeenamajor

focusofthe

processtorevise

and

update

thethird

sector

plan

forClarendon.sense

ofplaceand

distinctiveness

toClarendon.

Thepoliciesand

strategies

in

the

plan

buildon

conceptspresented

in

previous

County

planstoconcentrateamix

ofuses

around

eachMetro

station

with

activeground-floor

uses,

quality

open

spaces,

abalanceofupper-story

uses,

and

lowerlevelsofdensity

andheight

closertosurrounding

neighborhoods.Arlington

wouldeventuallyexplore

alternatives

tocreate

more

dynamic

Metro

stations

guiding

land

useand

density

patterns

toward

mixed-use

developmenttoavoidcreating

placeswith

solely

office

usesandvery

little

activity

during

the

eveningand

weekendhours.

Metro

station

areas

were

defined

ringingeachofthe

five

stations

and

goalsforpedestrianaccessibility,architectural

quality,and

arich

mix

ofuseswere

expressed

(SeeFigure

1.1).

This

led

totheevolution

ofthe

original

sector

planswhich

containedmore

detail

on

the

specific

vision

foreachstationarea.

The

first

Clarendon

Sector

Plan

was

adoptedin

1984—a

challengingproject

due

tocloselylocatedlow-density

neighborhoods

and

the

call

fordensityand

design

sensitivity

particularly

near

Clarendon’sedges.

Since1984,Clarendon’spreservationSpecifically,

the

2006

Clarendon

Sector

Plan

includesaseries

ofPoliciesthat

originate

from

aunifying

visionstatement,

planninggoals,

and

conceptplan

elements.Togetherthese

keyelements

provide

the

guidingframework

forfuture

redevelopment

in

Clarendon.torPlan

supersedes

bothrplans

and

isthe

principlentforClarendon.

Thisand

development

has

been

guided

byaseries

ofAFTINTRODUCTIONMETRO

STATION

AREASIN

THEROSSLYN-BALLSTON

CORRIDORFigure

1.1ROSSLYNCOURTHOUSECLARENDONVIRGINIA

SQUAREBALLSTON1/4MileRadii(5-10Minute

WalkingDistance)MetroStationDRAFT

|

NOVEMBER

2006

|

1.3CLARENDONSECTOR

PLANSTUDY

AREAMAPMap

1.1CLARENDONSTATION

AREASECTOR

PLANSTUDY

AREA11THST9THRDAFTTHECLARENDONPLANC.

STUDY

AREAD.

COMMUNITY

PROCESSinterrelated

County

plans

and

policies.

The

GeneralLand

UsePlan

and

1984Sector

Plan

provided

generalguidanceand

the

1990Sector

Plan

Addendum

and1994

East

Clarendon

Special

Coordinated

Mixed

UseDistrict

Plan

provided

more

detailed

urban

design,streetscape,

and

preservation

recommendations.These

documents,

alongwith

other

County-widepoliciesand

plansaddressing

transportation,

openspace,

historic

preservation,

public

art,

streetscapeimprovement,

and

retail

development,

provide

afoundation

forthis

new

2006

Clarendon

Sector

Plan.The

Clarendon

Sector

Plan

affects

properties

locatedwithin

approximately

?-mileradius

ofthe

ClarendonMetro

station

entrance;

however,during

the

sectorplan

review

process,

muchofthe

discussionandrecommendations

included

herein

pertain

tothoseareas

between

13th

Street

North,

North

KirkwoodRoad,

9th

Street

North,

and

North

DanvilleStreet.The

properties

within

the

area

bordered

bythesestreets

are

considered

tobe

within

Clarendon’scorearea

(SeeMap

1.1).

They

are

primarily

designated

as“Medium

Density

Mixed

Use”on

the

General

LandUsePlan

and

havecommercial

zoning(“C-3”)or

havebeen

recently

rezoned

toanother

zoningcategoryconsistent

with

the

General

Land

UsePlan

(suchas

“C-R”).

Other

properties

alongthe

corearea’sedgesabutting

low-density

residential

areas

havecommercial

or

low-medium

density

residential

usesand

zoning(suchas

“C-2”,“C-TH”,and

“RA-8-18”).Redevelopment

isenvisioned

forthese

properties

asthey

are

closest

tothe

Metro

station;

redevelopmentisnotspecifically

recommended

forthe

surroundinglow-density

residential

areas

as

preservation

ofthoseareas

has

been

along-standing

policy

oftheCounty.

Five

civic

association

boundaries

overlaythe

Clarendon

station

area

including:

Clarendon-Courthouse,

LyonPark,

LyonVillage,

Ashton

Heights,and

Ballston-Virginia

Square.

