department of commun ity planning, housin g and ... · “high” office- apartment -hotel (office...

DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT

Planning Division

#1 Courthouse Plaza, 2100 Clarendon Boulevard, Suite 700 Arlington, VA 22201 TEL 703.228.3525 FAX 703.228.3543 www.arlingtonva.us

1

DRAFT

TO: The Long Range Planning Committee of the Planning Commission

FROM:

Margaret Rhodes, Principal Planner, Department of Community Planning, Housing and Development DATE: 11/12/19

SUBJECT: Courthouse West Special General Land Use Plan Study – Phase I Initial Review

On May 1, 2019, staff received a Special General Land Use Plan (GLUP) Study application for the properties located on the block bounded by North Danville Street, Clarendon Boulevard, North Cleveland Street and Wilson Boulevard. The subject site is located in the western area of the Courthouse neighborhood along the Rosslyn-Ballston corridor (see Figure 1). This site is currently occupied by surface parking lots and a bank. In addition, there is a used car business in a trailer located in the northeastern corner of the block which is not included in this application, and under separate ownership. The applicant (CRC) is requesting to amend the GLUP from “Service Commercial” (Personal and business services. Generally one to four stories, with special provisions within the Columbia Pike Special Revitalization District) to “High” Office-Apartment-Hotel (Office density up to 3.8 FAR, apartment density up to 4.8 FAR and hotel density up to 3.8 FAR) with an associated rezoning from C-2 (Service Commercial – Community Business District) to C-O (Mixed-Use District). The applicant is interested in pursuing a mixed-use development on the site.

Per the recently revised requirements of the Special GLUP Study application process, staff has conducted a Phase I Initial Review of the application. The purpose of the Long Range Planning Committee of the Planning Commission (LRPC) meeting scheduled for November 13, 2019 is to determine whether or not a full GLUP Study or another type of review is needed.


Planning Division


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GLUP Designations: The subject site is currently designated “Service Commercial” (see Figure 2). With regards to the surrounding context, the properties to the west and east, which include the Whole Foods grocery store and a mixed-use retail and office development, are designated “Low” Office-Apartment-Hotel which allows for office density up to 1.5 FAR, apartment density up to 72 units/acre and hotel density up to 110 units/acre. The area to the north, which is characterized by retail development, is designated “Service Commercial.” To the south are townhouses designated “Low” Residential which allows for 1-10 units/acre and to the southeast lies a multifamily residential building designated “High-Medium” Residential which allows up to 3.24 FAR. The closest locations where the requested “High” Office-Apartment-Hotel designation can be found are directly over the Courthouse and Clarendon Metro stations. Similarly, the closest locations where the requested C-O zoning can be found are at Courthouse Plaza, which is the County seat, and near the Clarendon Metro at the Station Square at Clarendon. Sector Plan Guidance: In terms of adopted sector plan guidance, the Courthouse Sector Plan (1981) identified the subject block as part of a transition area between Courthouse and Clarendon (see Figure 4). It signaled retention of the “Service Commercial” designation, which borders the low scale commercial development along the border with Lyon Village and the low scale residential development within the neighborhood. The Courthouse Sector Plan Addendum (1993) specified “Higher Density Commercial/Residential/Mixed Use” on the Concept Plan for an area which includes this block and extends roughly from North Taft Street to North Danville, from Wilson Boulevard to North Fairfax Drive to North 13th Street (see Figure 5). There is little explanatory text regarding this designation and no specific amendment to the GLUP was recommended in the Addendum. There is no GLUP designation matching the “Higher Density Commercial/Residential/Mixed Use” label on the Concept Plan. Beyond the use and density elements of the Sector Plan Addendum, the site is also shown as abutting the “Transition/Service Commercial” area in the Addendum’s Concept Plan (p. 17). The north side of the block is shown as a location for “Secondary Retail” in the Retail Plan map in the Sector Plan Addendum to specifically implement this concept (p. 24). The plan states for the subject site “Riggs Bank Block: Bounded by Wilson Blvd., N. Cleveland Street, Clarendon Blvd., and N. Danville Street. Development on this block should be located at the back of the sidewalk respecting a build-to line along Wilson Blvd., N. Cleveland and Danville Streets. Open space should be consolidated at this site’s southeastern corner. Service access should be located on Danville Street. Retail should be provided along Wilson Boulevard” (p. 31).


Planning Division


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As this block is within the Courthouse station area, the Clarendon Sector Plan (2006) does not address this block, and instead addresses the area up to, but not including, North Danville Street.

