>ir >A\i^i Kinney III Korman 2300 Wilson Boulevard 7th Floor Arlington. VA 22201 Phone 703.525.4000 FAX 703.525.2207 ATTORNEYS MATTHEW G. ROBERTS Ext. 286 mrobeits@beankinney.com December 1.2016 DEC 0 1 2016 VIA E-MAIL AND HAND DELIVERY Margaret Tulloch Rhodes Arlington County CPHD 2100 Clarendon Boulevard, Suite 700 Arlington, VA 22201 Re: Special GLUP Study Application 3445 Washington Boulevard, RPC No. 15-086-011 (the "Property") Addition of Property to Existing Special GLUP Study Request Dear Ms. Tulloch Rhodes, On behalfofthe Arlington Partnership for Affordable Housing ("APAH"), please accept this letter as an application for a Special GLUP Study ofthe Property. Specifically, APAH requests that staff add the Property to that area already under consideration pursuant to those Special GLUP Study Requests filed by the YMCA ofwashington and by 11th Street Development, LLC (the "Existing Requests"). APAH. one ofarlington County's foremost affordable housing developers, is the prospective contract purchaser ofthe Property. Through a contemplated rezoning to the C-O-2.5 zoning district, APAH desires to redevelop the site with a mid-rise affordable housing project of 161 units, while constructing an 8,000 square foot ground floor space for an American Legion Post 139 facility. APAH intends to work with A-SPAN and other local groups to provide veteran-preferred housing in up to 10% ofthe units. This project will be a continuation ofapah's mission to provide creative affordable housing solutions throughout Arlington County. In order to achieve this vision, APAH is requesting the Property's General Land Use Plan ("GLUP") Map designation be amended to the "Medium Office-Apartment-Hotel" category. This change will be consistent and compatible with the Existing Requests' proposal for the adjacent properties to the east and north ofthe Property. 0(1859912-1 WWW.BEANKINNEY.COM
ESQ Margaret Tulloch Rhodes December 1, 2016 Page 2 Property Location & Size The Property is an approximately 1.29 acre site located along the north side of Washington Boulevard, west ofthe intersection with North Kirkwood Road. It is bordered by the YMCA to the north, various low-rise retail uses to the east, mid-rise office, educational, and first floor retail uses to the south across Washington Boulevard, and low-rise retail uses to the west. Current & Proposed GLUP Designations tjr^wwiv ^>> - m (J) o 05 H j? 12TH!) %f>, RD. n: o: H \3T/y \A^hTngT0N BLVD. George Mason 3 University Arlington Campug ^ The GLUP Map currently designates the Property as "Service Commercial" along its Washington Boulevard frontage, as well as "Semi-Public" along the northern portions ofthe site. The GLUP Map designates adjacent sites as follows: To the north: Semi-public To the south: Low Office-Apartment-Hotel and Public To the east: Service-commercial To the west: Service-commercial While not directly implicated by the guidelines ofthe Virginia Square Sector Plan (2002) (the "2002 Plan"), the 2002 Plan does identify the site in certain planning regards. First, the 2002 Plan identifies the Property as a "Transition Area" between the core development ofvirginia Square 00859912-1
mra HE Margaret Tulloch Rhodes December 1, 2016 Page 3 (specifically the George Mason University and FDIC campuses) and the residential development to the Property's northwest. Moreover, the 2002 Plan's Site Specific Guidelines indicate the Property is within the "Revitalization Area" and could develop up to six (6) stories. The 2002 Plan identifies the Property for primarily commercial development. The Arlington County Retail Plan, adopted by the County Board in 2015, recognizes the challenges of continuing to provide commercial uses along Washington Boulevard, while encouraging more pedestrian-oriented development. APAH contends that revising the land use plan to Medium Office-Apartment-Hotel on this site will better fulfill the goals of the 2002 Plan for the Property, providing both a transitional and pedestrian-oriented development site. As described above, APAH intends to request that the County Board rezone the Property to the C-O-2.5 district. As such, APAH proposes to amend the GLUP Map to designate the Property as part of the "Medium" Office-Apartment-Hotel category. This category will be in keeping with the 2002 Plan's intent ofcreating a transitional zone to the neighboring residential neighborhood both in terms ofheights and density. Further, it will allow APAH to provide a residential development that compliments these existing uses in the neighborhood and proposed uses under the Existing Requests. It would also create consistency with the properties to the east under the Existing Requests, and would facilitate a transition in the GLUP Map for properties west ofthe site, ultimately creating a cohesive vision for development along this portion of Washington Boulevard. Current & Proposed Zoning The Property is split zoned to the C-2 and R-5 zoning districts, reflecting the varying GLUP Map designations at the Property. APAH intends to request that the County Board rezone the Property to the C-O-2.5 district. The excerpt below from the Zoning Map indicates the zoning districts of surrounding properties, which includes the R-5, C-2, C-O-1.5, C-O-2.5, and C-0 districts. R-5 io R15-30" 00859912-1
