ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 12, 2015 DATE: November 24, 2015 SUBJECTS: A. Z-2585-15-1 REZONING from "R-5" One-Family, Restricted Two-Family Dwelling Districts to "CP-FBC" Columbia Pike Form Based Code Districts. Property is approximately 56,761 sq. ft. and located at (Arlington Presbyterian Church) (RPC# 23-040-009). B. U-3426-15-1 USE PERMIT for the development of 173 multi-family dwelling units and approximately 8,900 sq. ft. of ground-floor retail and/or civic use under the commercial Form Based Code for property located at (Arlington Presbyterian Church) (RPC# 23-040-009). Applicant: Arlington Partnership for Affordable Housing, Inc. 2704 N. Pershing Drive Arlington, VA 22201 By: M. Catharine Puskar Walsh, Colucci, Lubeley & Walsh, P.C. 2200 Clarendon Boulevard, 13th Floor Arlington, Virginia 22201 C.M. RECOMMENDATIONS: 1. Adopt the attached resolution to approve the rezoning request from R-5 One-Family Dwelling Districts, Restricted Two-Family Dwelling Districts to CP-FBC Columbia Pike Form Based Code Districts; (RPC# 23-040-009). County Manager: ##### County Attorney: ***** Staff: Matt Mattauszek, DCPHD, Planning Division Joanne Gabor, DES, Development Services 31. A., B.
2. Approve the subject use permit, in accordance with the Columbia Pike Form Based Code (Article 11.1 of the Zoning Ordinance, Appendix A), to build 173 multi-family dwelling units and approximately 8,900 sq. ft. of retail and/or civic use, subject to the conditions of the staff report. ISSUES: This is a rezoning and use permit request for a Columbia Pike Form Based Code (FBC) development. Separate staff reports has been prepared which detail the associated AHIF and TOAH loans and associated FBC amendments to ground floor uses. SUMMARY: The applicant is requesting use permit approval of a residential project that includes 173 multi-family dwelling units, 100 percent of which would be committed affordable units. The subject property, located on, is within the Columbia Pike Special Revitalization District as shown on the General Land Use Plan (GLUP) making the site eligible for development pursuant to the Columbia Pike Form Based Code (FBC). The property is split zoned C-2 and R-5. Use of the FBC is permitted for the C-2 zoned area. For the R-5 zoned area, a rezoning is required to use the FBC. Therefore, the applicant is requesting a rezoning to Article 11.1 CP-FBC in order to use the FBC as the development standard on the entire site. The subject site is currently occupied by the Arlington Presbyterian Church building, an outdoor tot lot associated with the Funshine Preschool, and a surface parking lot. In accordance with the FBC, the applicant is proposing redevelopment of the site utilizing AHIF funds and affordable housing tax credits. The subject proposal includes a new 6-story structure with an underground, 3-level parking garage that would replace the existing church building, tot lot and surface parking. The site area exceeds 40,000 square feet and the building footprint exceeds 30,000 square feet, therefore, a special exception FBC use permit approval is required. After several review cycles of preliminary plans, including a review by the Columbia Pike FBC Advisory Working Group, the final application is found to be compliant with all FBC standards and no modifications are proposed. The proposal also conforms to the purposes and intent of the adopted 2005 Columbia Pike Initiative A Revitalization Plan. The FBC AWG concurs with staff and has found the use permit proposal to be in conformance with the FBC. Although a new transit alternative has not been determined to replace the streetcar, this proposal advances the Columbia Pike revitalization vision and does not diminish or negatively impact the transportation system in the corridor. Staff expects that redevelopment projects can be accommodated with the current street network and transit service with minimal impacts with a number of TDM measures recommended in this report. Therefore, staff recommends approval of the rezoning and use permit for 173 multi-family dwelling units and approximately 8,900 square feet of retail and/or civic use for the subject property and subject to the conditions of this staff report. Z-2585-15-1 & U-3426-15-1 Use Permit - 2 -
BACKGROUND: In the spring of 2015, the applicant filed a preliminary application for redevelopment of the Arlington Presbyterian Church property that utilizes the specifications of the Form Based Code (FBC). The applicant proposes to develop a six-story structure containing 173 apartment units and approximately 8,900 square feet of retail/civic uses on the existing church building, tot lot and surface parking. The subject proposal includes a 3-level, parking garage and a rear alley providing access to parking and loading for the new development. This section provides general background on the history of the CPI plan and FBC and presents general site information and the planning context for this development proposal. Brief History of the CPI plan and FBC: In 2002, the Columbia Pike Initiative, A Revitalization Plan was adopted by the County Board. A major recommendation of this plan was to develop a new administrative review process to evaluate redevelopment proposals on Columbia Pike, which was implemented through the Columbia Pike Special Revitalization District Form Based Code (FBC). In February 2003, the County adopted the FBC which applies to a special revitalization district on the General Land Use Plan (GLUP) encompassing four development nodes along the Pike corridor (also referred to as the commercial centers FBC ). The FBC provides an optional regulatory framework for property owners to follow for redevelopment that is consistent with the walkable and transit-supported main street-type development envisioned by the Columbia Pike Initiative Plan. Site Information/Existing Development and Planning Context: Site Information/Existing Development: The approximate 53,701 square foot (1.23 acres) site is located on the northwest intersection of Columbia Pike and S. Lincoln Street and is currently occupied by the Arlington Presbyterian Church building, an outdoor tot lot associated with the Funshine Preschool, and a surface parking