A. GP-343-17-1B. Z-2608-18-1

C. SP #4493445 Washington Boulevard

American Legion Site

Planning Commission

February 11, 2019

2

Requested Actions

Consists of:• GLUP Change

– from "Service Commercial" and "Semi-Public" to "Medium" Office-Apartment-Hotel

• Rezoning – from R-5 One-Family and Restricted Two-Family Dwelling

District and C-2 Service Commercial-Community Business District to C-O-2.5 Mixed Use District

3

Requested Actions

• New Site Plan– 160-units– New American Legion post on ground floor– 7 stories– 90-96 total parking spaces

• 70-76 residential, 20 American Legion post– 100% committed affordable (CAF)

4

Site Location

N

American Legion3445 Washington Blvd

Cem.

11th

Street

5

Existing Conditions

6

Background

• 1930s: American Legion purchases site• 1930s-83: Used as American Legion Post by-right• 1959: Constructs existing building• 1983: Use permit for use approved to permit an addition (U-2365-83-3)• November 2017:

• County Board adopts Washington Boulevard & Kirkwood Road Special GLUP Study “Plus” and Concept Plan; and

• County Board approved a Request to Advertise to amend GLUP for the American Legion site to “Medium” Office-Apartment-Hotel, to be concurrent with a site plan application.

7

GP-343-17-1 Proposed GLUP Amendment

Existing GLUP Advertised GLUP

N

8

GP-343-17-1 Proposed GLUP Amendment

FromService Commercial

– “Personal and business services. Generally one to four stories, with special provisions within the Columbia Pike Special Revitalization District.”

– Equivalent Zoning Districts: C-1-R, C-1, C-1-O, C-2, C-O-1.0

andSemi Public

– “Country clubs and semi-public recreational facilities. Churches, private schools and private cemeteries (predominant use on block).”

– Equivalent Zoning District: S-3A, S-D

ToMedium Office-Apartment-Hotel

– “Up to 2.5 FAR office, up to 115 units/acre apartment, up to 180 units/acre hotel.”

– Equivalent Zoning District: C-O-2.5

9

Zoning

R-5

10

Rezoning Z-2608-18-1

From: “R-5” One-Family and Restricted Two-Family Dwelling District, and “C-2” Service Commercial-Community Business District;

To: “C-O-2.5” Mixed-Use District

11

3445 Washington Boulevard

12

Site Plan Ground floor plan

LegionSpace

BikeStorage

Loading/Trash

Garage Ent.

ResidentialAmenity

13

Special Study “Plus”

Adopted by CB November 2017

15 Guiding Principles3 Concept Maps

14

Special GLUP Study “Plus”Guiding Principles1. Evolution from auto-oriented to pedestrian-oriented mixed-

use2. Achieve transition to adjoining single-family residences3. Preserve residential character4. Enhance Washington Blvd. streetscape5. Provide appropriate on-site parking (below grade)6. New streets should mitigate traffic impacts and avoid

excessive asphalt7. Preserve mature trees and address open space needs8. Achieve affordable and market rate housing diversity9. Modernize community institution facilities through joint-

venture redevelopment10. Preserve and provide access to the Ball Family Burial

Grounds11. Density should transition toward the low residential

neighborhood12. Explore vertical mixed use above institutional uses13. Manage additional transportation demands of redevelopment14. Encourage consolidation of smaller parcels15. Design all sides of buildings thoughtfully

15

Special Study “Plus”• Yellow arrows are vehicular access• Dotted blue arrows are ped/bike access

16

Special Study “Plus”

17

Circulation Plan (Proposed)

Proposed CirculationNorth Kansas Street

• Intersects at existing light at Founders’ Way(N Kansas St. to operate unsignalized till Casual Adventure redevelops)

• Does not prohibit build out of transportation network on other redevelopment sites;

• No vehicular connection to existing 12th Rd (emergency access only).

Vehicular ConnectionPedestrian/bicycle Connection

Intersection Improvement

18

Circulation Plan (With YMCA Development)

Proposed CirculationNorth Kansas Street

• Intersects at existing light at Founders’ Way(N Kansas St. to operate unsignalized till Casual Adventure redevelops)

• Does not prohibit build out of transportation network on other redevelopment sites;

• No vehicular connection to existing 12th Rd (emergency access only).

