ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of July 16, 2016 DATE: July 5, 2016 SUBJECT: SP #64 SITE PLAN AMENDMENT to allow temporary extension of construction hours for ; located at 1000 N. Glebe Road (RPC # ). Co-Applicants: 2807 North Glebe Road Arlington, Virginia The Shooshan Company 4075 Wilson Boulevard, Suite 440 Arlington, Virginia By: Clark Construction, LLC 7500 Old Georgetown Road Bethesda, Maryland C.M. RECOMMENDATION: Adopt the attached ordinance to approve the subject site plan amendment, subject to all previously approved conditions and amended condition #14 of the ordinance. ISSUES: This is a site plan amendment request to extend, for a temporary period of time, construction hours at the Ballston development site, and no issues have been identified. SUMMARY: In order to minimize traffic impacts during construction, the Applicants request to extend on-site construction hours from 6:30 p.m. to 1 a.m., Mondays through Saturdays. The requested duration of time for the proposed extended hours is approximately eight weeks beginning approximately August 15, The proposed extension would allow for precast County Manager: ##### County Attorney: ***** Staff: Samia Byrd, CPHD, Planning Division Robert Gibson, DES, Transportation Division 1.

2 operations including the delivery of materials and façade work, to commence without adversely affecting traffic and the neighborhood. As these operations are typically associated with high traffic volume and intensity due to the material deliveries and installation, without extending the hours there would be a need for temporary lane closures on North Glebe Road and North Fairfax Drive to complete this phase of construction. As the project is located at a prominent intersection of the County serving a high volume of pedestrians, vehicles and bicyclists daily, staff supports the proposed extended hours for a period of eight weeks after which the standard on-site construction hours would resume. The closest residential development to the subject site is the Avalon at Ballston community located at I-66, Washington Boulevard and North Glebe Road and the Ballston Crossing townhouse development located at North Glebe Road and Vermont Street. Both are a distance greater than 200 feet from the subject site property line. In addition, applicable Federal, State and County ordinances, policies and regulations continue to remain in effect and under force should there be any adverse impacts identified during this time. Therefore, staff recommends that the County Board adopt the attached ordinance to approve the subject site plan amendment, subject to all previously approved conditions and with amended Condition #14 of the ordinance. BACKGROUND: In January 2014, the County Board approved a site plan amendment to permit the redevelopment of the Ballston campus site (the Blue Goose ) with a 9-story, 165,204 square foot office building to be used as a school of higher instruction and a 15-story, 267 unit, multifamily residential building with 3,000 square feet of ground floor retail. A subsequent amendment in November 2014 permitted an increase in the compact parking percentage for the approved residential building and further reconciled inconsistencies among certain conditions related to permit timing. Permitting for Footing to Grade has been granted and construction has commenced for both the office education building and the residential building. The following provides additional information about the site and location: Site: The subject site is located in the Ballston Metro Station area on the block generally bounded by Fairfax Drive to the south, N. Glebe Road to the east, 11 th Street to the north and N. Wakefield Street to the west. The site is approximately 90,437 square feet (2.077 acres) and is surrounded by the following land uses: To the north: Immediately north is the Ballston Plaza 1 office building (SP #190) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. To the east: N. Glebe Road; Fairgate at Ballston Phase II (SP #218), 9-story office building designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. To the south: Fairfax Drive; The Regent, 12-story office building (SP #331) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. SP# 64 Site Plan Amendment - 2 -

3 To the west: N. Wakefield Street; Ballston One office building (SP #190) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. Zoning: C-O-2.5 Commercial Office Building, Hotel and Apartment District. Land Use: Medium Office Apartment Hotel (Up to 2.5 FAR Office, 115 Units per Acre Apartment, and 180 Units per Acre Hotel). Neighborhood: The site is located within the boundaries of the Bluemont Civic Association as is immediately adjacent west of the Ballston Virginia Square Civic Association. Both Civic Associations were contacted regarding the subject site plan amendment. As of the date of this report, the Ballston Virginia Square Civic Association has indicated that they are fine with the subject site plan amendment request, but that they defer to the opinion of the Bluemont Civic Association. No comments have been received to date from the Bluemont Civic Association. DISCUSSION: Currently site plan Condition #14 provides that on-site construction activity, including, by way of illustration and not limitation, delivery of materials and equipment, except for construction worker arrival to the construction site and indoor construction activity, shall commence no earlier than 7 a.m. and end by 6:30 p.m. on weekdays, and shall commence no earlier than 10 a.m. and end by 6:30 p.m. on Saturdays, Sundays, and holidays. Further, site plan Condition #10 requires the Developer to maintain a minimum 6-foot wide sidewalk along North Glebe Road and Fairfax Drive frontages of the site at all times. As such, staging and material delivery is only permitted on North Wakefield Street. SP# 64 Site Plan Amendment - 3 -

