ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of January 23, 2016 DATE: January 20, 2016 SUBJECTS: A. SP #211 SITE PLAN AMENDMENT to permit a vehicle rental use and associated modification of the approved parking ratio (associated with Comfort Inn Ballston), located at 1211 N. Glebe Road (RPC# 14-011-016). B. SP211-U-15-1 USE PERMIT ASSOCIATED WITH A SITE PLAN to permit a vehicle rental use, located at 1211 N. Glebe Road (RPC# 14-011-016). Applicant: Fairfax Drive Investments LLC 9027 Grant Avenue Manassas, VA 20110 By: Matthew G. Roberts, Esq. 2300 Wilson Boulevard, 7th Floor Arlington, VA 22201 C.M. RECOMMENDATIONS: A. Adopt the attached ordinance to approve a site plan amendment to permit a vehicle rental use and associated modification of the approved parking ratio, subject to all previously approved conditions, and with a County Board review in five (5) years (January 2021). B. Approve the use permit request to permit a vehicle rental use, with a County Board review in five (5) years (January 2021). County Manager: ##### County Attorney: ***** Staff: Michael Cullen, DCPHD, Planning Division 1.
ISSUES: This is a request to permit a vehicle rental use and associated modification of the approved parking ratio at Enterprise Square located at the intersection of Washington Boulevard and North Glebe Road. No issues have been identified. SUMMARY: The applicant proposes to convert approximately 538 square feet of the hotel/retail building for ( Enterprise ) office with up to 30 parking spaces reserved for vehicle rental use that may include car sharing. The purpose for this request is the applicant s desire to relocate, on a temporary basis, an existing Enterprise facility located at 700 N. Glebe Rd. that is currently subject to a pending site plan application (SP #440, Mazda site) for redevelopment. A vehicle rental service in the C-O-1.5 zoning district requires both site plan, as a minor site plan amendment, and use permit approval. The request would reduce the existing 125 hotel parking spaces provided for Comfort Inn Ballston to 95 spaces. The site is currently over-parked at 1.15 spaces per hotel room and the parking reduction includes spaces spread over ground floor (7 spaces) and lower level (23 spaces) parking areas, resulting in a parking ratio of 0.75 spaces per hotel room. This reduction would be consistent with hotel parking ratios approved with recent site plans, and the allocation of hotel parking is appropriate for car rental as an accessory use. The site is also located a walkable distance of approximately 0.5 miles from the Ballston Metro Station. The requested site plan amendment and use permit to allow a vehicle rental use and associated modification of the approved parking ratio is not anticipated to cause any undue adverse impacts. Staff supports the applicant s proposal because vehicle rental service use is consistent with the Service Commercial designation on the General Land Use Plan (GLUP) as a commercial use, and does not conflict with the adjacent Retail Plan and the Ballston Sector Plan. Staff is recommending a review of the amendment and use permit by the County Board in five (5) years in order to provide an opportunity to verify the temporary nature of the request, and to evaluate transportation demand management needs should the applicant wish to continue the requested use after completion of development approved under SP #440 and located at 700 N. Glebe Road. Therefore, staff recommends that: A) the County Board adopt the attached ordinance to permit a vehicle rental use and associated modification of the approved parking ratio subject to all previously approved conditions, and with a County Board review in five (5) years (January 2021).; and B) the County Board approve the use permit to permit a vehicle rental use with a County Board review in five (5) years (January 2021). BACKGROUND: Site Plan #211 was approved by the County Board in November 1983. The Enterprise Square project included a three-story mixed-use building containing 150 hotel rooms, two (2) approximately 2,000 square foot commercial/retail spaces, one (1) 4,600 square foot restaurant space, and 20 townhouse units. The project was approved for 169 parking spaces in an underground parking garage and a surface lot in an interior courtyard of the building. Vehicle rental was previously approved by the Zoning Administrator at this location as an ancillary use to the hotel, and a certificate of occupancy was issued on August 15, 2003 for Enterprise to locate an office on-site and use a portion of the parking lot (15 spaces) for vehicle storage. The following provides additional information about the site and location: Site: The 55,677 square foot site is bound on the west by North Glebe Road, on the south by Washington Boulevard, to the north by the I-66 on-ramp, and to the east by townhomes and single-family dwellings. The site, known as the Enterprise Square project, consists of one (1) SP #211; SP211-U-15-1 - 2 -