(SeeMap

1.2).The

County

Board

established

acommunity

task

forcetoguide

the

work

ofstaff

and

the

consultant

team.The

Task

Forcewas

represented

bythe

immediatecivic

associations

(Clarendon-Courthouse,

LyonPark,LyonVillage,

Ashton

Heights,

and

Ballston-VirginiaSquare);businesses;

commercial

property

owners

anddevelopers;

the

Planning,

Transportation,

Housing,and

Park

&Recreation

Commissions;

Historical

Affairsand

Landmark

ReviewBoard;

Pedestrian

AdvisoryCommittee;

and

the

Clarendon

Alliance.During

the

sector

plan

review

process,

aseries

ofsteps

were

undertaken

including:

1)

areview

ofexisting

conditions

and

issues;

2)

visioning

sessionsincludingdesign

charrettes

with

the

larger

community;3)

development

ofalternatives

and

assessments;and

4)development

ofdraft

plansforcommunityreview.

The

County

Board

participated

periodicallyin

this

processand

provided

guidancetoassist

in

therefinement

ofrecommendations.

In

February,

2006the

County

Board

adopted32PolicyDirectives

whichare

included

herein

as

keyPoliciesforredevelopmentin

Clarendon.DRAFT

|

NOVEMBER

2006

|

1.5INTRODUCTIONCIVIC

ASSOCIATION

BOUNDARIESMap

1.2Study

AreaLYON

VILLAGECLARENDON-COURTHOUSEBALLSTON-VIRGINIASQUARE10THRD10THST9TH

RDLYON

PARKASHTON

HEIGHTSDRAFT

|

NOVEMBER

2006

|

1.6INTRODUCTIONE.

ABOUTTHIS

DOCUMENTThe

Clarendon

Sector

Plan

isaguiding

documentforfuture

development

in

Clarendon;

however,thisplan

isnotaregulatory

plan.

The

ZoningOrdinanceserves

as

the

regulating

document.

The

sectorplan

isdesigned

forand

should

be

used

bydiverseThe

2006

Clarendon

Sector

Plan

iscomprised

ofmacro

and

micro

levelofdetail

originating

with

theVision

forClarendon,

tospecific

Policiesset

forth

bythe

County

Board

on

keyelements,

tourban

designguidelines

that

will

provide

additional

guidanceforstakeholders.

Forthe

community,it

provides

arefined

future

redevelopment

projects.

The

Vision,

Conceptvision

fordevelopment,

details

numerous

proposalsforthe

improvement

ofstreets

and

public

spacesandcleardirection

regarding

private

development.

Fordevelopers,

architects,

and

engineers,

the

sector

plandescribes

both

quantitative

and

qualitative

urbandesign

guidelines

fordevelopment,

incentivestohelpachievethe

vision,

goals,

and

conceptplan

elements,and

adoptedpolicieswith

which

individual

projectswill

be

evaluated.

Forstaff

and

public

officials,

thisdocument

wil

provide

direction

in

the

future

for:?

Amendments

tothe

General

Land

UsePlan,Master

Transportation

Plan,

and

ZoningOrdinance

toaccomplishthe

plan’sgoalsandrecommendations;Plan

Framework,

and

Policiesare

included

in

Chapter2.

Urban

Design

Guidelines

describing

details

forelements

suchas

buildingmass

and

composition,

aseries

ofbuildingfrontage

types,

and

streetscapesare

outlined

in

Chapter

3.

An

implementationmatrix,

in

Chapter

4,

lists

strategies

and/oractionsthat

should

be

taken

in

the

future

toimplement

thePoliciescoupledwith

the

leadresponsible

agency

forimplementation,

timing,

and

funding

sources.?

Evaluation

ofand

decision-making

forthe

merits

ofprivate

development

proposals;?

Investments

in

the

continuedimprovement

ofpublic

streets

and

spaces;?

Decisionsregarding

the

future

acquisition,

useanddisposition

ofpublicly-owned

properties;

andstopromote

the

efficientes,

encourage

walking,eas

alternatives

todriving,tion

and

growth

ofsmall,tbusinesses.DRAFT

|

NOVEMBER

2006

|

1.7CLARENDONSECTOR

PLANHISTORICAL

IMAGES

OF

CLARENDONWILL

BE

INSERTED

IN

THIS

DOCUMENTAFTINTRODUCTIONHISTORICAL

IMAGES

OF

CLARENDONWILL

BE

INSERTED

IN

THIS

DOCUMENTDRAFT

|

NOVEMBER

2006

|

1.92.

THE

CLARENDONPLANCLARENDONSECTOR

PLANA.

VISION

STATEMENTAfter

an

extensive

processtoreview

the

prior

plansand

developan

updated

sector

plan,

manyofthetouchstones

from

the

past

are

continued.