4 North Wakefield Street is narrow and presents limited capacity to support high traffic volumes typical of the delivery of materials and activity associated with both precast and concrete operations. Since precast operations require a small construction crew of less than 10 people and the use of an electric tower crane that does not generate a significant amount of noise, it is proposed that this work would occur at night. The Applicants propose hours for precast operations be permitted to extend from 6:30 p.m. to 1 a.m., Mondays through Saturdays for a duration of eight weeks beginning approximately in mid-august. After this time, the typical hours for on-site construction would resume. Sequencing the precast work at night instead of during the day would minimize traffic impacts on North Glebe Road and Fairfax Drive including temporary lane closures. This would primarily be due to the overlap of the delivery of materials and activities between the precast operations and traditional concrete operations. An overlap of precast and concrete operations would cause congestion between the 1 p.m. and 5 p.m. This would also allow for trucks to access the site after rush hour, when traffic volume in the area would be lower. Delivery of precast materials and façade work could be completed in a shorter amount of time therefore with less impact on the neighborhood. The County Board has approved the extension of on-site construction hours in certain instances in consideration of the fact that doing so would minimize the impact of traffic on the surrounding neighborhood and in further consideration of the types of uses immediately adjacent to the site. In 2008, 1812 N. Moore Street (SP #18) was approved for an extension of construction hours from 6:30 p.m. to 10 p.m. for a period of 11 months and thereafter from 6:30 p.m. to 8 p.m. The purpose of the extension was to minimize impacts to traffic in a heavily traversed area with construction of immediately adjacent Central Place project (SP #335) impending. In 2013, the County Board approved an extension of on-site construction hours at the Metropolitan Park 3 development for concrete related work to 9 p.m., up to six days per calendar month, for approximately a 10 month period. The site was immediately adjacent to commercial retail uses, warehouse structures and a new residential development. The subject site is located at the intersection on North Glebe Road and North Fairfax Drive and serves as an on-ramp to Interstate 66. It is a major County intersection with a high volume of traffic for vehicles. It also serves pedestrians who would travel to the Ballston Metro Station and cyclists as the site is in the proximity of the Custis Trail. Staff supports the requested extension as a means of minimizing to the greatest extent possible traffic impacts on the adjacent and surrounding neighborhood. Further, as the subject site is immediately adjacent to office uses, and across the street from a hotel use, staff anticipates that the proposed temporary extended construction hours would have little to no impact on the surrounding properties, two of which have provided a letter of support (attached). The closest residential development to the subject site is the Avalon at Ballston community located at I-66, Washington Boulevard and North Glebe Road and the Ballston Crossing townhouse development located at North Glebe Road and Vermont Street. Both are a distance greater than 200 feet from the subject site property line. In addition, applicable Federal, State and County ordinances, policies and regulations continue to remain in effect and under force should there be any adverse impacts identified during this time. SP# 64 Site Plan Amendment - 4 -

5 CONCLUSION: There would be no adverse impacts to the neighborhood or surrounding properties associated with the subject request to extend on-site construction hours for precast work beyond 6:30 p.m. The proposed extension would be temporary lasting for a duration of eight weeks after which time the standard on-site construction hours would resume. This proposed extension would allow for high intensity, high traffic volume work to proceed on-site quickly and efficiently without disrupting traffic and access for pedestrians, vehicles and cyclists. Therefore, staff recommends that the County Board adopt the attached ordinance to approve the subject site plan amendment, subject to all previously approved conditions and amended Condition #14 of the ordinance. SP# 64 Site Plan Amendment - 5 -

6 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated May 6, 2016 for Site Plan #64, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in Staff Report[s] provided to the County Board for its July 16, 2016 meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to numerous conditions as set forth in the Staff Report[s]; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on July 16, 2016 and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan as amended: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance and modified as follows: o None. Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as originally requested by an application dated May 2, 2013 for Site Plan #64, and as such application has been modified, revised, or amended to include the drawings, documents, conditions and other elements designated in Condition 2 (which drawings, etc are hereafter collectively referred to as Revised Site Plan SP# 64 Site Plan Amendment - 6 -

7 Application ), for a Site Plan Amendment to temporarily extend on-site construction hours, for the parcel of real property known as RPC# and 1000 N. Glebe Road, approval is granted and the parcel so described shall be used according to the Revised Site Plan Application, subject to all previously approved conditions numbers 1 through 67 with condition #14 as amended below: 14. Construction Site Maintenance Agreement (Demolition and Land Disturbance Permits) A. Approve Agreement (Demolition and Land Disturbance Permits) The Developer agrees to submit to and obtain the Zoning Administrator s approval of a Construction Site Maintenance Agreement prior to the issuance of Demolition and Land Disturbance Permits, which will provide information regarding how the Developer will meet the following requirements: 1) That the site and any buildings located within it are secured and kept in a wellmaintained condition throughout construction, consistent with the requirements outlined below in this condition, and the requirements contained in Condition #21.C. This shall include, but not be limited to, maintaining landscaping, keeping the grass mowed, removing litter and debris from the site, and properly disposing of recyclable materials. 2) Maintain access on the site for fire emergency vehicles including access to existing fire hydrants and fire department connections. 3) Address sites that have been cleared, but construction has either ceased for a period of time or not yet begun. The Plan shall include an interim site maintenance plan that provides details on interim landscaping, site screening and site maintenance. 4) At the end of each work day during construction of the project, any streets used for hauling construction materials and entrance to the construction site shall be free of mud, dirt, trash, allaying dust, and debris, and all streets and sidewalks adjacent to the construction site shall be free of trash and debris. 5) On-site construction activity, including, by way of illustration and not limitation, delivery of materials and equipment, except for construction worker arrival to the construction site and indoor construction activity, shall commence no earlier than 7:00 a.m. and end by 6:30 p.m. on weekdays, and shall commence no earlier than 10:00 a.m. and end by 6:30 p.m. on Saturdays, Sundays, and holidays. Notwithstanding the above, the Developer further agrees that precast related construction activity may occur until 1:00 a.m. for an eight week period between August 1, 2016 and October 31, 2016, and only on Mondays through Saturdays. The Developer agrees that after October 31, 2016, any and all construction SP# 64 Site Plan Amendment - 7 -