lot. (Exhibits 1 and 2 illustrate the location of the subject site and subject proposal within the Alcova Heights neighborhood). To the south: Across Columbia Pike, Capital One Bank and Pike 3400 Apartments, zoned C-2 and C-3, designed Service Commercial and within the Columbia Pike Special Revitalization District on the General Land Use Plan (GLUP). Pike 3400 was developed with the FBC. To the east: Across S. Lincoln Street, Wendy s restaurant zoned C-2 and designated Service Commercial and within the Columbia Pike Special Revitalization District on the GLUP. Beyond the restaurant, is a four-story office building (Bank of America) zoned C-O and designated Service Commercial and within the Columbia Pike Special Revitalization District on the GLUP. To the north: Single-family homes zoned R-5 and designated Low Residential (1-10 units/acre) on the GLUP. To the west: C.W. Fields commercial properties zoned C-2 and designated Service Commercial and within the Columbia Pike Special Revitalization District on the GLUP. Across S. Monroe Street, several commercial properties zoned C-2 and designated Service Commercial and within the Columbia Pike Special Revitalization District on the GLUP. Z-2585-15-1 & U-3426-15-1 Use Permit - 3 -
Neighborhood: The site is located within the Alcova Heights Civic Association and adjacent to the Douglas Park Civic Association. Zoning: The property is split zoned C-2 and R-5. General Land Use Plan: The area is designated as Service Commercial and is within the Columbia Pike Special Revitalization District on the General Land Use Plan (GLUP), making the area eligible to redevelop under the FBC. Columbia Pike Initiative A Revitalization Plan (2005 Update): The Plan specifies new development with heights up to 6 stories for the subject property. The 2005 CPI Update identifies the Arlington Presbyterian Church building as noteworthy, a lesser historic designation than full building or façade preservation, noting its contribution to the character and integrity of Columbia Pike. Form Based Code: The property is within the Town Center node. The Regulating Plan designates this area with the Main Street Building Envelop Standard for the majority of the property along the Columbia Pike and S. Lincoln Street frontages. A small portion of the site along S. Lincoln Street is designated Local BES, at the edge of the Revitalization District boundary. For Main Street BES, three to six stories are required. For Local, two to three stories are required. The applicant may choose to extend either frontage type up to an additional 50 feet along a street frontage. The church building is not designated for historic preservation in the FBC. Z-2585-15-1 & U-3426-15-1 Use Permit - 4 -
Exhibit 1: Context Map Alcova Heights Civic Association Single-family homes Tot Lot C.W. Fields Properties Subject Site Pike 3400 Site North Capital One Bank Douglas Park Civic Association Exhibit 2: Aerial Map Single-family Homes Bank of America Office Building Wendy s Restaurant Subject Site C.W. Fields North Z-2585-15-1 & U-3426-15-1 Use Permit - 5 -
DISCUSSION: This section provides a general overview of the development proposal, and staff s analysis pertaining to the rezoning request and the proposed use permit s compliance with the Form Based Code. This section also provides additional analysis including transportation, utilities, and historic preservation. Development Proposal Overview: Consistent with its new vision, the Arlington Presbyterian Church (APC) collobarated with the Arlington Partnership for Affordable Housing (APAH) to provide affordable housing for its neighbors and to serve as a place of crossroads and connection for the community. The National Capital Presbytery, the Church s regional governing body, unanimously approved the sale of the site to APAH in January 2015. In the spring of 2015, APAH filed a preliminary application for redevelopment of the Arlington Presbyterian Church property that utilizes the specifications of the Form Based Code (FBC). The development proposal includes a rezoning for a portion of the property from R-5 to CP-FBC and a use permit request to develop a six-story structure containing 173 affordable residential units and approximately 8,900 square feet of retail/civic uses on the existing church building, tot lot and surface parking. In addition, the proposed development intends to achieve Earthcraft Platinum with Energy Star compliance. The subject proposal includes a 3-level, parking garage and a rear alley providing access to parking and loading. Access to the parking garage will be provided from a rear (northern) alley connecting from S. Lincoln Street. Fire access will be provided via access from the existing S. Lincoln Street and Columbia Pike frontages. The subject proposal will also provide 205 total parking spaces, a 6,394 square foot rear terrace with additional private open space within an interior courtyard and streetscape improvements along the South Lincoln Street and Columbia Pike perimeters of the new building. As part of this proposal, APC is also considering relocating into one of the ground floor spaces of the proposed redevelopment, subject to the County Board approval of FBC amendments which would allow ground floor civic uses in mixed-use buildings (the subject of another staff report). The Church leadership contemplates it would lease ground floor space from APAH and design the worship space in a non-traditional manner. The applicant also proposes to subdivide a portion of land on the north end of the APC property into two single-family lots prior to construction. These lots, located outside the Form Based Code Revitalization District and not part of this proposed development application, will be sold in order to obtain additional funding for APAH s redevelopment. Z-2585-15-1 & U-3426-15-1 Use Permit - 6 -
