ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY PLANNING COMMISSION 2100 CLARENDON BOULEVARD, SUITE 700 ARLINGTON, VA 22201 (703)228-3525 www.arlingtonva.us NANCY IACOMINI CHAIR ERIK GUTSHALL VICE-CHAIR Arlington County Board 2100 Clarendon Boulevard Suite 300 Arlington, Virginia 22201 January 20, 2016 MICHELLE STAHLHUT COORDINATOR GIZELE C. JOHNSON CLERK SUBJECT: 3. ROSSLYN VISTA APARTMENTS, 1411-1417 KEY BOULEVARD RECOMMENDATIONS: A. GP-332-15-1 A General Land Use Plan Amendment from Low- Medium Residential (16-36 units/acre) to Medium Residential (37-72 units/acre) for the property known as 1411 Key Blvd. and 1541 N. Colonial Terrace which encompasses the southern portion of the block bounded by Key Blvd. to the south, N. Nash St. to the east, N. Colonial Terrace to the north and N. Ode St. to the west (RPC #16-014-056, -57). B. SP# 439 - Site Plan for Rosslyn Vista Apartments LLC to construct 63 apartments in the RA6-15 zoning district under ACZO 15.5. Property is approximately 38,000 sq. ft.; located at 1411-1417 Key Blvd. and 1541 N. Colonial Terrace; and is identified as RPC# 16-014-056, -57. The proposed density is 72.4 units/acre. Modifications of zoning ordinance requirements include: bonus density for LEED Silver, building height, parking, and other modifications as necessary to achieve the proposed development plan. 1. Adopt the resolution attached to the draft staff report dated December 29, 2015 to approve an amendment to the General Land Use Plan from "Low-Medium" Residential (16-36 units/acre) to "Medium" Residential (37-72 units/acre) for the property known as 1411-1417 Key Blvd. and 1541 North Colonial SP# 439 1411 Key Boulevard - 2 - Washington Vista PLA-7164 Terrace which encompasses the southern portion of the block bounded by Key Boulevard to the south, North Nash Street to the east, North Colonial Terrace to the north and North Ode Street to the west. 2. Approve Site Plan #439 to construct a 63-unit multi-family building with modifications for parking, height, lot coverage, and density for the property located at 1411-1417 Key Blvd. and 1541 North Colonial P.C. #27.A.B.
Page 2 Dear County Board Members: Terrace consistent with the conditions in the draft staff report dated December 29, 2015. The Planning Commission heard these items at its January 13, 2016 public hearing. Peter Schulz, Department of Community Planning, Housing, and Development (CPHD) Planning, gave a presentation on the background of the project. Other staff present included Bob Duffy, Director, CPHD-Planning and Jane Kim, Department of Environmental Services (DES) - Transportation. Tad Lunger, McGuire Woods, LLP, represented the applicant NVR Inc., and gave a short presentation on the context of the proposal and the evolution of the project in response to community input. Sacha Rosen, R2L Architects, presented the architecture and design of the project. Also present was civil engineer and landscape architect Jeff Kreps, VIKA Virginia, LLC. Public Speakers There were two speakers for the project. David Taylor, a resident living on the west side of the neighboring Turnberry Tower, asserted that the proposed development will adversely effect his quality of life and value of his investment in two ways. Turnberry Towers units have large terraces, amenities which will be impacted by the proposed development, which will block afternoon sun; and, mature trees on the site will be removed and replaced with small eight foot trees. Jim Huryz, Fairlington resident, noted the lack of: on-site renewable energy; electric vehicle charging stations; no Traffic Impact Analysis (TIA) or parking information: no affordable housing in exchange for the older more affordable housing that will be removed; and, no estimates for on-site recreation space or impacts on schools. This is a development for people between 45-65 years old. Planning Commission Committee Report Commissioner Schroll reported the Transportation Commission voted 12-1 in support of the project. The discussion focused primarily on pick-up and drop-off on Key Boulevard and potential problems with the grade, especially for people with disabilities or older citizens. Commissioner Siegel chaired the three meeting Site Plan Review Committee process and said the applicant worked diligently to make modifications in response to suggestions and concerns raised during the meetings. She highlighted specific topics for discussion including: the plan to have CAF units for sale; the balconies; a tree count; and, the footpath through the site. Planning Commission Discussion Roof Treatment Commissioner Hughes said there is no roof treatment for the townhome part of the proposal, and asked if there would be patios or terraces. Mr. Kreps responded there could be a pattern (design)
