ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 21, 2018 DATE: April 13, 2018 SUBJECT: SP #362, SITE PLAN AMENDMENT for the addition of approximately 1,760 square feet of new gross floor area and approximately 12 feet of new building height to accommodate a roof structure for the incoming Buena Vida restaurant, with modification of zoning standards for parking; located at (RPC# ). Applicant: 2900 Wilson, LLC By: Matthew J. Allman, Attorney Walsh Colucci Lubeley & Walsh, P.C Clarendon Boulevard, Suite 1300 Arlington, Virginia C.M. RECOMMENDATION: Adopt the attached ordinance to approve the site plan amendment for approximately 1,760 square feet of new gross floor area and 12 feet of new building height for the Buena Vida restaurant, with modification of zoning standards for parking, subject to all previously approved conditions and the new conditions of the ordinance. ISSUES: This is a request for an improvement to the existing site plan to add approximately 1,760 sq. ft. of gross floor area (GFA) and approximately 12 feet of new building height, and no issues have been identified as of the date of this report. SUMMARY: This is a request for additional height and density for SP #362 to accommodate a rooftop dining area for the incoming Buena Vida restaurant. The subject space was formerly occupied by the La Tasca restaurant, and the new restaurant tenant is planning several renovations of the space in preparation for opening, including a rooftop dining area. The County Manager: ##### County Attorney: ***** Staff: Matthew W. Pfeiffer, DCPHD, Planning Division 5.

2 applicant proposes an additional 1,760 sq. ft. of GFA and 12 feet of building height for the new structure; total proposed density and height will not exceed the site plan base density and height within the C-3 zoning district. The applicant has agreed to conditions requiring the structure s compatibility with Dark Sky Lighting standards and sound attenuation on the northern parapet wall abutting the proposed roof structure. The proposed additional GFA would generate the need for three (3) additional parking spaces; however, the applicant has requested a modification of parking standards for the additional GFA to allow no additional parking spaces to be provided for the rooftop dining area whereby the parking ratio for the project would be decreased from 1 space per 580 square feet of retail GFA to 1 space per 606 square feet of retail GFA. Staff supports the proposed modification given the site s proximity to the Clarendon Metro Station and the availability of garage and street parking in Clarendon generally. There will be no undue adverse impacts as a result of the request. BACKGROUND: The subject site is part of SP #362, which was approved by the County Board on July 10, The site plan permits a two (2)-story, 33-foot tall retail building containing 39,620 sq. ft. of GFA (1.75 FAR). Parking for the site plan is provided off site within the Market Commons II garage (60 spaces). The following provides additional information about the site and location: Address / RPC: (RPC # ) Neighborhood: Zoning: GLUP: Existing Conditions: Clarendon-Courthouse Civic Association C-3, General Commercial District Medium Density Mixed-Use The site is developed with a two (2) story retail structure under SP #362. The subject space is currently occupied by the La Tasca restaurant. SP #362, Buena Vida Roof Deck - 2 -

3 Figure 1: Bird s Eye View: Buena Vida Roof Deck N Source: AC Staff map 2018 Figure 2: Existing Conditions: SP #362, Buena Vida Roof Deck - 3 -

4 Source: Arlington County Planning Division 2018 DISCUSSION: The applicant is requesting a site plan amendment for additional height and density for an existing site plan in Clarendon, to accommodate a new rooftop dining area for an incoming restaurant tenant. The new tenant, Buena Vida, will replace the existing occupant of the space, La Tasca, and is working on refitting the interior space to serve the needs of the new tenant. The following details the proposed site plan amendment and provides an assessment of the use: PROPOSED AMENDMENT: Roof-level Dining Area: New rooftop dining area that includes an enclosed section and an outdoor section. The enclosed section includes a new bar, new restaurant seating areas, elevator access, and new restrooms. The outdoor section includes a new bar, new restaurant seats underneath fixed and retractable awnings, and a lounge area. Total capacity is approximately 129 new seats. The applicant is proposing sound attenuating glass on the northern parapet wall adjacent to Wilson Boulevard. SP #362, Buena Vida Roof Deck - 4 -

5 Figure 3: Proposed Rooftop Floor Plan Figure 4: Color Rendering Height and Density: Approximately 1,760 square feet of additional GFA for the enclosed portion of the new roof-level dining area. Total SP #362, Buena Vida Roof Deck - 5 -

6 Figure 5: Statistical Summary of Proposed Development site plan density would increase to 1.89 FAR. Approximately 12 feet of additional building height for the enclosed portion of the roof-level dining area. Elevator overruns and other mechanical equipment will reach a total of 16 feet of additional height. The table below summarizes the existing and proposed height, density, and parking: Existing Development Proposed Development SITE AREA 22,537 sq. ft. 22, 537 sq. ft. Density Gross floor area 39,620 sq. ft. 41,380 sq. ft. Density 1.75 FAR 1.89 FAR C-3 Max Density 2.0 FAR -- Height Main Roof Height 33 feet 45 feet C-3 Max Height 75 feet -- Parking Parking Spaces 60 spaces* 60 spaces * Per Condition #50, all parking spaces for the project are located within the Market Common II garage (SP #339). ASSESSMENT: Height and Density: The proposed height and density are consistent with C-3 zoning district standards. Parking: The subject site plan does not contain on-site parking. Condition #50 of the site plan provides for 60 parking spaces within the Market Common II parking garage (SP # 339, Condition #32) to be used for the subject retail building. The off-site number of 60 spaces was arrived at by subtracting 5,000 square feet from the total balance of GFA (allowed per ACZO Sec. 14.3) and using a ratio of 1 space per 580 square feet of GFA, the site plan standard at the time. The proposed additional 1,760 sq. ft. of GFA would generate the need for an additional three (3) parking spaces using this methodology. If the additional GFA is for restaurant use, there is no parking requirement given that the additional rooftop dining area together with the existing seating capacity is already adequately covered with the SP #362, Buena Vida Roof Deck - 6 -

