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Mount Vernon Avenue Business Area Plan

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Mount Vernon Avenue Business Area Plan The Mount Vernon Avenue Business Area Plan The City of Alexandria, Virginia Department of Planning and Zoning ADOPTED MAY 2005 Acknowledgements City Council Alice Kale, Watercolors and Drawings, Mayor William D. Euille 703-683-3988, [email protected], copyright 2003. Vice Mayor Redella S. Pepper Councilman Ludwig P. Gaines Mt. Vernon Avenue Work Group Councilman K. Rob Krupicka Michael Babin Bill Hendrickson Councilman Andrew H. MacDonald, PHD Lee Blount Bob Larson Councilman Paul C. Smedberg Wendy Campbell Joe Lavigne Councilwoman Joyce Woodson Marilyn Doherty Marlin Lord Harry M. Falconer, Jr. Pat Miller Planning Commission Mary Ellis Fannon Kevin Reilly Chair Eric R.Wagner David Fromm Gayle Reuter Vice Chair Richard Leibach Joan Gaskins Stephanie Sample Donna Fossum Donal Goff Robert Steele John Komoroske Tara Hardiman Lois Walker H. Stewart Dunn, Jr. Sarah Haut Tom Welsh J. Lawrence Robinson Jesse Jennings Interdepartmental Team City Manager’s Office Alexandria Transit Company (DASH) James K. Hartmann, City Manager Sandy Modell Philip Sunderland, Former City Manager Al Himes Department of Planning and Zoning Fire Department, Code Enforcement Eileen Fogarty, Director Gary Mesaris, Fire Chief Kimberley Fogle, Chief, Neighborhood Planning and Arthur Dahlberg, Director Community Development Robert Rodriguez Kathleen Beeton, Urban Planner Eric Forman, Urban Planner General Services Consultant Team Peter Geiling EDAW Office of Historic Alexandria Paul Moyer, AICP Pamela Cressey Natalie Topa The Oderma� Group Office of Housing Robert A. Oderma�, FAIA Mildrilyn Davis, Director Robert Eiffert Ehrenkrantz, Eckstut and Kuhn Architects Ma�hew J. Bell, AIA Human Services Jeff A. Evans Colby Hatch Kimley-Horn Associates, Inc, Recreation, Parks and Cultural Affairs Edward Y. Papazian, P.E. Kirk Kincannon, Director Cooper Cary Inc Aimee Vosper David Kitchens Julie Rasmussen Robert Charles Lesser, LLC Transportation and Environmental Services Leonard Bogorad Richard Baier, Director Marc McCauley Thomas Culpepper Doug McCobb Justice and Sustainability Associates Don Edwards THE MOUNT VERNON AVENUE BUSINESS AREA PLAN APRIL 2005 Contents Executive Summary E1 1.0 Introduction 1 1.1 The Study Area 1 1.2 Mt. Vernon AvenueWork Group 2 1.3 Planning Process 3 1.4 Mission 4 1.5 Guiding Principles 4 2.0 Avenue Characteristics 5 2.1 The Study Area 5 2.2 History 8 2.3 Demographic Characteristics 10 2.4 Existing Land Use 10 2.5 Existing Zoning 12 2.6 Open and Public Spaces 13 2.7 Affordable Housing 14 2.8 Streetscape 15 2.9 Pedestrian Circulation 17 2.10 Vehicular Circulation 17 2.11 Transit 18 2.12 Parking 18 2.13 BusinessCharacteristics 19 3.0 Retail Market 23 3.1 Guiding Principles 23 3.2 Retail Market Analysis 23 3.3 Market Strategy and Recommendations 32 3.4 Arts Promotion Strategy 33 3.5 Business Improvement District Approach 39 4.0 Land Use 41 4.1 Vision 41 4.2 Guiding Principles 41 4.3 Land Use Recommendations 42 4.4 Affordable Housing 60 4.5 Historic Preservation 61 4.6 Land Use Controls 65 5.0 Parking and Multi-Modal Linkages 69 5.1 Guiding Principles 69 5.2 Parking Utilization Study 70 5.3 Parking Strategy and Recommendations 75 5.4 Pedestrian Strategy and Recommendations 82 continued on next page THE MOUNT VERNON AVENUE BUSINESS AREA PLAN APRIL 2005 Contents (Continued) 6.0 Urban Design and Streetscape 85 6.1 Guiding Principles 85 6.2 Building FormDesign Approach 86 6.3 Specific Building Form Design Guidelines 90 6.4 Storefront Guidelines 96 6.5 Pedestrian Environment and Streetscape Recommendations 99 7.0 Implementation 107 7.1 Land Use 107 7.2 Affordable Housing 107 7.3 Historic Preservation 108 7.4 Streetscape 108 7.5 Pedestrian and Multi-Modal Strategy 109 7.6 Development of a Shared Parking Program 110 7.7 Other Parking Enhancements 110 7.8 Retail Strategy/Arts Promotions 111 7.9 Marketing/Promotions 111 7.10 Business Improvement District Implementation 112 7.11 Development Controls 112 7.12 Capital Improvements Program 113 THE MOUNT VERNON AVENUE BUSINESS AREA PLAN APRIL 2005 Executive Summary Mt. Vernon Avenue is a vital corridor, with a rich history and eclectic character that makes it an a�ractive place to live, work and shop. Building upon its unique characteristics, the Avenue will remain a special neighbor- hood as change takes place. The vision for Mt. Vernon Avenue involves preserving its traditional neighborhood character, protecting its unique historical identity, serving the needs of the surrounding community and maintaining the Avenue as a competitive and viable place for business. Vision Mt. Vernon Avenue is a vibrant and Avenue continues to meet the needs and welcoming Main Street that reflects the expectations of the community while surrounding neighborhoods’ diversity, realizing its potential as a vibrant place integrity and small town charm. to meet, gather and conduct business. The Avenue is comprised of enthusiastic, successful and responsible community The Mt. Vernon Avenue Work Group partners. We offer an eclectic and friendly (Work Group) was formed by the City living, working and shopping environment of Alexandria in the spring of 2003 to for Alexandrians and visitors alike. collaborate on a comprehensive planning effort for Mt. Vernon Avenue’s “Main Planning Process Street retail district” from Glebe Road to Luray Avenue. Along with DRCA and Over the years, the area has been PWBA, the Work Group was comprised of improved and enriched, with businesses community stakeholders, including busi- and residents working together, through ness owners, property owners, residents, the efforts of the Del Ray Citizens representatives of the Mt. Jefferson Civic Association (DRCA) and the Potomac and Warwick Village Citizens Associations West Business Association (PWBA), and City officials. Over the course of among others. These organizations 16 months, the Work Group defined a worked with the City on the develop- future direction for the Avenue, guiding ment of the Mt. Vernon Avenue Business neighborhood change while protecting the Area Plan (the Plan) to ensure that the adjoining residential neighborhoods. THE MOUNT VERNON AVENUE BUSINESS AREA PLAN EXECUTIVE SUMMARY / E1 APRIL 2005 Guiding Principles Land Use Strategy Guiding principles were developed The land use recommendations in the through extensive community input to Plan are designed to promote and rein- define the vision for Mt. Vernon Avenue force a consistent, vibrant and pedes- and provide a framework to guide future trian-oriented retail environment, while development and other activities. The protecting adjacent residential neighbor- guiding principles of the Plan are to: hoods. Strategies are recommended that apply to the entire length of the Avenue as well as specific strategies for the three focus areas, described below. • Preserve existing historic Avenue-Wide Recommendations scale and character PROMOTE APPROPRIATE INFILL • Protect and enhance DEVELOPMENT Mt. Vernon Avenue as a • Ensure that new development is vibrant commercial corridor consistent with the neighborhood’s existing character through the use of • Encourage and support Building Form Design Guidelines mixed-use development • Allow modest increases in allowable floor area along Mt. Vernon Avenue, • Celebrate the “Town of consistent with the Building Form Potomac Historic District” Design Guidelines, where new construc- tion retains historic buildings, maintains • Preserve and protect the historic character and scale, provides open space where feasible, and protects existing residential areas adjacent residential. • Promote partnerships PROTECT RESIDENTIAL NEIGHBORHOODS • Enhance public spaces The potential for negative impacts on • Provide convenient parking adjacent residences is reduced by: and transportation solutions • Stepping the height of buildings; and, to support retail growth • Providing a buffer to reduce the visual impact on the neighborhood. • Encourage independent retail ENHANCE PEDESTRIAN STREETSCAPE • Capitalize on the Build upon and enhance the existing neighborhood arts community pedestrian orientation of the Avenue and improve pedestrian safety through: • Provide alternative multi-modal • Pedestrian scale lighting; transportation linkages • Streetscape and crosswalk improve- ments; • Strengthened connections to the Braddock Road Metro Station; • Enhanced public transportation; E2 / EXECUTIVE SUMMARY THE MOUNT VERNON AVENUE BUSINESS AREA PLAN APRIL 2005 Buildings fronting Mount Vernon and Monroe Avenues • Design guidelines for new construction; LEGEND surveyed only. All measurements are approximate. Residential and, Single Family • Improvement to the appearance of Multi Family service and auto-related uses. Retail Sales or Services Personal Services Pedestrian and streetscape improve- Finance and Insurance ments, as well as private investment in General Retail Automobile properties and buildings, should be made Food Services along the entire length of the Avenue Full Service Restaurant from Braddock Road to W. Glebe Road, Limited Service Restaurant to improve the appearance of the Avenue Snack/Non-Alcoholic Bar and create stronger visual and physical Office connections to the Arlandria neighbor- Office Mixed Use hood on the north. Arts/Entertainment Institutional ENCOURAGE A MIX OF USES Utility Vacant The overall concept for the Avenue is to encourage new multi-family residential and 2nd floor office uses to support the retail activity, and to concentrate the retail activity on the ground floor in key locations. The mix of residential and office uses help to provide a 16 hour/7 day level of activity desirable
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