Vehicular ConnectionPedestrian/bicycle Connection

Intersection Improvement

19

North Kansas St. Special Treatment North of Garage

20

East West Connections

• Applicant is constructing sidewalk and streetscape with this application, and grading and dedicating to County 9’ travel lane. (20’ street/sidewalk cross-section with 5’ building setback).

• Only pedestrians, bicycles, and emergency vehicles will access 12th Road N.

• Adjacent property owners will be expected to match shown cross-section.

21

Potential east-west connection scenarios

For discussion purposes only.

22

Special Study “Plus”

23

Height and Tapering

24

Height and Tapering

• Green roof at tapered levels

25

Height Concept Map

• Building is 7 stories (recommended maximum number of stories in Study)

• Building over height in feet is 82’, 8” (recommended maximum height of 80’ in Study)– To permit ground floor clearance for venting Am Legion space,

parking/loading height• NB: Not a zoning modification (C-O-2.5 Permits up to 16 stories)

26

Special Study “Plus”

• Recommended use is residential, office, or hotel, with retail equivalent use along Washington Boulevard.– Retention of civic and institutional

services on-site recommended• Proposed use is residential

– Existing American Legion Post is retained, location on Ground Floor facing Washington Boulevard is considered “retail equivalent use”

27

Requested Zoning Modifications

• Residential Parking– Total Residential Parking Ratio

0.43 spaces per unit • Minimum of 0.38 spaces per unit• Minimum of 0.05 visitor spaces per

unit– Range of between 70-76

spaces/unit (no fewer than 70)• Zoning Requirement: 1 1/8 spaces

per unit• “Site Plan Standard”: 1 space per

unit

• Parking range to permit flexibility to add HC spaces; and

• To accommodate SWM vault

28

Residential Parking Modification Request

MTP Parking and Curb Space Management Element Policy 11: Reduce or eliminate parking requirements for specialized projects near transit nodes when they advance related County transportation goals, such as lowering the cost of transit‐proximate housing dedicated to those who cannot afford a private vehicle, making available underground space for a new subway entrance, or adding retail amenities to a transit stop. Tailor TDM measures for such projects appropriately.

Affordable Housing Master PlanPolicy 1.1.1: Encourage the construction and preservation of affordable rental housing through land use/zoning policy, financial and technical assistance.

Policy 3.5.1: Integrate affordable housing goals and policies into County sector plans, economic development strategies, the Master Transportation Plan and other County planning efforts.

Special GLUP Study “Plus”Principle 5: Provide the appropriate level of parking for the density and programs associated with new development projects (consistent with Master transportation Plan policies....

28

Residential Parking Range

29

Residential Parking Modification

• Site is within ¼ mile of Virginia Square Metrorail Station• Frequent bus service• All 160 residential units are committed affordable at avg. 60% AMI• Site with pedestrian activated traffic signal directly across from full-service Giant supermarket• Ground level bike room directly accessible from street • Conditions permit visitor parking sharing with spaces assigned to American Legion• Transportation demand management (TDM) plan has be tailored to the site, including enhanced TDM

elements. (Condition #41)– Every new resident at move-in and every new on-site employee preloaded Metro SmarTrip card, or one-year bikeshare or

carshare membership (e.g. zipcar)– Annual pre-loaded Metro Card, or carshare membership, or bikeshare membership for each of 90 households (each unit without

parking).

30

American Legion Parking

• Proposed 20 spaces (1 sp/338 square feet of GFA)– Requires modification from Zoning Ordinance (1 sp/ 250 S.f. of

GFA)– Proposed ratio is greater than the long-time Standard site plan

minimum ratio of 1 sp/580 s.f. of GFA for office retail, miscellaneous commercial.

31

Additional Density for Provision of Affordable Housing• 14 additional dwelling units for the provision of on-site

affordable housing 30-80% AMI provided for 75 years– 9.5% additional density over base density (Zoning Ordinance

permits up to 25% additional density over the base).

32

Fence Height Modification

• Permits applicant to place an up to 8 foot opaque fence along adjacent properties.