CreatingThe

followingvision

statement

generated

throughthe

task

forceprocess

serves

as

aguiding

statementforthe

sector

plan’sgoals,conceptplan

elements,This

vision

statement

complements

and

reinforcestheCounty’s

Vision

statement:an

urban

villagein

Clarendon

with

characteristics

such

adoptedpolicies,

and

urban

design

guidelines

(seeArlington

will

be

a

world-classurban

communitywith

secure,attractive

residential

and

commercialneighborhoods

where

people

unite

to

form

a

caring,learning,

participating,

sustainable

community

inwhich

each

person

is

important.as

medium

density

mixed-use

development,

taperingup

ofbuildingheights

from

surrounding

residentialareas,

and

the

preservation

ofolder

commercialstructures

isstill

adesired

conceptforClarendon’sfuture.

This

newsector

plan

also

sets

forth

additionalguidancetoround

out

the

urban

villageattributessuchas

newinformation

regarding

the

transportationnetwork,

particularly

improvements

tothe

pedestrianenvironment,

and

public

open

spaces.opposite

page).

The

statement

paints

apicture

ofand

defines

Clarendon’s“urban

village”as

aplacewhere

walking

isthe

travel

mode

ofchoice;diversityofuse

isnurtured;

public

spacesare

beautiful,

safe,

andaccessible;surrounding

neighborhoods

are

conserved;and

newand

oldbuildingscomfortably

coexist

andreinforce

Clarendon’sposition

as

one

ofthe

region’sbest

placesforliving,

working,

playing,and

visiting.Although

this

plan

isrooted

in

earlier

policies,

itisimportant

toemphasize

anewset

ofpoliciesadoptedbythe

County

Board

forClarendon—related

toDensity,ReceivingSites,

UseMix,

BuildingPreservation,

Building

Heights,

Tapers,Step-Backs,Open

Spaces,

and

Transportation.

The

policiestogetherwith

urban

design

guidelines,

are

intendedtoadvance

the

Vision

statement

expressed

bythecommunity.AFTTHECLARENDONPLANClarendon

Task

Force

Vision

StatementIn

Clarendon’s

urban

village,

people

of

all

income

levels,

ages

and

household

make-ups

canwalk

to

home,

work,

shop,

and

play.

Clarendon’s

superior

physical

environment

also

attractstourists,

shoppers

and

other

visitors,

who

are

encouraged

to

leave

their

cars

or

arrive

byMetro

or

bicycle.

From

the

street

level

walkability

and

well-designed

buildings

to

the

characterand

charm

of

its

public

art,

community

events

and

well-defined

public

open

space,

peoplesee

Clarendon

as

a

destination.

Clarendon’s

older

buildings

provide

a

sense

of

continuity

andhonor

the

time

when

Clarendon

was

Arlington’s

first

downtown.The

integrity

of

surroundinglow-density

residential

neighborhoods

is

protected

and

higher

density

development

tapersup

from

neighborhoods

toward

Clarendon’s

core.

Residents,

visitors

and

workers

can

walk

incomfort

regardless

of

the

time

of

day.DRAFT

|

NOVEMBER

2006

|

2.3CLARENDONSECTOR

PLANB.

GOALSC.

CONCEPT

PLAN

FRAMEWORKThe

ConceptPlan

Elements

generally

describeClarendon-wide

elements

applicable

tomostproperties

in

the

station

area

and

other

area-specificresidential

and

commercial

uses

are

emphasized

forspecific

areas.From

the

vision

statement,

three

overarching

goalsbelowset

the

toneforClarendon’sfuture

and

addressthe

essential

interrelatedness

ofindividual

policies,programs,

recommendations,

and

investmentspresented

in

this

document

or

other

County

planningdocuments.elements.

This

concept

framework

laysthe

foundation

Improving

HousingDiversity.

To

fulfill

theforredevelopment

in

order

toachievethe

overallvision

forClarendon.

The

Illustrative

Plan

(Map

2.1)shows

apotential

future

forClarendon

consistentwith

the

AdoptedPolicies.

The

Plan

indicates

theconceptuallocations

and

forms

ofbuildings,

publicspaces,

street

curb

lines,

and

street

trees.

Both

theplan

view

and

colored

illustrations

showconceptsdiscussedin

greater

detail

in

the

next

section.Depending

on

site

configurations

and

property“urban

village”conceptand

obtain

arange

ofhousingunit

types,

price

ranges,

and

ownershipopportunities,

the

County

will

apply

the

adoptedCounty’s

Goals

and

TargetsforAffordable

Housingand

Affordable

Housing

Ordinance

toall

future

siteplan

redevelopment

projects.

Useofthe

affordablehousingbonus

density

provisions

as

set

forth

in

theArlington

County

ZoningOrdinanceispermittedand

encouraged

tofurther

supplement

the

affordableA

Quality

Public

Realm.

Focusofimproving

thequality

ofthe

public

realm

bycreating

and

maintaininganetwork

ofwalkable

streets;

safestreet

crossings;attractive,

accessiblepublic

spaces;and

amix

ofnewand

oldbuildingswhoseform

and

design

contribute

toan

attractive

street

environment,

respect

Clarendon’sarchitectural

heritage,

and

conserve

the

integrity

ofsurroun