Staff Assessment: Staff has concluded that there is insufficient guidance in the relevant sector plans to support bypassing a more thorough review of the existing and potential land use policy/Comprehensive Plan policy and jumping ahead to the site plan review process. A Special GLUP Study review (via Tier 2 of the Special GLUP Study Process) is warranted to better determine what GLUP category or categories may be appropriate for this specific area. Staff recommends an examination of the full block as part of the Study, not just the site which is the subject of the application, as GLUP studies are high-level planning studies.

In addition, as the applicant is requesting a change to “High” Office-Apartment-Hotel and C-O zoning and there are no other sites in the surrounding area similarly designated, staff expects to study not only the requested GLUP category, but also other GLUP categories as part of the proposed full GLUP Study (see Figure 3). The block directly to the east, which is currently occupied by the Whole Foods Market, is specified for heights up to 60 feet in the Clarendon Sector Plan (2006). Per the guidance of the Clarendon Sector Plan, any new density above that existing on the site and available under the existing site plan, would be permitted by Transfer of Development Rights (TDR).

Given the overall lack of detailed plan guidance for this site and the fact that the surrounding sites are planned for lower densities than what is requested by the applicant, staff recommends undertaking a Special GLUP Study of the full block in question.

Timing: This Special GLUP Study application was submitted in May 2019. Two other applications were submitted prior to the subject application. One of these two studies, the Shirlington Special GLUP Study Plus, is underway and expected to be completed in the first quarter of 2020. The earliest the Courthouse West Special GLUP Study will be started, if so recommended, is the second quarter of 2020. The Planning Division Work Plan will be updated by the first quarter of 2020 and will provide more information on project schedules and staff resources.

Figure 1

North ^

Arlington County, Virginia

This map is a user generated static output from an Internet mapping site andis for reference only. Data layers that appear on this map may or may not be

accurate, current, or otherwise reliable.

5,406

© Arlington County, VA. GIS Mapping Center

0.2

THIS MAP IS NOT TO BE USED FOR NAVIGATION

1:

NAD_1983_StatePlane_Virginia_North_FIPS_4501_Feet

Miles0.20

Notes

GLUP Map

Legend

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Arlington County Boundary

Open Space

Sector (Labels)

Sectors

General Land Use PlanRes - Low

Res - Low

Res - Low-Medium

Res - Medium

Res - High-Medium

Res - High

Service Commercial

General Commercial

Service Industry

Public

Semi-Public

Government and Community Facitlities

Off/Apt/Hotel - Low

Off/Apt/Hotel - Medium

Off/Apt/Hotel - High

Medium Density Mixed Use

High-Medium Residential Mixed-Use

Coordinated Mixed-Use Development District

Off/Apt/Hotel - Res

Off/Apt/Hotel - Res

Res - Off/Apt/Hotel

Res - Off/Apt/Hotel

Res - Off/Apt/Hotel

Res - Off/Apt/Hotel

Figure 2

Arlington County, Virginia

This map is a user generated static output from an Internet mapping site andis for reference only. Data layers that appear on this map may or may not be

accurate, current, or otherwise reliable.

5,406

© Arlington County, VA. GIS Mapping Center

0.2

THIS MAP IS NOT TO BE USED FOR NAVIGATION

1:

NAD_1983_StatePlane_Virginia_North_FIPS_4501_Feet

Miles0.20

Notes

GLUP Map

Legend

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Arlington County Boundary

Zoning Boundary

Historic District

Open Space Zoning

Sector (Labels)

Figure 3

f

r

[

[

CONCEPT PLAN figure 1

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[

:(

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Reflects the approved Master Thoroughfare Plan and programmed improvements to the Wilson Blvd. one-way pair I and the Veitch Street connection.

2 l

From Courthouse Sector PlanFigure 4

From Courthouse Sector Plan AddendumFigure 5

CLARENDON SECTOR PLAN

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N HUDSON ST

N HARTFORD ST

N IRVING ST

N HERNDON ST

12TH ST

N

13TH ST

N

WASHINGTON BLVD

FAIRFAX DRIVE

WILS

ON

BLV

D

10TH ST N

N H

IGH

LAN

D ST

11TH ST N

N G

AR

FIELD ST

N FILLM

OR

E ST

WILSON BLVD

CLARENDON BLVD

KIR

KW

OO

D R

D

9TH RD N

10TH RD N

N H

UD

SON

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N IRV

ING

ST

10TH RD N

N IV

Y ST

N ED

GEW

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N D

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VILLE ST

WASHINGTON BLVD

N IV

Y ST

9TH ST N

N JA

CK

SON

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N JO

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KEY BLV

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MAXIMUM DENSITYMap 2.3

Up to 3.0 FAR*

Up to 1.5 FAR*

Density controlled under development projects approved by the County Board. Approved density may be greater than that indicated on the map.