Below is a summary of the proposed development, proposed site layout and a rendering depicting the facades along Columbia Pike and South Lincoln Street. Site Area Subject proposal comprises RPC # 23-040-009 Permitted/Required Columbia Pike Form Based Code Requirements Site Density Proposed 56,761 Sq. Ft. (1.23 Acres) Residential Limit not prescribed in the FBC 173 Dwelling Units Retail/Civic Use Limit not prescribed in the FBC 8,900 Sq. Ft. Building Envelope Standard Main Street frontage type Multi-story, mixed-use buildings Multi-story, mixed-use buildings Height Main Street frontage type 3-6 Stories 6 Stories Private Open Space Main Street frontage type 15% of Buildable Area: Buildable Area = 42,000 Sq. Ft. 15% = 6,300 Sq. Ft. 15% of Buildable Area (6,394 Sq. Ft.) Vehicular Parking (173 units) Resident 1.0 space / unit (173 spaces) 173 (reserved) spaces (173 units) Visitor 0.125 space / unit (23 spaces) 23 (shared) spaces (8,900 Sq. Ft.) Retail/Civic Uses 1.0 space / 1,000 GFA (9 spaces) 9 (shared) spaces Bicycle Parking Resident Parking 1 space / 3 units (58 spaces) 58 spaces Visitor Parking 1 space / 50 units (4 spaces) 4 spaces Employee Parking 1 space / 25,000 GFA (1 space) 1 space Customer Parking 1 space / 5,000 GFA (2 spaces) 2 space Green Building Standards Main Street frontage type Standard not prescribed in the FBC Earthcraft Platinum Note: The FBC does not regulate density, but rather regulates form, including height, building placement, and open space. Z-2585-15-1 & U-3426-15-1 Use Permit - 7 -
Exhibit 3: Site Layout Existing Single-Family Homes Future singlefamily lots C.W. Fields Property Subject Site: Z-2585-15-1 & U-3426-15-1 Use Permit - 8 -
Exhibit 4: Rendering of Proposed FBC Development Rezoning Request: Located within the Columbia Pike Special Revitalization District, as shown on the General Land Use Plan, the subject site is eligible for redevelopment under the Columbia Pike Form Based Code (FBC), Article 11.1 of the Arlington County Zoning Ordinance, Appendix A. The property is split zoned C-2 and R-5. Use of the FBC is permitted for the C-2 zoned area. For the R-5 zoned area, a rezoning is required to use the FBC. Therefore, the applicant is requesting a rezoning to Article 11.1 CP-FBC for a portion of their site in order to use the FBC as the development standard on the entire site (see Exhibit 5). When the FBC was originally adopted in 2003, the County Board instituted a rezoning process for R zoned properties within the Columbia Pike Special Revitalization District seeking to develop under the FBC. This was established to provide additional review for the County and community to ensure that properties seeking development under the FBC can reasonably meet FBC regulations. Staff finds the proposed zoning appropriate for this parcel and does not consider this to negatively impact the neighborhood. Setbacks and maximum building height limits regulated by the FBC provide a transition to the lower height and single family homes to the north. With the rezoning, the subject site is sufficiently sized to accommodate the alley requirements and implement a design that is in keeping with the Main Street Building Envelope Standards. Rezoning to CP-FBC is preferred as this district was specifically established for the Columbia Pike Revitalization District and requires development to follow FBC regulations. Z-2585-15-1 & U-3426-15-1 Use Permit - 9 -
Exhibit 5: Proposed Rezoning Request Proposed Rezoning Area Property Lines Zoning District Boundaries Subject Site Existing Buildings Use Permit Request and Form Based Code Compliance: The subject proposal includes a combined building footprint that exceeds 30,000 square feet. As a result, and also due to the size of the overall site exceeding 40,000 square feet, approval of a special exception use permit is required. Staff finds the proposal to be compliant with the FBC. The proposed development advances numerous County goals that are set forth in the Columbia Pike Initiative A Revitalization Plan (2005 Update). The proposed development has been designed in a manner that complies with the FBC in all respects and is supported by staff and the Columbia Pike Form Based Code Advisory Working Group. The following discussion highlights the main areas of compliance as required by the FBC (see attached FBC Checklist outlining all areas of compliance). Z-2585-15-1 & U-3426-15-1 Use Permit - 10 -
The Regulating Plan (map) and Building Envelope Standards: The Columbia Pike Form Based Code Town Center Regulating Plan specifies which Building Envelope Standard (BES) applies to each property, and specifically establishes the parameters for how the street frontage shall be built. The BES sets forth regulations pertaining to building height, building placement, and permitted uses on parcels within the District. In this case, the majority of the subject site is identified by the Main Street BES frontage (see Exhibit 6) which generally calls for a multi-story building, 3-6 stories in height. A small portion of the site along S. Lincoln Street is designated Local BES, at the edge of the Revitalization District boundary, where two to three stories are required. The applicant has chosen to extend the Main Street frontage type up to an additional 50 feet along South Lincoln Street frontage, which is permitted. The Regulating Plan also specifies the build-to lines limiting the extent of new development and framing existing and future public streets and where 15% of the Buildable Area shall be built and maintained as private open space. Street Sections: The FBC specifies the road alignment, location of on-street parking, and number of travel and turn lanes. The FBC also specifies the Required Building Lines (RBLs) for the building location and streetscape requirements including a minimum 6-foot clear sidewalk, 6- foot furniture zone, and 2-foot shy zone adjacent to the building. This information locates the building and determines the size of the streetscape. Columbia Pike is proposed to maintain the existing road cross section with four travel lanes and a left turn lane on eastbound Columbia Pike at South Glebe Road. The proposed streetscape on Columbia Pike includes a 6-foot furniture zone, 6-foot clear sidewalk and a shy zone adjacent to the building face that is a minimum 3 feet. South Lincoln Street is proposed to remain as is with one travel lane in each direction. The proposed streetscape on South Lincoln Street includes a 6-foot furniture zone, 6-foot clear sidewalk and a shy zone adjacent to the building face that is also a minimum 3 feet. The building placement and minimum streetscape width are consistent with the FBC. Exhibit 6: FBC Town Center Regulating Plan Z-2585-15-1 & U-3426-15-1 Use Permit - 11 -