8 activity will end at 6:30 p.m. every day. The Developer further agrees to post a notice on-site, at least six (6) hours before the Developer takes advantage of the permitted construction hours after 6:30 p.m. for the aforesaid permitted precast related construction activities. Said notice shall, at a minimum, state that the Developer will be continuing precast related construction until 1:00 a.m. on a stated date. The notice shall contain contact information for the Developer s community liaison, as well as contact information for the Arlington County Police non-emergency telephone number for after-hours noise complaints, and the telephone number of the Code Enforcement office. The Developer further agrees to notify the Zoning Administrator of the Developer s use of the permitted extended hours for pre-cast related construction activities either before the event, or no later than 24 hours after the event. Indoor construction activity defined as activity occurring entirely within a structure fully enclosed on all sides by installed exterior walls, windows, and/or doors shall end at midnight each day. The Developer may submit to the Zoning Administrator, through the 4.1 administrative change process, a request to permit construction activity during hours other than those identified above. The Zoning Administrator may approve such request only if the Developer can show that the construction activity requires certain utility work and/or street closures outside the hours stated above. Holidays are defined as New Year s Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas. The Developer agrees to place a minimum of one sign per street front around the construction site, indicating the permissible hours of construction, to place one additional sign within the construction trailer containing the same information, to provide a written copy of the permissible hours of construction to all subcontractors, and to require its subcontractors to observe such hours. B. Implement Agreement (Throughout Construction of Site Plan) The Developer agrees that storage of construction materials, equipment and vehicles shall occur only on the site. The Developer may submit a request for the County Manager s review and approval of an off-site location, which the County Manager may approve provided that he or she finds that the storage of construction materials equipment and vehicles does not adversely impact the public health or safety of the off-site location. The Developer agrees to implement the approved Construction Site Maintenance Agreement throughout construction of the site plan. SP# 64 Site Plan Amendment - 8 -

9 PREVIOUS COUNTY BOARD ACTIONS: December 27, 1967 Approved a site plan for an existing 8-story, 114,039 sq. ft. office building with 202 surface parking spaces after improvements for future right of way. Approved a change in land classification from C-2 and C-3 General Commercial District to C-O, Commercial Office Building, Hotel and Multiple-Family Dwelling District. July 29, 1978 Approved a change in land classification from C-O Commercial Office Building, Hotel and Multiple-Family Dwelling District to C-O-2.5 Commercial Office Building, Hotel and Apartment District. December 2, 1986 Approved a site plan amendment to add a 9- story office building addition to the rear of the existing building with an increase in GFA from 119,082 sq. ft. to 226,094 sq. ft. November 7, 1987 March 7, 1992 July 13, 1993 Approved a site plan amendment to increase building height by 9 feet from 365 feet above sea level to 374 feet above sea level subject to all previous conditions. Approved a site plan amendment for the operation of a university in an existing office building. Approved a site plan amendment for installation of two square feet identification signs at the fifth and sixth levels on the north and west elevations for the parcel of real property known as 1000 North Glebe Road, approval is granted for two non-illuminated wall-mounted signs reading "" in upper case letters and "Ballston Campus" in lower case letters; one square foot sign on the west elevation facing the North Fairfax Drive/Interstate 66 interchange at a height of 50 feet, and one SP# 64 Site Plan Amendment - 9 -

10 40 square foot sign on the north elevation facing the intersection of North Glebe Road and North Washington Boulevard at a height of 35 feet. January 25, 2014 November 15, 2014 Approved a major site plan amendment to redevelop the site with a 165,204 square foot office building to be used as a school of higher instruction and a 15-story, 267 unit, multifamily residential building with 3,000 square feet of ground floor retail. Approved a site plan amendment to the increase the compact parking percentage of the approved residential building and to amend conditions #22 and #27 to correct inconsistencies in timing requirements referenced in other conditions. SP# 64 Site Plan Amendment

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15 SP # North Glebe Road RPC # Note: These maps are for property location assistance only. They may not represent the latest survey and other information. Department of Community Planning, Housing and Development Case Location(s) Scale: 1: 1, County Use Only Date Placard Posted By Removed