§ 8C.3. Plan Summary.

MASTER PLAN

Overview

The Master Plan provides a comprehensive strategy to guide new development in Glen Lennox. The plan is organized around four (4) themes that reflect the key guiding principles. These themes are:

Street Network

» Preserve the street network

» Create an effective transportation strategy

Open Space

» Create and maintain public open space

» Balance the new development with preservation of the trees and tree canopy

» Provide landscaped buffers for sensitive neighbors

» Encourage community sustainability

Land Use, Height, and Density

» Transition and vary density and heights of the buildings

» Encourage and support community diversity

Preservation

» Value the history of the neighborhood and the Glen Lennox apartment and commercial property

» Keep a portion of the buildings

» Preserve the Church of the Holy Family's visibility and accessibility

The diagrams that follow illustrate key aspects of these plan themes.

MASTER PLAN

The plan for Glen Lennox creates a village center near Raleigh Road and a new entrance off of 15/501. These two (2) features are connected by a network of preserved and new streets that create winding, tree-lined addresses for new development.

The scale of the proposed development transitions from the single-family densities of the neighborhoods to the north and east, to a village-supporting scale at the south and west of the site, nearest the intended and existing commercial uses.

This layout has sought to preserve existing trees along existing streets in order to preserve the best characteristics of the existing community.

STREET NETWORK

Existing Streets

The existing layout at Glen Lennox has the following characteristics:

» Effective internal street network

» Picturesque curvilinear streets, adding to the character of the neighborhood

» A lack of east-west connections

» One (1) main entrance at Raleigh Road and a secondary entrance at Brandon Road (adjacent to the Church of the Holy Family)

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Proposed Streets

The proposed street network at Glen Lennox builds on the assets of the existing network while overcoming some of its shortcomings for redevelopment. Some key changes are these:

» Realign a portion of Maxwell Street to create effective block structure and a more efficient traffic flow

» Increase pedestrian and vehicular connectivity within the site

〉 New streets parallel to Brandon and Lanark Road

〉 Expansion of Lanark Road to connect to Berkley Road

» Create a new and improved entrance from 15-501 to minimize the traffic burden adjacent to the Church.

 

Transportation Routes Based On Proposed Land Use

One (1) of the typical concerns about bringing new land uses into an existing neighborhood is the traffic congestion. These diagrams illustrate the different routes anticipated for each type of user. Because of the positioning of commercial uses closest to arterial roads and entrances, the traffic generated by these uses will have less of an impact on the neighborhoods than if the plan were configured differently. As a result, congestion is limited and the mix of uses may also result in fewer trips outside of the neighborhood.

 

OPEN SPACE

Existing Frontage

This diagram highlights the connected system of undulating open spaces created by the existing buildings. The existing open space is a valued asset to the community.

Proposed Frontage

The proposed frontage preserves the character and feel of the connected, undulating spaces while also creating new public spaces.

Proposed Open Space Network

» Various new open spaces that vary in size and character and promote a distinctive sense of placemaking

» Buffer areas adjacent to single-family residences

» Sidewalk and trails that create a complete pedestrian network throughout the site

» Paths and trails to be designed to be bicycle-friendly wherever possible

Tree Preservation

This diagram depicts potential locations where existing trees that are in good health are preserved, especially along the north and east boundary of the property.

Parks

» A variety of parks are provided, including public gathering areas, paved plazas, formalized gardens, community gardens, courtyards, neighborhood parks, passive recreation areas of lawn and tot lots.

» Similar scale parks in the region have been studied as precedents. The diagrams on the following page are shown at the same scale for open space comparison.

» An open space plan would be crucial for programming an appropriate diversity of uses in each of the parks.

LAND USE, HEIGHT, AND DENSITY

Proposed Land Use

» Mix of uses across the site including:

〉 Residential: a variety of residential buildings, including for-rent and for-sale units

〉 Hospitality: a boutique style inn with preserved cottages

〉 Office: a mix of small tenants and corporate users

〉 Retail: boutique shops and restaurants, and limited anchor tenants

〉 Civic space

Proposed Height

» A variety of building heights to preserve the desired character and charm without discouraging growth and development

» Highest intensity is focused on southwest corner of property, along 15-501.

» Lower heights near single-family residences

» Heights transition from tallest to lowest going west to east and south to north

Proposed Density

» Highest intensity focused on the southwest corner of property, along 15-501

» Lower density near single-family residences

 

 

 

PRESERVATION

Preservation of Existing Buildings

» These buildings are intended to be retained through the development period (of at least 25 years). They will require further in-depth study of structural and material viability as development plans continue to evolve.

» Lower-scale residences along the eastern edge of the site help transition to the adjacent residential neighborhoods.

»  Existing commercial center should be integrated into the new development plan.

Proposed Use of Preserved Buildings

» Existing buildings will either retain their original use, or they will be re-purposed to better integrate with the plan vision. An example of this are the units adjacent to the proposed Inn, which could be used as hotel units or converted to office or restaurant uses.

CHARACTER

Glen Lennox is designed as a walkable neighborhood with a series of open spaces and mix of uses. Each address in the plan has a distinct character and feel. The following pages contain the artist's impressions of a possible image for the new neighborhood that will continue to evolve as the actual buildings are planned and developed.

1.

Aerial view

2.

View along Hamilton Road

3.

View along Maxwell Road

4.

New entry to 15-501

5.

Proposed courtyard adjacent to existing units on Brandon Road

6.

Entry view off Raleigh Road

7.

New village green

Aerial View

» A variety of building heights and density to preserve the desired character and charm without discouraging growth and development.

» Highest intensity focused on southwest corner of property, along 15-501

» Lower heights and density near single-family residences

» Preservation of tree canopy

View Along Hamilton Road

» New development transitioning from mid-rise apartments to existing one-story residential neighborhood on Hamilton Road

View Along Maxwell Road

» Maxwell Road aligned with apartments and public greens between buildings

» Variety of height and architecture

The West Gateway into the Site

» A new tree-lined entrance from 15-501

Proposed Courtyard Adjacent to Existing Units on Brandon Road

» Preserve buildings

» Maintain existing buildings on Brandon Road and preserve church's visibility

» Create a courtyard, defined by buildings surrounding it

» Potential location for community pool, tot lots, neighborhood park

Entry View off Raleigh Road

» Improve entrance off Raleigh Road by providing additional landscaping and green space

» Maintain existing units on Raleigh Road to preserve the historic character of Glen Lennox

» Great location for the inn due to visibility

New Village Green

» A vibrant and walkable retail environment with restaurants and small shops

» Outdoor seating and desirable streetscaping enhance the public realm

» Enhance Glen Lennox's intimate character and pedestrian walkability

» Village green acts as a heart for the development, a central, programmable gathering space for the community

» Prime park frontage, perfectly suited for restaurants and recreation-oriented uses

(Ord. No. 2012-05-30/O-4, § I)