*The County Board may consideradditional density for certain communitybenefits.

Up to 3.8 FAR*

0 400200

From Clarendon Sector PlanFigure 6


��

N HUDSON ST

N HARTFORD ST

N IRVING ST

N HERNDON ST

12TH ST

N

13TH ST

N

WASHINGTON BLVD

FAIRFAX DRIVE

WILS

ON

BLV

D

10TH ST N

N H

IGH

LAN

D ST

11TH ST N

N G

AR

FIELD ST

N FILLM

OR

E ST

WILSON BLVD

CLARENDON BLVD

KIR

KW

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D R

D

9TH RD N

10TH RD N

N H

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SON

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N IRV

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10TH RD N

N IV

Y ST

N ED

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VILLE ST

WASHINGTON BLVD

N IV

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9TH ST N

N JA

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RECEIVING SITES

Additional Density above GLUP may be approved by County Board; Maximum Building Height may not be exceeded

Map 2.4

Additional Density above Existing Approved Site Plan Density may be approved by County Board; Maximum Building Height may not be exceeded

Additional Height above Maximum Build-ing Height and Additional Density above GLUP may be approved by County Board

Density controlled under development projects approved by the County Board

0 400200

Figure 7


��

N HUDSON ST

N HARTFORD ST

N IRVING ST

N HERNDON ST

12TH ST

N

13TH ST

N

WASHINGTON BLVD

FAIRFAX DRIVE

WILS

ON

BLV

D

10TH ST N

N H

IGH

LAN

D ST

11TH ST N

N G

AR

FIELD ST

N FILLM

OR

E STWILSON BLVD

CLARENDON BLVD

KIR

KW

OO

D R

D

9TH RD N

10TH RD N

N H

UD

SON

ST

N IRV

ING

ST

10TH RD N

N IV

Y ST

N ED

GEW

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D ST

N D

AN

VILLE ST

WASHINGTON BLVD

N IV

Y ST

9TH ST N

N JA

CK

SON

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N JO

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KEY BLV

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USE MIX

Retail and/or Personal/Business Service Frontages

Retail Frontages

Map 2.5

Residential

Residential, Commercial, Hotel, or Mixed Use

Existing & Proposed Open Space

Residential, Commercial, Hotel, or Mixed Use - Minimum 20% Commercial

Residential, Commercial, Hotel, or Mixed Use - Prime Office - Minimum 60% Commercial

0 400200

Figure 8


�9

75’

75’

76’

76’

76’

55’

55’55’

55’

65’

55’

55’

55’ 55’ 55’

90’

55’

110’

110’

110’

110’

200’

110’

110’

110’

110’

110’

110’110’

110’

110’

35’

45’

45’

55’

60’

65’

65’

65’

45’

110’

110’76’

76’75’

122’

55’

96.5’

35’

45’

45’

45’

60’

60’

65’

76’45’45’

60’

55’

35’

35’

55’

90’

75’

N HUDSON ST

N HARTFORD ST

N IRVING ST

N HERNDON ST

12TH ST

N

13TH ST

N

WASHINGTON BLVD

FAIRFAX DRIVE

WILS

ON

BLV

D

10TH ST N

N H

IGH

LAN

D ST

11TH ST N

N G

AR

FIELD ST

N FILLM

OR

E STWILSON BLVD

CLARENDON BLVD

KIR

KW

OO

D R

D

9TH RD N

10TH RD N

N H

UD

SON

ST

N IRV

ING

ST

10TH RD N

N IV

Y ST

N ED

GEW

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D ST

N D

AN

VILLE ST

WASHINGTON BLVD

N IV

Y ST

9TH ST N

N JA

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N JO

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KEY BLV

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MAXIMUM HEIGHT LIMITSMap 2.7

Building heights, step-backs, and tapers on blocks marked with asterisks are controlled under develop-ment projects approved by the County Board and the building height noted (feet) may be approximate.

7 Floors

8 Floors

10 Floors

6 Floors

4 Floors

5 Floors

3 Floors

More than 10 Floors

Maximum Number of Floors

Notes:1. Unless otherwise indicated, numbers shown on the heightmap indicate the maximum height (feet) permitted.

Preservation Structures - Existing Heights are the Maximum (Actual Heights Vary)

��’

��’

Existing Buildings

Proposed Buildings

Maximum Height (Feet)

Taper Requirements (1:3 Ratio beyond 165’ from “R” or “RA” Zoning line)

Additional Height up to 128’ may be considered by the County Board in exchange for community benefits.

THE CLARENDON PLAN

0 400200

Figure 9

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