Uses: The subject proposal contains 173 residential units and approximately 8,900 square feet of retail/civic uses within a 6-story structure located above a 3-level parking garage which is consistent with the form prescribed for the Main Street BES. The proposed development will achieve EarthCraft Platinum certification and all 173 units will be designated as committed affordable including 9 units serving as permanent supportive housing and 17 Type-A accessible units. Exhibit 7: Typical residential floor layout Lincoln Street Height: The FBC Regulating Plan designates the subject property as eligible for up to 6 stories in height. Height, as defined in the FBC, is measured by stories for each façade along Required Building Lines (RBL) from the average elevation of the clear sidewalk directly in front of the building to the top of the wall plate. This measurement was calculated along S. Lincoln Street (eastern façade) and along Columbia Pike (southern façade), as they represent the facades regulated by the FBC. Along each of these façades, the average sidewalk elevation was also calculated to determine where the ground story of the subject proposal could be located and to establish its finished floor elevation. Ground story, as defined by the FBC, represents the first level of a building where at least 80 percent of the finished floor elevation must be within the finished floor elevation parameters established in the designated Building Envelope Standards (BES). Individual story heights are also prescribed by the FBC which relate to the ultimate building height. The proposal is consistent with the prescribed height regulations. Z-2585-15-1 & U-3426-15-1 Use Permit - 12 - Columbia Pike
The upper-story residential levels have a smaller footprint than the ground story, to meet the additional height regulations along the northern property line due to the adjacency with single family development. FBC regulations limit height of buildings to 32 feet or 3 stories if they are within 40 feet of a single family lot. This height restriction was not required along the C.W. Fields property to the west which includes two buildings zoned C-2 Service Commercial. Although one of the buildings currently includes a residential use which is permitted in this zoning district, the property has always functioned as an office use according to County records. Since the building in question has not gone through any use conversions nor does it include any Certificates of Occupancy obtained for a residential use, the Zoning Administrator considers the buildings as commercial in nature and therefore not subject to specific height restrictions in the FBC that apply to existing single family residential lots. Exhibit 8: East Elevation (S. Lincoln Street) SF HOMES 40 setback Exhibit 9: South Elevation (Columbia Pike) Common Lot Line Common Lot Line C.W. FIELDS PROPERTY Z-2585-15-1 & U-3426-15-1 Use Permit - 13 -
Design: As noted above, two Facades, along Columbia Pike and South Lincoln Street, are governed by the FBC regulations which have specific regulations for elements such as fenestration, architecture and façade composition in the FBC. Building walls facing private interior courts, common lot lines, alleys or pedestrian pathways are not considered Facades as defined by the FBC. The proposed treatments along the east and south Facades include an appropriate spacing and distribution of entry doors, comply with the maximum average of 60 feet for each discrete vertical façade, and satisfy the fenestration requirements for the amount of window and door transparency. Two main residential entrances are provided with this project: one on the west end of Columbia Pike (west building), and the second along S. Lincoln Street (east building). Mechanical equipment is located on the roof and includes electrical, HVAC and safety systems to accommodate the two (2)-building approach proposed by the applicant. The Discrete Vertical Façade Composition requirements are satisfied by distinguishing multiple cornice lines, alternating façade bay compositions, a differentiation between the primary building materials using different color brick and by various window patterns. The overall building structure utilizes heavier materials in the lower levels such as darker brick colors and fieldstone (reused from existing church) and lighter materials on the upper stories including lighter brick colors and fiber cement panels. Open Space: As indicated in the Building Envelope Standards, this Main Street site includes a private open space requirement that represents 15% of the buildable area and is located within a single contiguous area. The subject proposal complies with the FBC minimum requirements by providing at least 6,394 square feet of open space within a rear terrace along the north and west facades. In addition, and separate from the 15% requirement, an interior court yard provides additional private open space that will be accessible to all residents. Vehicular Parking: Parking for the new units is provided within a 3-level below grade parking garage, which contains 205 spaces. 173 spaces, reserved for new tenants, will be accommodated mostly on the lower levels (2 and 3), while another 23 (shared) spaces will be located on the upper G1 level. The required residential parking is based on a FBC minimum ratio of 1.125 spaces per dwelling unit where 1 space accounts for a contribution to reserved (tenant) spaces and a 0.125 spaces represents a contribution to visitor spaces. The remaining 9 spaces, also shared, satisfy the required minimum ratio of 1 space per 1,000 Gross Floor Area (GFA) for retail uses. If civic uses ultimately occupy a portion of the ground story, no additional parking will be necessary, pursuant to the proposed FBC amendment (the subject of a separate staff report). The proposed parking meets the minimum required and is supported by staff. Bicycle Parking: The FBC specifies a minimum of 1 residential Class 1 space per 3 residential units and 1 visitor parking space per 50 units. For retail uses, the FBC-specifies a minimum 1 Class 1 employee space per 25,000 square feet and 1 visitor space for every 5,000 square feet, or portion thereof, of the first 50,000 square feet of retail GFA. This results in the requirement of 59 Class 1 spaces and 6 visitor spaces. The applicant is proposing 59 Class 1 spaces and 6 visitor spaces. The number of the bicycle spaces provided are equal to the minimum required and supported by staff. If civic uses ultimately occupy the ground story, additional bicycle parking may be necessary, pursuant to the proposed FBC amendment related to ground story allowable uses (the subject of a separate staff report). Z-2585-15-1 & U-3426-15-1 Use Permit - 14 -