EQ Margaret Tulloch Rhodes December 1,2016 Page 4 Transportation Information The Property is located approximately.3 miles from the Virginia Square Metro Station. Additionally, bus service occurs along Washington Boulevard and along Kirkwood Road within a few hundred feet of the site. Lastly, there are existing pedestrian connections and sidewalks connecting the Property to the core ofvirginia Square. For additional transportation information, please refer to the letter report prepared by Gorove/Slade and attached to this letter. Conclusion In sum, APAH requests a Special GLUP Study to determine the appropriateness ofdesignating the Property to "Medium" Office-Apartment-Hotel on the GLUP Map. The request is consistent and compatible with the Existing Requests and would help facilitate orderly, consistent development along this section of Washington Boulevard to the west ofthe site in any current or future GLUP Map amendments. Here, an amendment to the GLUP Map will permit APAH to request a rezoning to the C-O-2.5 district and allow APAH to redevelop the Property with 161 multi-family apartment units and space for the existing American Legion Post 139. Ultimately, such a redevelopment would fulfill the 2002 Plan's vision to create an effective transition to the neighboring residential development, while providing a use that contributes to the mixed-use nature ofvirginia Square. Given that APAH's request compliments that ofthe Existing Requests, APAH requests that staff add the Property to this Special GLUP Study's study area. Thank you for your time and attention to this matter. Very truly yours, Jonathan C. Kinney, Esq. Counselfor APAH Matthew G. Roberts, Esq. Counsel for APAH 00859912-1
November f A,2016 VIA HAND DELIVERY Arlova Vonhm, Zoning Administrator Arlington County Zoning Department 2100 Clarendon Blvd., 10th Fl. Arlington, VA 22201 Re: Authorization for Special GLUP Study Application 3445 Washington Boulevard, RPC No. 15-086-011 (the "Property") Arlington Partnership for Affordable Housing ("Applicant") Dear Ms. Vonhm, The undersignedis the prospective contract purchaser of the Property and the Applicant for the enclosed Special GLUP Study Application. By this letter, Applicant hereby authorizes the law firm of Bean, Kinney & Korman, P.C., including, but not limited to, Jonathan C. Kinney, Esq. and MatthewG. Roberts, Esq., to file andpursueapproval ofthe enclosed SpecialGLUP StudyApplication, includingfiling, signing, and delivering such application and any and all other documents necessary for or related thereto. The authority granted by this letter may be revoked only by a written statement delivered to Arlington County. Please direct all correspondence relativeto this request to: Matthew G. Roberts, Esq. Bean, Kinney & Korman, P.C. 2300 Wilson Boulevard, 7th Floor Arlington, Virginia 22201 Very truly yours, ARLINGTON PARTNERSHIP FOR AFFORDABLE HOUSING By: Namei^w \]A»epau/ Title: ->, - /, 00857966-1
November 2ci.2016 VIA HAND DELIVERY Ar\ova Vonhm, Zoning Administrator Arlington County Zoning Department 2100 Clarendon Blvd.. 10thFL Arlington. VA 22201 Re: Authorization for Special GLUP Study Application 3445 Washington Boulevard, RPC No. 15-086-01i (the "Property") Arlington Partnership for Affordable Flousing ("Applicant") Dear Ms. Vonhm, The undersigned is the owner ofthe Properly. By this letter. Applicant hereby authorizes the Applicant and the law firm ofbean, Kinney & Korman. P.C including, but not limited to. Jonathan C. Kinney. Esq. and Matthew G. Roberts, Esq., to file and pursue approval of the enclosed Special GLUP Stud}' Application, including filing, signing, and delivering such application and any and all other documents necessary for or related thereto. The authority granted by this letter may be revoked only by a written statement delivered to Arlington Count}-. Please direct all correspondence relative to this request to: Matthew G. Roberts. Esq. Bean. Kinney & Korman. P.C. 2300 Wilson Boulevard. 7th Floor Arlington. Virginia 22201 Very truly yours, ARLINGTON POST NO, 139, DEPARTMENT OF VIRGINIA, THE AMERICAN LEGION By: k^jixxtr f\c-rxsc'f*4f' Name: Title: P^S'f V39 Co<n/n Ati Q&K. 00857967-1
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Existing Traffic Volumes Washin "!» > > A 1 /. ion BM -/- i A-^ u Si a c 1 i./. Washingto tr S^ > > BM 10!t3 n mm I' o CN CM 01 - P *J** 1 5as (--/- jjl- Washington Brvd + 126/79 4 460/762 I 42/53 A i Washington Brvd 153/92-J 834/471! ( r 68/60-n Sf S 1 3^5-? ID rl Pedestrian Volumes Q Washington Brvd 30/36 i j Washington BM 21/24 -<-t->-t 4^*T*"a 22/44 Washington Brvd Washington Bfcd Existing Peak Hour Volumes (#) Study Intersection 4 Crossing Movement 123/456 AM / PM Peak Hour Volume GOROVE/SLADE 3445 Washington Boulevard DRAFT Transportation Planners and Engineers Existing Traffic and Pedestrian Volumes November 28, 2016 NOT TO SCALE