ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 19, 2015 DATE: August 28, 2015 SUBJECT: Request to authorize advertisement of public hearings by the Planning Commission and the County Board to consider proposed amendments to the Arlington County Zoning Ordinance, to revise Maps 1 8 in the Clarendon Revitalization District ( 9.2) to reflect changes to block structure ( 9.2.5 9.2.12), and to revise Map 1 to reflect changes to height ( 9.2.5) for the properties proposed for redevelopment with Site Plan #438. C.M. RECOMMENDATION: Adopt the attached resolution to authorize advertisement of public hearings by the Planning Commission on October 5, 2015 and the County Board on October 17, 2015, to consider proposed amendments to the Arlington County Zoning Ordinance, to revise Maps 1 8 in the Clarendon Revitalization District ( 9.2) to reflect changes to block structure ( 9.2.5 9.2.12), and to revise Map 1 to reflect changes to height ( 9.2.5) for the properties proposed for redevelopment with Site Plan #438. ISSUES: This is a request to authorize advertisement of a Zoning Ordinance amendment to Maps 1 8 in the Clarendon Revitalization District ( 9.2) for the properties proposed for redevelopment with Site Plan #438. No issues have been identified related to the request to advertise the proposed amendments. SUMMARY: The proposed amendments to the Zoning Ordinance are related to a proposal to redevelop the Red Top Cab properties in Clarendon as proposed by Site Plan #438. This site plan proposes to replace the Red Top Cab properties with three new multi-family residential buildings, one of which contains ground floor retail. If staff were to support the site plan as proposed, amendments to the Zoning Ordinance, specifically to the maps in the Clarendon Revitalization District, are necessary. This amendment proposes to revise the Clarendon Revitalization District maps ( 9.2.5 9.2.12) to reflect the building heights (Map 1) and block structure (Maps 1 8) proposed with Site Plan #438. Adoption of the attached resolution to authorize advertisement of public hearings of this amendment to the Zoning Ordinance will County Manager: ##### County Attorney: ***** Staff: Aaron Shriber, DCPHD, Planning Division Deborah Albert, DCPHD, Planning Division 37. A.
allow the subject Zoning Ordinance amendment to be heard by the Planning Commission and County Board concurrently with Site Plan #438. Staff recommends that the County Board adopt the attached resolution to authorize advertisement of public hearings by the Planning Commission on October 5, 2015 and the County Board on October 17, 2015, to consider proposed amendments to the Arlington County Zoning Ordinance, 9.2, to reflect changes to the eight Clarendon Revitalization District maps related to maximum building heights (Map 1) and block structure (Maps 1 8) of the properties proposed for redevelopment with Site Plan #438. BACKGROUND: The Clarendon Sector Plan was adopted by the County Board in December 2006 and provides guidance for the redevelopment of Clarendon through a series of form-based recommendations. Subsequent to the adoption of the Clarendon Sector Plan, the County Board in April 2008 amended the C-3 Zoning District s Special Exception regulations ( 9.2), which codified many of the form-based redevelopment guidelines of the Clarendon Sector Plan. Special Exception site plan applications must comply with these form-based parameters unless modified, where allowed, by the County Board. Site Plan #438 proposes to redevelop two distinct consolidations of parcels with three multi-family residential buildings, one of which contains ground floor retail. In association with this site plan application, the applicant seeks modifications to certain design elements of the Clarendon Revitalization District (Zoning Ordinance 9.2.2.D). Additionally, the height of one of the proposed buildings does not comply with the maximum height limit map in the Zoning Ordinance ( 9.2.5). Maximum building height is an element of the Clarendon Revitalization District that is not modifiable by the County Board, therefore any proposed change to the maximum height limit map may be addressed only through an amendment to the Zoning Ordinance. In order to consider the proposed site plan application, staff proposes to advertise amendments to the Zoning Ordinance to amend the maximum height limit map. In addition to the proposal to advertise amendments to address building heights specific to this site plan proposal, staff also proposes to advertise amendments to the remaining seven Clarendon Revitalization District maps in the Zoning Ordinance ( 9.2.6 9.2.12) to revise the block structure of the site plan area to be consistent with that proposed with Site Plan #438 so that all eight maps reflect a consistent block structure. DISCUSSION: The proposed amendments to the Zoning Ordinance are specific to the properties subject to Site Plan #438. The amendment proposes to revise each of the maps in the Clarendon Revitalization District (Maps 1 8, 9.2.5 9.2.12) to reflect the revised block structure proposed with the site plan and to revise the Maximum Height Limit map (Map 1, 9.2.5), to reflect the building heights proposed with the site plan. Building height and block structure are aspects of the Clarendon Sector Plan (Sector Plan) that guide how redevelopment sites relate to existing neighborhoods and facilitate the movement of people and cars in an efficient and safe manner. Revisions to block structure proposed for all of the maps and to building heights in the maximum height limit map are discussed below, followed by illustrations and descriptions of the exact revisions to each map. Block structure. The Clarendon Revitalization District s block structure was designed to facilitate the efficient and safe movement of pedestrians, bikes, and vehicles through Clarendon, as well as to facilitate better urban design and streetscape experience. As such, small blocks were designed to result in smaller building footprints. In the case of one of the blocks subject to this site plan, concept maps in the Sector Plan showed a new building immediately abutting the Clarendon West Site Plan - 2 -