Signage: The subject proposal includes several residential and directional parking signs along the perimeter of the new structure. Each of the two main entrance lobbies include an address sign near the entry door to distinguish between the different addresses for this project. The building sign is a blade sign along South Lincoln Street. Additional wall signs will serve the retail/civic uses located within the ground floor storefronts. Way-finding and directional parking signs are considered incidental and comply with the ACZO sign ordinance regulations. The visitor parking signs comply with the FBC regulations for such parking identification. Street Lighting: The Department of Environmental Services (DES) has established a set of street lighting guidelines that are in compliance with national and state standards. The Form Based Code is consistent with these standards and requires the submission of a photometric analysis to determine the spacing of streetlight poles throughout the subject site. DES has confirmed that the subject proposal includes a uniform distribution of lighting along the roadway and supports the proposed lighting plan. Additional Analysis: The following presents additional analysis in areas of transportation, utilities, emergency access, and historic preservation. Transportation: Master Transportation Plan (MTP): The subject proposal is located at the northwest corner of Columbia Pike and South Lincoln Street. The Master Transportation Plan classifies Columbia Pike as a Type A-Primarily Retail Oriented Mixed-Use arterial and calls for 2-4 travel lanes, plus turning lanes as appropriate, prioritizes on-street parking, and a 10-16 feet wide sidewalk with 6 foot furniture zone or tree pits. The MTP classifies South Lincoln Street as a non-arterial neighborhood street and calls for 1 ½-2 travel lanes (yield street), prioritizes on-street parking and a 4-6 foot wide sidewalk and 2-4 foot wide green strip. The proposal is consistent with the adopted street typologies specified in the Master Transportation Plan. Trip Generation: The FBC requires a Traffic Impact Analysis (TIA) if the development project consists of 150 or more dwelling units or 100,000 square feet or more of nonresidential uses including hotel. A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Wells and Associates, Inc., and finalized July 17, 2015. The analysis assessed the impact of the development on the adjacent street network. The analysis concluded that the proposed building would generate 82 AM peak hour vehicle trips and 193 PM peak hour trips. Compared to the existing use, the proposed developer will add 29 new AM peak hour vehicle trips, 121 new PM peak hour vehicle trips. The TIA studied seven intersections surrounding the subject property: 1. Columbia Pike and South Monroe Street, 2. Columbia Pike and South Lincoln Street, 3. Columbia Pike and South Glebe Road, 4. 9th Street South and South Monroe Street, 5. 9th Street South and South Lincoln Street, 6. 9th Street South and South Glebe Road, Z-2585-15-1 & U-3426-15-1 Use Permit - 15 -
7. Columbia Pike and the existing driveway (existing conditions only), 8. South Lincoln Street and the proposed driveway (proposed conditions only). The Levels of Service (LOS) of all the intersections are currently operating and would continue operating with the proposed development at a Level of Service (LOS) D or better during the peak hours except as described below: 9th Street South and Glebe Road the existing eastbound approach in the AM peak hours and the existing eastbound and westbound approach in the PM peak hours are at a LOS F. In the future conditions with or without development, the eastbound and westbound approaches in the AM and PM peak hours will remain at a LOS F. Columbia Pike and South Lincoln Street the southbound approach in the PM peak hours with or without development is at a LOS E. Columbia Pike and South Glebe Road the overall intersection in the AM peak hours is at a LOS F. In the future conditions with or without development, the overall intersection in the AM peak hours remains an F and the PM peak hours will be at a LOS E. As noted above, the intersection approaches with a LOS less than D will occur with or without development, therefore the subject proposal is acceptable without any changes to the intersections and supported by staff. Public Transit: Although a new transit alternative has not been determined to replace the streetcar, this proposal advances the Columbia Pike revitalization vision and does not diminish or negatively impact the transportation system in the corridor. Staff expects that redevelopment projects can be accommodated with the current street network and transit service with minimal impacts. The site is 1.6 miles south of the Virginia Square Metrorail Station, 1.8 miles west of the Pentagon City Metrorail Station, and is served primarily by ART Bus 41 and 45. Metro Buses 16A, B, D, E, G, H, K, J, P, X, and Y service Columbia Pike in this area while and Metro Buses 23A, B and T service Glebe Road in this area. The applicant will maintain the existing bus stop adjacent to the site located on Columbia Pike. In addition, the applicant has also agreed to several TDM strategies including: Providing an option of a one-time $65 SmartTrip card or one year bikeshare or carshare membership to each new residential lessee or employee through the initial occupancy; Agreeing to reimburse Arlington County for the cost of transportation and parking performance monitoring studies at two and five years following construction; Develop a Bicycle Facilities Management Plan for the proposed development; Additional standard conditions such as maintaining an ongoing relationship with Arlington Transportation Partners (ART), providing information displays in lobbies, maintaining adjacent bus stops, encouraging the use of carsharing programs and other promotions. Z-2585-15-1 & U-3426-15-1 Use Permit - 16 -