mixed-use building which contains a Comfort Inn, ground floor retail, both an underground structured parking garage and a surface lot, and a row of 20 townhouse units fronting on N. Vernon St. Zoning: The site is zoned C-O-1.0 Commercial Office Building, Hotel and Apartment District. Land Use: The site is designated on the General Land Use Plan (GLUP) as Service Commercial. Personal and Business Services, generally one to four stories. The site is located just outside of the Ballston Sector Plan study area. Neighborhood: The site is located within the Ballston-Virginia Square Civic Association. Staff contacted the Civic Association, who has not responded with comments or issues as of the date of this report. Figure 1: Location DISCUSSION: The applicant proposes to convert approximately 538 square feet of the hotel area of the building for ( Enterprise ) office and up to 30 parking spaces reserved for vehicle rental use that may include car sharing. The purpose for this request is the applicant s desire to relocate an existing Enterprise facility located at 700 N. Glebe Road that is SP #211; SP211-U-15-1 - 3 -
currently the subject of a pending site plan application (SP #440) for redevelopment. The applicant s intent is that this would be a temporary location for Enterprise, who would relocate back to the original location once development of SP #440 is complete. A vehicle rental service in the C-O-1.5 zoning district require both site plan, as a minor site plan amendment, and use permit approval. The proposed office location and parking modification are shown on the Parking Garage Plan dated December 21, 2015 and attached to this report. Figure 2: Ground Floor Plan The current parking ratio for the site is 1.15 spaces per hotel room, which is greater than the required parking under the zoning ordinance (1.0 space per room). The requested parking reduction would include spaces spread over ground floor (7 spaces) and lower level (23 spaces) parking areas. The request would reduce the existing 125 hotel parking spaces to 95 spaces (shown in Figure 3, below), and would result in a parking ratio of 0.75 spaces per hotel room. This requested reduction is consistent with hotel parking ratios approved with recent site plans, such as 0.75 spaces per room approved with PenPlace (SP #105) in Pentagon City. The site is located a walkable distance of approximately 0.5 miles from the Ballston Metro Station, and the hotel provides a metro shuttle service to hotel patrons. Enterprise rental car and car sharing services would provide an alternative transportation option for hotel patrons to an extent that it could be considered an accessory use to the hotel, and allocation of hotel parking is appropriate for this use. Furthermore, vehicle rental service would provide a transportation option for adjacent residents and office tenants in the Ballston area. As such, staff believes this is an appropriate use for the site. Staff is recommending a review of the site plan amendment and use permit by the County Board in five (5) years, in order to evaluate transportation demand management needs and the requested reduction for the hotel parking should the applicant wish to continue this use after completion pending SP #440 and located at 700 N. Glebe Road. Figure 3: Proposed Parking Tabulation SP #211; SP211-U-15-1 - 4 -
Use Required Parking Current Parking Proposed Parking Chiropractor 8 8 8 2 N/A 30 Massage 14 14 14 Restaurant 18 18 18 Hotel 126 125 95 Total 168 165 165 CONCLUSION: The requested site plan amendment and use permit to permit a vehicle rental use and associated modification of the approved parking ratio is not anticipated to cause any undue adverse impacts. Staff supports the applicant s proposal because vehicle rental service use is consistent with the Service-Commercial GLUP designation as a commercial use, and does not conflict with the adjacent Retail Plan and the Ballston Sector Plan areas. Therefore, staff recommends: A) the County Board adopt the attached ordinance to permit a vehicle rental use and associated modification of the approved parking ratio subject to all previously approved conditions, and with a County Board review in five (5) years (January 2021); and B) the County Board approve the use permit to permit a vehicle rental use with a County Board review in five (5) years (January 2021). SP #211; SP211-U-15-1 - 5 -
SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated November 13, 2015, for Site Plan #211 to permit a vehicle rental use and associated modification of the approved parking ratio, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in the Staff Report provided to the County Board for its January 23, 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 all previous conditions as set forth below; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment Renewal on January 23, 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 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 November 13, 2015 for Site Plan #211, and as such application has been modified, revised, or amended as set forth in the Zoning Administration records for a Site Plan Amendment to permit a vehicle rental use and associated modification of the approved parking ratio as shown on the Parking Garage Plan dated December 21, 2015, on the parcel of real property known as 1211 North Glebe Road (RPC# 14-011-016) approval is granted and the parcel so described shall be used according to the site plan application, subject to all previously approved Site Plan conditions and all applicable provisions of the Arlington County Code and Zoning Ordinance, and with a County Board review in five (5) years (January 2021) to review transportation demand management needs and the modification of the approved parking ratio. SP #211; SP211-U-15-1 - 6 -
PREVIOUS COUNTY BOARD ACTIONS: November, 1983 February 1992 June 16, 2009 October 17, 2015 Approved site plan #211 for construction of a development containing 20 townhouse units, 149 motel units, and approximately 8,600 square feet of commercial space. Approved a site plan amendment to convert approximately 1,160 square feet of retail to real estate office. Approved a site plan amendment to convert approximately 1,700 square feet of retail space to a medical office/trade school use, subject to approved conditions and new Conditions #33 through #35. Approved a site plan amendment to allow for a medical/chiropractor office use in addition to retail use within approximately 1,160 square feet of retail space, subject to previously approved Conditions #1 through #33 and new Condition #36. SP #211; SP211-U-15-1 - 7 -
R-6 4617 13TH ST N INTERSTATE 66 S-3A INTERSTATE 66 RAMP 1238 1236 1234 1232 1230 1245 1241 1235 1229 1228 1226 1224 1222 N VERNON ST 1223 R-5 N GLEBE RD 1220 1218 1217 1216 C-O-1.5 1211 1214 1212 1210 1208 1206 1213 1209 4601 C-2 1204 1202 1200 C-O-1.0 1201 4507 WASHINGTON BLVD 1193 C-O-2.5 C-2 4530 1170 1172 1174 1176 1178 R15-30T 1191 1189 1187 4510 SP # 211 1211 N. Glebe Rd. RPC # 14-011-016 11661164 1160 1158 1162 Scale: ICase Location(s) 1:1,200 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 County Use Only Date Placard Posted By Removed
GENERAL NOTE: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REVIEW ALL OF THE DRAWINGS AND SPECIFICATIONS ASSOCIATED WITH THIS PROJECT WORK SCOPE PRIOR TO THE INITIATION OF CONSTRUCTION. SHOULD THE CONTRACTOR FIND A CONFLICT WITH THE DOCUMENTS RELATIVE TO THE SPECIFICATIONS OR APPLICABLE CODES, IT IS THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE PROJECT ENGINEER OF RECORD IN WRITING PRIOR TO THE START OF CONSTRUCTION. FAILURE BY THE CONTRACTOR TO NOTIFY THE PROJECT ENGINEER SHALL CONSTITUTE ACCEPTANCE OF FULL RESPONSIBILITY BY THE CONTRACTOR TO COMPLETE THE SCOPE OF THE WORK AS DEFINED BY THE DRAWINGS AND IN FULL CONFORMANCE WITH LOCAL REGULATIONS AND CODES. EX. CHIROPRACTOR (1,160 SF) EX. MASSAGE STUDIO (3,500 SF) EX. RESTAURANT (3,402 SF / 103 SEATS) OAD APPROX. PROP. ENTERPRISE OFFICE (538 SF) BE R GLE EX. HOTEL LOBBY (126 ROOMS) Saul Holdings Limited Partnership 7501 Wisconsin Avenue Bethesda, MD 20814 DEVELOPER C/O GOOGLE MAPS SCALE: 1" = 1,000' LOCATION MAP USE PERMIT AND MINOR SITE PLAN AMENDMENT FOR COMFORT INN BALLSTON ARLINGTON, VA 22201 25 12.5 6.25 0 25 TM DATE COMMENT REVISIONS SITE CIVIL AND CONSULTING ENGINEERING TRANSPORTATION SERVICES BY FOR (202) 524-5700 (202) 524-5701 1 OF 1 SHEET NUMBER: GARAGE PARKING PLAN SHEET TITLE: Lic. No. 34168 MICHAEL J. O'HARA JR. Phone: Fax: WASHINGTON, DC 20004 1301 PENNSYLVANIA AVE., NW, STE. 825 1211 N. GLEBE ROAD ARLINGTON COUNTY VIRGINIA, 22201 LOCATION OF SITE COMFORT INN BALLSTON TM DC152127 LTS MO 11/05/15 1"=25' SD0 USE PERMIT AND MINOR SITE PLAN AMENDMENT PROJECT: PROJECT No.: DRAWN BY: CHECKED BY: DATE: SCALE: CAD I.D.: NOT APPROVED FOR CONSTRUCTION THE FOLLOWING STATES REQUIRE NOTIFICATION BY EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB THE EARTH'S SURFACE ANYWHERE IN THE STATE. IN VIRGINIA, MARYLAND, THE DISTRICT OF COLUMBIA, AND DELAWARE CALL - 811 (WV 1-800-245-4848) (PA 1-800-242-1776) (DC 1-800-257-7777) (VA 1-800-552-7001) (MD 1-800-257-7777) (DE 1-800-282-8555) REV LANDSCAPE ARCHITECTURE PROGRAM MANAGEMENT LAND SURVEYING PERMITTING SERVICES SUSTAINABLE DESIGN