existing Beacon Apartment building as one way in which the subject block could redevelop under the block structure envisioned by the Sector Plan. The applicant for Site Plan #438, however, has proposed an alternative block structure that would avoid development of a new building that abuts the existing Beacon Apartments building. Staff has reviewed the proposed changes to block structure in the context of the Clarendon Sector Plan goals, and has discussed these changes with the Planning Commission and the community through several meetings. Staff recommends advertising the proposed amendments to the eight maps to reflect the new block structure, as these possible amendments could provide alternative redevelopment opportunities for the subject sites in a manner that does not conflict with the overall vision and goals of the Clarendon Sector Plan. Such development could be proposed in ways that would not be detrimental to circulation patterns through Clarendon or create negative adverse impacts from shifting the building height transition zone, which is discussed further below. Because the block structure provides the base map for each of the eight maps codified in the Clarendon Revitalization District zoning regulations, staff recommends that the revised block structure be shown on each of the maps for purposes of consistency, should the proposed amendment be adopted. The proposed amendments to the block structure, to be shown on each Clarendon Revitalization District map in the Zoning Ordinance, include revision to the block structure for the block located in the northeast quadrant of the intersection between Washington Boulevard and 13 th Street N., which includes the removal of N. Ivy Street and a shift of the location of 12 th Street N to the east. The existing and proposed block structure for the amended base map included in each map is shown below. Additionally, on the three maps that show conceptual building footprints (Building Preservation, Build-to Lines and Step-backs) the building footprints shown on the maps are proposed to be revised to reflect the building footprints proposed for the blocks subject to Site Plan #438. Map 1, Maximum height limit ( 9.2.5). The proposed change in block structure and resulting change in building footprint discussed above for the subject property, while simply impacting block structure on seven of the eight Clarendon Revitalization District maps codified in the Zoning Ordinance, necessitates an Clarendon West Site Plan - 3 -
additional change to the maximum height limit map, as it shifts the location of an area where a height transition is required. If the proposed Site Plan is to be considered, this Zoning Ordinance amendment would have to be adopted concurrently, as the maximum height limits map is the one map that cannot be modified by the County Board as part of the approval of a site plan. The maximum height limit map in the Sector Plan recommends maximum heights of 55 feet in many locations, with a taper up in height as you move further than 165 feet from the boundary of adjacent residential (R and RA) zoning districts. Like the future block structure recommended in the Sector Plan, the purpose of the reduced heights closest to the adjacent single-family and low density residential neighborhoods was to allow for increased heights in the core of Clarendon while providing a transition up in height from lower density residential areas. Building height for the building in the northeast quadrant of the intersection between Washington Boulevard and 13 th Street N. is proposed to be revised consistent with the building heights proposed with Site Plan #438. The existing overall maximum building heights would remain at 55 feet with the height transition zone from 55 feet to 110 feet on the subject block, as currently adopted. However, with the proposed amendment, the height transition would be based on a 165 foot buffer as measured from the individual property boundaries of the adjacent R- or RA-zoned lots rather than from the current extent of the zoning boundary of the adjacent R and RA districts, which is in the centerline of 13 th Street N. As proposed with this amendment, the Clarendon Sector Plan envisioned park in the northwest quadrant of the intersection between Washington Boulevard and 13 th Street N. would serve as a buffer between the heights greater than 55 feet on the subject property, and the nearby existing single-family residential neighborhood. Even with the proposed changes, there would continue to be 165 feet in distance between the edge of the nearest single-family residential house and the area allowed to be developed up to a maximum of 110 feet in height. Map 2, Use Mix ( 9.2.6). The proposed revisions to the Use Mix map include revisions to the block structure as discussed above. Retail frontages on Washington Boulevard continue to transition from retail to retail and/or personal/business service at 12 th Street N in its revised location. Clarendon West Site Plan - 4 -