Emergency Access: Emergency access to the site will be provided through the use of existing S. Lincoln Street and Columbia Pike. In order to correspond with the east/west building approach proposed by the applicant, the overall structure will be identified by two separate addresses, both of which will include a corresponding entrance lobby, fire control box and access by the fire department. The subject proposal has been reviewed by the Fire Marshall during the preliminary review process who has found the plans to be acceptable. Utilities: Adequate water and sanitary sewer capacity is available to serve the proposed development. The proposed utility layout calls for the removal of all the aerial utility poles along the project frontage within the right of way and the western property line. With the removal of the utility poles, a new connection must be established to maintain service to an off-site third party. The applicant has proposed three options to maintain service to the third party, listed below in order of preference. The first option requires the installation of a transformer on the third party property with underground service to the existing buildings. The second option requires the installation of a utility pole on the third party property with overhead wires to service the existing buildings. If permission is not granted from the third party for either of the first two options described above, a utility pole shall be installed within the right of way and overhead wires will be required to service the existing buildings. To service the subject proposal, above grade transformers are proposed at the end of the private alley which provides access to the parking garage entrance and shall be screened and not visible from the public right-of-way. There are two existing transformers at the western edge of the property along Columbia Pike that serve the neighboring properties that are proposed to remain. The proposed utility layout is acceptable and supported by staff. Historic Preservation: The 2005 Update to the Columbia Pike Initiative A Revitalization Plan identified the Arlington Presbyterian Church building as noteworthy, a lesser historic designation than full building or façade preservation, noting its contribution to the character and integrity of Columbia Pike. As a result, this building was not designated for historic preservation in the Commercial Form Based Code and the site in which it is located could fully redevelop pursuant to the FBC requirements. Recently, the Historical Affairs and Landmark Review Board (HALRB) was asked to consider a local historic district designation for the APC site. However, during the January 2014 HALRB public hearing, APC leadership expressed its desire to not pursue historic designation in order to advance its redevelopment vision. The HALRB concluded that although the criteria for local historic designation had been met, it chose not to recommend designation of the property to the County Board. The County Board took no action on the matter. However, this proposal incorporates the following measures to reflect the historic and past character of the church building, which were reviewed by HALRB in September 2015: Using reclaimed stone from the church building as a feature element on the building façade at the prominent Columbia Pike/Lincoln Street intersection; Coordinating with the Center for Local History at Arlington Central Library to collect oral histories from interested parishioners; Donating of reproductions of historical documents found in the cornerstone to the Center for Local History at Arlington Central Library (such as photographs, drawings, histories, etc.) to become part of the historic building files of the County s Historic Preservation Program office; Z-2585-15-1 & U-3426-15-1 Use Permit - 17 -
Documenting of the church via existing drawings in the church s archives and select professional quality exterior and interior photos taken in 2013-2014 by EHT Traceries, historic preservation consultants; Exploring opportunities to salvage and donate other architectural elements not planned for retention by the church membership; and Memorializing the existing church s history and physical buildings through on-site interpretation, signage, or other creative means. The applicant, working with the Arlington Presbyterian Church, has also decided to honor its past by selecting Gilliam Place as the name of the development project, which is named to honor Ronda Gilliam (1906-1970), a church elder who was a steward and visionary in the community. Community Review Process: During the course of the preliminary review of this proposal, the applicant has continually refined the site and building layout and architectural treatments of the project to better comply with the FBC regulations. Pursuant to the FBC Administrative Regulations 4.1.2, once the applicant s preliminary plans were substantially complete and compliant with the FBC, the subject proposal proceeded to the Community Review phase. Columbia Pike Form Based Code Advisory Working Group (AWG): The applicant and staff met with the Columbia Pike Form Based Code Advisory Working Group (AWG) on October 14, 2015 to review the plans with the FBC Checklist. At this meeting, AWG members asked questions about the project and the FBC regulations including how parking would be accommodated within the garage and on-street, details of the two-building approach associated with the affordable housing tax credits, building height and façade treatment along S. Lincoln Street and Columbia Pike. While the subject proposal includes several accessible entrances to residential lobbies and retail/civic uses, a suggestion was made to convert additional entrances along S. Lincoln Street to provide similar direct, barrier-free routes into the building. Since the AWG meeting, the applicant has incorporated these changes