33

Site Plan Features and Improvements

• 100% committed affordable 30-80% AMI for 75 years – (38% of units at 50% or less AMI)– 70% 2-3 bedroom units;

• Construction and dedication to the public of a new north-south street (North Kansas Street) with sidewalk and street trees; and construction and dedication of new public sidewalk and street trees and dedication of a reservation for a new public east-west street on the north of the property;

• Additional Transportation Demand Management features beyond the base requirements;• The applicant agrees to construct and maintain a fence and/or wall with plantings on the

west side of the property, adjacent to the single-family homes; and• Provision of space for a new American Legion Post.• Underground utilities; • Enhanced Washington Boulevard streetscape;• In-building wireless first responders network.

34

Staff Recommendation

• Advances goals of the Special GLUP Study and Concept Plan– Mixed-use reuse of American Legion post with affordable housing and new American

Legion post,– Beginnings of the new pedestrian/bicycle/vehicular network in the Washington/Kirkwood

superblock– Advances the design goals with regard to tapering to the community and design all sides

to be pedestrian friendly;• Advances the goals of the Arlington Comprehensive Plan Affordable Housing

Master Plan element by providing 160 new units of committed affordable housing in a transit-accessible location; and

• Advances the Master Transportation Plan goals of breaking up superblocks and providing network of access for pedestrians and cyclists.

35

Staff Recommendation

• Staff recommends approval of: – 1) a General Land Use Plan Amendment from "Service Commercial" and "Semi-Public"

to "Medium" Office-Apartment-Hotel; – 2) a rezoning from R-5 One-family, Restricted Two-family District and C-2 Service

Commercial-Community Business District to C-O-2.5 Mixed Use District, and related update to ACZO Map 13-1 to amend Line A to encompass the property;

– and 3) a Site Plan to construct a 160-unit multi-family dwelling with ground floor membership club/lodge use (American Legion Post); with modifications of use regulations including additional density for provision of on-site committed affordable housing, residential and membership club parking ratio, fence height and other modifications as necessary to achieve the proposed development plan, subject to the conditions of the attached ordinance.

36

Existing 12th Street North – Proposed Access

37

Future Streets and Connectivity – East/West Connection

25’25’

Prop

erty

Lin

e

YMCA Site American Legion Site

TravelLane

11’ 5’5’ 6’

Street Tree ZoneSidewalk

Planting BufferTravelLane

11’6’6’

Street Tree Zone/Parking Lane

Sidewalk

(Urban Center Local Street)

38

Future Streets and Connectivity – East/West Connection40-Foot Ally Section

25’15’

Prop

erty

Lin

e

YMCA Site American Legion Site

TravelLane

10’ 5’5’ 6’

Street Tree Zone

SidewalkPlanting Buffer

TravelLane

10’6’

Sidewalk

39

Future Streets and Connectivity – East/West Connection(American Legion Proposed Section)

25’25’

Prop

erty

Lin

e

YMCA Site American Legion Site

Possible Future Dedication InterimPlanting

25’ 5’5’9’ 6’

Street Tree ZoneSidewalk

Planting Buffer

40

Future Streets and Connectivity – North/South Connection(N. Kansas Street - Urban Center Local Street)

TravelLane

11’ 6’7’ 6’

On-Street Parking

Planting StripSidewalk

11’4’2’

Buffer

TravelLane

47’Typical Section

Prop

erty

Lin

e

Face

of B

uild

ing

Fire Lane

41

Future Streets and Connectivity – North/South Connection(N. Kansas Street – Shared Street)

26’ 6’7’ 6’

Planting StripSidewalk

2’

Shared Street w/Decorative Pavers

47’

Typical Section

Prop

erty

Lin

e

Face

of B

uild

ing

Short Term Parking*

Buffer w/7’ High Fence

* - Parking management subject to change over time.

42

Future Streets and Connectivity – North/South Connection(N. Kansas Street - Urban Center Local Street)

TravelLane

11’ 6’7’ 6’

On-Street Parking

Planting StripSidewalk

11’4’2’

Buffer

TravelLane

47’Typical Section

Prop

erty

Lin

e

Face

of B

uild

ing

Fire Lane