Page 3 on the floor of the roofs, but there no terraces. Mr. Lunger added that the roof design plays off the neighboring AHC roof treatment. Façade Review post-approval Commissioner Gutshall asked for an accounting with respect to the 4.1 application: what is locked in what is still to be determined regarding the treatment of the transformer and the postapproval façade review. He said he finds it hard to make a recommendation to the County Board, if there are still changes to come. Mr. Schulz responded that staff is working out the specific treatment details for the transformer, for which there may be minor design changes because of structural engineering issues. Mr. Duffy added that there would be no major overhaul. Rather, staff had concerns about Nash Street facades, which should be of very high quality, including the brickwork surrounding the transformer. The plans before the Planning Commission will be the plans reviewed by the County Board. Mr. Lunger added that applicant has hired a specialist for historic masonry work. Materials Commissioners asked about materials that will be used for the landscape, building cladding, and the terraces. Mr. Kreps said the planters closest to the walls in the upper terrace will be the same brick as the building and the materials for the retaining walls will be based on the type of wall that is needed. The materials are not typically required until the full landscape plan submission, which includes all of the engineering. Mr. Lunger noted the retaining walls will face inward toward the for-sale units, and will have to be attractive to buyers at the price point envisioned. Mr. Rosen said the developer has committed to the zinc materials for the cladding, and metal for the terraces. Plans will be clarified to reflect this. Transportation Nash Street Cross-Section Commissioner Schroll asked if staff will be adding a bike sharrow designation on the street to reflect the Rosslyn Sector Plan. Jane Kim, DES, said she would check with the neighboring 1401 Wilson project to see if there are sharrows that need to be extended. Parking Lane Widths Commissioner Schroll said there are different parking lane widths on the North Nash Street cross-section, and that there is no standard parking lane width called out in the Master Transportation Plan. Ms. Kim said there is a minimum seven-foot width indicated. The Nash Street cross-section records the existing condition. On the Key Boulevard section, the parking lane width has been reduced to add width to the bicycle lane. TIA Commissioner Iacomini asked if a TIA had been performed for this site. Ms. Kim said the project does not meet the threshold for a TIA, but the County was able to use the data from the
Page 4 neighboring 1401 Wilson site to make an assessment. The site as exists has residential units. The peak new trips are estimated to be17 in the morning and 20 in the afternoon. Loading on Key Boulevard Commissioner Iacomini asked if there was a loading space along Key Boulevard. Ms. Kim responded the applicant does not propose a loading space on Key Boulevard, although a couple of Key Boulevard parking spaces are preserved. The cross walk does remove some of the existing on-street parking, but provides a better pedestrian environment. A vehicle with a passenger with mobility issues could be dropped off, although the road itself has a 9-10 percent grade, and the developer is not funding road changes. The applicant has committed to final engineering to provide a flat landing at the entrance. Footpath Commissioners asked about access to and reasoning for the footpath design. Mr. Schulz explained that the existing path had been created on the existing property by informal use, and that the applicant had agreed to improve it and dedicate part of it to the County. He also explained that in 1969, the County granted the neighboring building permission to park in the alley, and did not want to revisit the arrangement. Thus, one-third of the fully improved footpath will be diverted onto the project property. This third will have an easement to allow nonmotorized access. Parking Commissioner McSweeney asked if there is parking for the townhomes and if there is affordable parking spaces for the affordable units. Ms. Kim responded there are 64 spaces and for the 63 units, which are unbundled. Mr. Schulz added that there are ancillary fees included in the affordable housing formula that may include the parking spaces. He referred Commissioners to the Housing staff for confirmation and further information. Commissioner Siegel asked about electric vehicle charging stations. Mr. Rosen responded there will be standard outlets that could be used for electric cars. Structure for the above-ground transformer Commissioner Ciotti asked if the transformer will have an audible humming noise. Mr. Rosen said the transformer would be enclosed in masonry, the best possible way to reduce humming, as well as to blend in with the architecture. Universal Design Commissioner Ciotti asked if the path across the back of the property would be buildable without steps. Mr. Kreps responded that it would not be possible to design this area without stairs. Commissioner Ciotti asked if the design of a second floor was able to meet the needs of someone of limited mobility, noting that it is possible to design more livable units, closer to Fair Housing standards. Mr. Rosen responded that applicant will meet requirements that all units be visitable and two units will meet Type A requirements, one of which will be the affordable housing unit. Two of the townhome units have a level grade entrance on the first level and second floor access from the parking. The project will create livability for a temporary condition, as units will have