into the S. Lincoln Street building entrances. AWG members indicated general support for the proposed development. Community Meetings: The applicant, working with representatives of the Arlington Presbyterian Church, convened an initial community meeting on June 16, 2015 to present the redevelopment concept to the Alcova Heights and Douglas Park neighborhoods. The proposed redevelopment plans were in the early stages of preliminary review during this time and the community raised general questions about the northern treatment of the building as it relates to the adjacent single family lots. Questions were also raised about the future of the church and existing Funshine preschool. Subsequently, on October 29, 2015, the applicant presented revised plans at a community meeting pursuant to FBC Administrative Regulations 4.1.2 which was attended by representatives from Alcova Heights, Douglas Park and surrounding neighborhoods. Staff presented a general overview of the FBC review process while the applicant presented key aspects of their proposed development. Some members of the community inquired about the Z-2585-15-1 & U-3426-15-1 Use Permit - 18 -
parcel located north of the proposed development, which is not part of the FBC project, but which is proposed by the applicant to be subdivided into two lots in the future. Specifically, staff was asked whether the remaining parcel could be acquired by the County for a County park. Staff indicated that the Department of Parks and Recreation analyzed the site and determined that acquisition of this single family lot to create a new park location was not feasible. The County is guided by the Public Spaces Master Plan (PSMP), an element of the County s Comprehensive Plan, when considering park land acquisition. The focus of the PSMP is to acquire key sites that complete existing parks or that implement parks identified in other County Board-adopted plans, including the Columbia Pike Commercial Centers and Neighborhood Form Based Codes. Neither the PSMP nor the Form Based Codes identify the site as a future park. In addition, funding for the Parks Land Acquisition Program is limited and targeted to those sites which already have been identified. The applicant was also asked if there was an opportunity to introduce a daycare provider on those same parcels. The applicant indicated the adjacent parcels would likely be sold to a singlefamily developer in order to support the affordable housing on the subject FBC proposal. While the applicant does not have plans to lease space to a daycare provider in this location, APAH has been working with Funshine Preschool, the current tenant in APC s auxiliary space, to find a suitable nearby space for their relocation. In July of this year, these efforts resulted in Funshine confirming a partnership with the Macedonia Baptist Church to rent a church-owned building formerly occupied by a YMCA at 3412 22 nd Street South. Funshine submitted a use permit application to allow for daycare use at this site, which was approved by the County Board at its November 15, 2015 meeting. Funshine expects to complete renovation work and move into its new location by Spring 2016. Planning Commission: The Planning Commission considered this item at its meeting on November 30, 2015 and voted 9-0-1 in support of a motion to recommend approval of the use permit and associated rezoning with one Commissioner abstaining from the vote. There were two additional and independent motions that were passed by the Planning Commission which recommended the County Board direct staff to conduct a review of reduced parking ratios for affordable housing projects and architectural standards in the Commercial Form Based Code. The Planning Commission discussed the future status of the other parcels on this block and their redevelopment potential. In response to questions, the applicant indicated that several attempts were made to negotiate with the owner of the C.W. Fields property west of the site, however those discussions proved unsuccessful in achieving site consolidation and a larger redevelopment project. Regarding the two adjacent parcels along South Lincoln Street, the applicant confirmed they will ultimately be sold to further subsidize the subject proposal, noting the parcels would meet the Zoning Ordinance minimum lot size requirements for R-5 lots. Staff included a copy of the final FBC Checklist with the Planning Commission staff report to assist in determining compliance with the FBC. There was general discussion about architecture produced by FBC projects along Columbia Pike as well as the inability for the County Board to approve lower parking ratios for affordable housing projects in the Commercial FBC. Planning Commissioners also discussed various residential amenities of the proposed building and the impacts of lighting from the rear terrace onto the adjacent single family lots. Z-2585-15-1 & U-3426-15-1 Use Permit - 19 -
In light of the discussion, staff recommends changes to conditions 18.A.m. to address lighting on the rear terrace level in relationship to the adjacent single family lots. Housing Commission: The Housing Commission reviewed the AHIF and TOAH requests at its December 3, 2015 meeting. The Commission voted 6-0-1 in support of the staff recommendation to allocate the AHIF and TOAH funds. CONCLUSION: During the course of the preliminary review of this proposal, the applicant has continually refined the site and building layout and architectural treatments of the project to better comply with FBC. Staff concludes that the proposal is in compliance with the Columbia Pike Form Based Code regulations. The subject proposal and its requested rezoning are in conformance with the purposes and intent of the Columbia Pike Initiative A Revitalization Plan (2005 Update). Therefore, staff recommends that the County Board adopt the resolution to approve the rezoning request and approve the use permit, subject to the conditions set forth below. Z-2585-15-1 & U-3426-15-1 Use Permit - 20 -