Map 3, Receiving Sites ( 9.2.7). The proposed revisions to the Receiving Sites map include revisions to the block structure as discussed above. The area shown for additional density above the GLUP [as] approved by the County Board; Maximum Building Height may not be exceeded has been merged to reflect the removal of N. Ivy Street and the shift of the location of 12 th Street N. to the east, shifting the area eligible for additional density to the west side of the relocated 12 th Street N. Map 4, Building Preservation ( 9.2.8). The proposed revisions to the Building Preservation map include revisions to the block structure and building footprints as discussed above. Map 5, Streetscapes ( 9.2.9). The proposed revisions to the Streetscapes map include revisions to the block structure as discussed above. Site Plan #438 proposes, in lieu of the 12-foot sidewalk currently shown on the Map for portion of N. Ivy Street proposed to be removed, an 18-foot wide pedestrian passage that will connect 13 th Street N. to 12 th Street N. and will serve as a buffer between the proposed building and the existing Beacon Apartments building. However, staff does not propose to codify this pedestrian passage, as pedestrian passages are not addressed elsewhere within this map. Clarendon West Site Plan - 5 -
Map 6, Build-to Lines ( 9.2.10). The proposed revisions to the Build-to Lines map include revisions to the block structure and building footprints as discussed above. The build-to line on the proposed map has been extended across the area where N. Ivy Street is shown to be removed, and modified to reflect the shift in location of 12 th Street N. Map 7, Frontage Types ( 9.2.11). The proposed revisions to the Frontage Types map include revisions to the block structure as discussed above. Frontage types on Washington Boulevard continue to transition from Side Street A to Main Street at 12 th Street N. in its revised location. Clarendon West Site Plan - 6 -
Map 8, Step-backs ( 9.2.12). The proposed revisions to the Step-backs map include revisions to the block structure and building footprints as discussed above. Community process: Public review of Site Plan #438 and all of its associated elements, including the proposed amendment to the Zoning Ordinance, occurred through five Site Plan Review Committee (SPRC) meetings. Additionally, the proposed Zoning Ordinance amendment was reviewed at a joint meeting of the Long Range (LRPC) and Zoning Committees (ZOCO) of the Planning Commission, and a second time at a ZOCO meeting following the completion of the SPRC process. At the ZOCO meeting, members present indicated that it was reasonable to consider amending the block structure of the maps in the Zoning Ordinance for the subject property. ZOCO members at the meeting emphasized that such amendments should not be considered a precedent for similar changes to other properties within the Clarendon Revitalization District. The aforementioned meetings were held as follows: Joint meeting of the LRPC and ZOCO: April 27, 2015 SPRC #1: May 2, 2015 SPRC #2: May 18, 2015 SPRC #3: June 18, 2015 SPRC #4: July 13, 2015 Clarendon West Site Plan - 7 -
SPRC #5: July 27, 2015 ZOCO: July 28, 2015 CONCLUSION: Staff recommends that the County Board adopt the attached resolution to authorize advertisement of public hearings by the Planning Commission on October 5, 2015 and the County Board on October 17, 2015, to consider proposed amendments to the Arlington County Zoning Ordinance, to revise each of Maps 1 8 in the Clarendon Revitalization District ( 9.2), to reflect changes to maximum building heights in Map 1 ( 9.2.5) and to block structure in Maps 1 8 ( 9.2.5 9.2.12), for the properties proposed for redevelopment with Site Plan #438. Clarendon West Site Plan - 8 -
RESOLUTION TO AUTHORIZE ADVERTISEMENT OF PUBLIC HEARINGS BY THE PLANNING COMMISSION ON OCTOBER 5, 2015 AND THE COUNTY BOARD ON OCTOBER 17, 2015, TO CONSIDER PROPOSED AMENDMENTS TO THE ARLINGTON COUNTY ZONING ORDINANCE, TO REVISE MAPS 1 8 IN THE CLARENDON REVITALIZATION DISTRICT ( 9.2) TO REFLECT CHANGES TO BLOCK STRUCTURE ( 9.2.5 9.2.12), AND TO REVISE MAP 1 TO REFLECT CHANGES TO HEIGHT ( 9.2.5) FOR THE PROPERTIES PROPOSED FOR REDEVELOPMENT WITH SITE PLAN #438, AS SHOWN BELOW; IN ORDER TO REDUCE OR PREVENT CONGESTION IN THE STREETS; TO FACILITATE THE CREATION OF A CONVENIENT, ATTRACTIVE AND HARMONIOUS COMMUNITY; AND FOR OTHER REASONS REQUIRED BY THE PUBLIC NECESSITY, CONVENIENCE AND GENERAL WELFARE, AND GOOD ZONING PRACTICE. The County Board of Arlington County hereby resolves that the amendments set forth below shall be advertised for public hearings by the Planning Commission on October 5, 2015 and the County Board on October 17, 2015, to consider proposed amendments to the Arlington County Zoning Ordinance, to revise Maps 1 8 in the Clarendon Revitalization District ( 9.2) to reflect changes to block structure ( 9.2.5 9.2.12), and to revise Map 1 to reflect changes to height ( 9.2.5) for the properties proposed for redevelopment with Site Plan #438, as shown below, in order to reduce or prevent congestion in the streets; to facilitate the creation of a convenient, attractive and harmonious community; and for other reasons required by the public necessity, convenience and general welfare, and good zoning practice. *** The following are excerpts of the Clarendon Revitalization District Maps subject to this Zoning Ordinance amendment *** Clarendon West Site Plan - 9 -
9.2.5. Map 1, Maximum Height Limit Clarendon West Site Plan - 10 -
9.2.6. Map 2, Use Mix Clarendon West Site Plan - 11 -
9.2.7. Map 3, Receiving Sites Clarendon West Site Plan - 12 -
9.2.8. Map 4, Building Preservation Clarendon West Site Plan - 13 -
9.2.9. Map 5, Streetscapes Clarendon West Site Plan - 14 -
9.2.10. Map 6, Build-to Lines Clarendon West Site Plan - 15 -
9.2.11. Map 7, Frontage Types Clarendon West Site Plan - 16 -
9.2.12. Map 8, Step-backs Clarendon West Site Plan - 17 -