Page 5 wider doors, and bathrooms on the second floor will meet the distance requirements of Fair Housing. Affordable Housing Commissioners asked about the size and affordability components of the for-sale units. Mr. Lunger said the affordable units are family-sized, integrated throughout the site for people at 80% Area Median Income (AMI), and dedicated in perpetuity. Applicant has a lender supporting the affordable housing component of the plan. The units will be transferred in fee simple to the purchaser. Mr. Schulz said the Housing Commission places an 11% cap on the increased value of the units, and any future sale of affordable units has to go through the County. The appreciation of affordable units is to be based on AMI and not market. He added that the 60-year affordability promised will be maintained through use of a County-approved lender. Commissioner McSweeney asked whether there would be assistance to people being displaced, and whether the Moderate Income Loan program is funded. Mr. Schulz responded the project went before Tenant Landlord Commission, which determined that the project meets the County standards for relocation assistance. Mr. Schulz was unsure of the status of the Moderate Income Load program. Commissioner Hughes asked if the affordable units will have the same sort of ownership privileges as any other unit. Mr. Schulz responded they would. Impact on Arlington Public Schools (APS) Commissioner McSweeney asked about the impact on schools. Mr. Schulz said that APS estimates that there would be four students generated and zoned to Key Elementary, Williamsburg Middle School, and Washington-Lee High School. Mr. Duffy added that staff works with the demographer at APS on their pupil yield calculations and the County makes sure APS is aware of the application. Further work on forecasting is being done as a result of the Community Facilities Study. Commissioner Iacomini said APS information should be included in the staff reports in the future. Mr. Duffy responded that staff would consider it. Landscape area Commissioner Iacomini asked if the standard final landscape plan requirements are included. Mr. Schulz responded the standard conditions are included in this plan. Mr. Kreps added that a full tree inventory has been conducted, noting the large number of invasive trees. Commissioner Iacomini said she just wants good green replacements. Commissioner Gearin asked whether any thought had been given to a play area on this site. Mr. Lunger responded it was discussed at length during the process, but due to the grade issues, the site does not lend itself to the creation of a play area. Commissioner Siegel asked where the nearest park is located. Mr. Lunger responded that the nearest would be the new park, to be located at Wilson School. Commissioner Iacomini added
Page 6 that the condo board could decide to add amenities for families and come to the County for a site plan amendment. Building Height Commissioner Iacomini asked if the height of this project would be the same without the GLUP change and Mr. Schulz said the height and form could have been built by-right. The GLUP change deals with the density of the project. Planning Commission Motion Commissioner Siegel made a motion that the Planning Commission recommend the County Board adopt the resolution attached to the draft staff report dated December 29, 2015 to approve an amendment to the General Land Use Plan from "Low-Medium" Residential (16-36 units/acre) to "Medium" Residential (37-72 units/acre) for the property known as 1411-1417 Key Blvd. and 1541 North Colonial SP# 439 1411 Key Boulevard - 2 - Washington Vista PLA-7164 Terrace which encompasses the southern portion of the block bounded by Key Boulevard to the south, North Nash Street to the east, North Colonial Terrace to the north and North Ode Street to the west. Commissioner Hughes seconded the motion. Commissioner Sockwell said he supported the affordable for-sale units as they are rare but desperately needed. Commissioner Sockwell further remarked that the model of an owner foregoing market appreciation is innovative and should maintain affordability. He commended the developer for trying something new. Commissioner Schroll agreed. The Planning Commission voted unanimously 10-0 to support the GLUP change with Commissioners Iacomini, Gutshall, Sockwell, Ciotti, Siegel, Brown, Schroll, Hughes, Gearin, and McSweeney in support. Commissioner Siegel made a motion that the Planning Commission recommend that the County Board approve Site Plan #439 to construct a 63-unit multi-family building with modifications for parking, height, lot coverage, and density for the property located at 1411-1417 Key Blvd. and 1541 North Colonial Terrace. Commissioner Brown seconded the motion. Commissioner Iacomini asked unanimous consent that the motion include conditions of the staff report dated December 29, 2015. There was no objection. The Planning Commission voted unanimously 10-0 to support the GLUP change with Commissioners Iacomini, Gutshall, Sockwell, Ciotti, Siegel, Brown, Schroll, Hughes, Gearin, and McSweeney in support. Respectfully Submitted, Arlington County Planning Commission