PREVIOUS COUNTY BOARD ACTIONS March 7, 1964 June 13, 1964 September 10, 1964 April 15, 1967 June 4, 1967 June 3, 1978 Approved a use permit (U-1603-64-1) for a day care center for 30 mentally retarded children. Continued use permit (U-1603-64-1) for a day care center for 30 mentally retarded children. Accepted withdrawal of a use permit (U-1727-66-2) for the operation of a private Montessori school for 125 children. Approved a use permit (U-1749-67-3) for a private school for 25 mentally retarded young adults of the Northern Virginia Association of Retarded Children. Renewed use permit (U-1749-67-3) for a private school. Renewed use permit (U-1749-67-3) with no further review. 1984-85 Use permit (U-1749-67-3) moved to the Woodmont Center; no longer operates at the Columbia Pike site. September 10, 1988 September 12, 1989 January 9, 1990 January 5, 1991 January 3, 1994 March 13, 1999 Approved a use permit (U-2594-88-4) to operate a preschool for up to 54 children ages 3 months to 6 years of age. Continued use permit (U-2593-88-4) to operate a preschool with a review in two (2) years. Approved use permit amendment (U-2593-88-4) to increase enrollment from 54 to 82 children and with a review in one (1) year. Continued use permit (U-2593-88-4) for a preschool with a review in three (3) years. Continue use permit (U-2593-88-4) for a preschool/child care with a review in five (5) years. Continued use permit (U-2593-88-4) for preschool with no further review Z-2585-15-1 & U-3426-15-1 Use Permit - 21 -
REZONING RESOLUTION WHEREAS, the County Board of Arlington County ("County Board") finds that Arlington Partnership for Affordable Housing, Inc has requested a rezoning of a portion of the property located at ("property") (RPC# 23-040-009) from R-5 One Family, Restricted Two-Family Dwelling Districts to CP-FBC Columbia Pike Form Based Code Districts; and WHEREAS, the County Manager has recommended approval of the rezonings to CP- FBC Columbia Pike Form Based Code Districts; and WHEREAS, the Planning Commission of Arlington County held a duly advertised public hearing on the proposed rezoning on November 30, 2015 and recommended approval; and WHEREAS, the County Board of Arlington County held a duly advertised public hearing on the proposed rezoning on December 12, 2015. WHEREAS, the County Board finds that the rezoning to CP-FBC Columbia Pike Form Based Code Districts will be consistent with the General Land Use Plan Designations for the Property; and WHEREAS, the County Board finds that the rezoning to CP-FBC Columbia Pike Form Based Code Districts will achieve goals and objectives set forth in the Columbia Pike Initiative Land Use and Zoning guidelines; and WHEREAS, the County Board finds that the rezoning to CP-FBC Columbia Pike Form Based Code Districts is required by public necessity, convenience, general welfare, and good zoning practice; and NOW, THEREFORE, be it resolved, that a portion of the Property located at 3507 Columbia Pike (RPC# 23-040-009), is hereby rezoned FROM R-5 One Family, Restricted Two-Family Dwelling Districts TO CP-FBC Columbia Pike Form Based Code Districts, as shown on the attached map (Z-2585-15-1), such as zoning line is further detailed in the proposed rezoning plat dated November 20, 2015, prepared by VIKA Virginia, LLC, and titled C-6: Rezoning Plat. Z-2585-15-1 & U-3426-15-1 Use Permit - 22 -
Z-2585-15-1 & U-3426-15-1 Use Permit - 23 -
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Z-2585-15-1 & U-3426-15-1 Use Permit - 25 - U-3426-15-1 Form Based Code Use Permit Conditions Ordinance: (Language from the County Board minutes describing the approved project.) Note: Where a particular County office is specified in these conditions, the specified office includes any functional successor to that office. Where the County Manager is specified in these conditions, County Manager includes the County Manager or his/her designee. As used in these conditions, the term Developer shall mean the owner, the applicant, and all successors and assigns. Where applicable, FBC refers to the commercial center Form Based Code and N-FBC refers to the Neighborhoods Form Based Code. The general sequence of permits is as follows: Demolition Permit; Land Disturbance Permit; Excavation, Sheeting and Shoring Permit; Footing to Grade Permit; and Final Building Permit. In the event that the Developer does not obtain all permits separately, the Developer agrees that the requirements for all permits as set forth in the conditions below will be included in the permit that is applied for up to and including those requirements set forth to be met before the permit that is being applied for has been issued. In the event that the Developer only applies for and receives a Final Building Permit, the requirements for the Demolition Permit; Land Disturbance Permit; Excavation, Sheeting and Shoring Permit; and Footing to Grade Permit must also be met prior to issuance of the Final Building Permit. Citations to individual permits in condition headings merely reference the first permit to be issued in connection with the respective condition, and do not signify that all condition requirements are to be satisfied prior to issuance of the stated permit. 1. Overall Compliance Requirements The Developer agrees that nothing in these conditions relieves the Developer from complying with all Federal, State and/or local laws and regulations. The Developer agrees that these conditions are valid for the life of the Use Permit. The Developer agrees to paste to all site development and building permit application drawings (not including interior alteration building permits i.e. electrical and plumbing), the approved minutes of the County Board meeting at which the Use Permit or any amendment to the Use Permit was approved. The Developer also agrees that no changes to the approved post-4.1.2 plans shall be made in the field. Unless otherwise stated in the conditions below, all required submissions shall be filed with the Zoning Office. 2. Use Permit Compliance and Expiration A. Compliance (Life of the Use Permit) The Developer agrees to comply with the standard conditions set forth below and as referenced in Administrative Regulation 4.1.2, and the revised plans dated November 20, 2015 and reviewed and approved by the County Board as part of the Use Permit approval (as used in these conditions, the term Use Permit shall refer to the approved special exception UP # U-3426-15-1