7 provision of the 60 spaces off-site at the Market Common II. The applicant is not proposing to provide additional parking, and is thus requesting a modification of zoning standards to adjust the parking ratio from one (1) space per 580 square feet to one (1) space per 606 square feet to waive the parking requirement for the additional GFA. Staff supports this modification because of the site s proximity within 670 feet of the Clarendon Metro Station. A parking ratio of 1 space per 606 square feet of retail GFA is consistent with parking ratios for retail uses within proximity to metro stations. There will be no undue, adverse impacts as a result of the subject modification. Use: The proposed roof-level restaurant use will not result in undue adverse impacts to surrounding neighborhoods or streets. The proposed roof structure will be minimally visible to pedestrians at the ground level, and the proposed materials are compatible with the existing building. The applicant has agreed to a condition to provide sound attenuating material along the northern parapet wall adjacent to Wilson Boulevard in an effort to mitigate the potential for any noise from the dining area to be audible to the residential uses north of Wilson Boulevard. Finally, the applicant has agreed to a condition requiring them to comply with Dark Sky Lighting standards. The subject site plan amendment substantially complies with the character of master plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance as modified; functionally relates to other structures permitted in the district and will not be injurious or detrimental to property improvements in the neighborhood; and is so designed and located that the public health, safety and welfare will be promoted and protected. PUBLIC ENGAGEMENT: The following community organizations were contacted for comment regarding the subject site plan amendment request: Clarendon-Courthouse Civic Association (CCCA): Staff contacted the president of the CCCA for comment on the subject proposal. The CCCA president responded by that they support the applicant s proposal. Lyon Village Civic Association (LVCA): Staff contacted the president of the LVCA for comment on the subject proposal. The LVCA is reviewing the subject proposal and has been in contact with staff, but has not communicated a position on the applicant s request. SP #362, Buena Vida Roof Deck - 7 -

8 Clarendon Alliance: Staff contacted the Clarendon Alliance for comment on the subject proposal. The Clarendon Alliance has indicated informal support for the subject site plan amendment. CONCLUSION: The applicant s proposal for an additional 1,760 square feet of GFA and 12 feet of building height will not result in undue adverse impacts to surrounding neighborhoods or streets. Staff supports the applicant s proposed modification of parking standards whereby the parking ratio for the project would decrease to1 space per 606 square feet of retail GFA to waive parking requirements for the additional GFA given the site s close proximity to Metrorail. The subject roof-level dining area will not result in adverse noise or light impacts given the conditions requiring sound attenuation and consistency with Dark Sky Lighting standards. Therefore, staff recommends adoption of the attached ordinance to approve the site plan amendment for approximately 1,760 square feet of new gross floor area and 12 feet of new building height for the Buena Vida restaurant, with modification of zoning standards for parking, subject to all previously approved conditions and the new conditions of the ordinance. SP #362, Buena Vida Roof Deck - 8 -

9 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application dated February 12, 2018 for approval of an amendment to Site Plan #362, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in Staff Report(s) prepared for the April 21, 2018 County Board 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 numerous conditions as set forth in the Staff Report; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on April 21, 2018 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 Amendment: 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 modified as follows: o Modification of parking ratio from 1 space/580 square feet of GFA to 1 space/606 square feet of GFA thus waiving any parking requirement for 1,760 square feet of retail gross floor area. o Other modifications necessary to achieve the proposed development project. 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 February 12, 2018 for an amendment to Site Plan #362, and as such application has been modified, revised, or amended to include the drawings, documents, conditions and other elements designated in Condition #54 below (which drawings, etc. are hereafter collectively referred to as Revised Site Plan Amendment Application ), for a Site Plan Amendment to add 1,760 square feet of additional retail gross floor area and 12 feet of additional building height to accommodate a roof-level dining area for the Buena Vida restaurant, for the parcels of real property known as RPC # and, approval is granted and the parcels so described shall be used according to the Revised Site Plan Amendment Application, and subject to the previously approved conditions #1-53, and the following new conditions #54-56: 54. Façade Plan Revision for Roof Deck The Developer agrees that the third floor roof deck shall be constructed in conformance SP #362, Buena Vida Roof Deck - 9 -

10 with the plans entitled Minor Site Plan Amendment Submission, prepared by HapstakDemetriou, and dated March 28, 2018 ( Plans ). The Developer agrees to obtain the approval of the County Manager or his designee for amended façade plans showing the subject improvements, consistent with the requirements of Condition #26, prior to the issuance of the Final Building Permit for the third floor roof deck. The Developer further agrees to install sound attenuating treatment along the roof parapet along the Wilson Boulevard frontage of the building adjacent to the proposed roof deck, as shown on the above-referenced Plans prior to obtaining a Certificate of Occupancy for the Roof Deck. Specifications of the sound attenuating treatment shall be shown on the revised façade plans required by this Condition # Rooftop Lighting Plan The Developer agrees to submit and obtain the County Manager's approval of a plan for lighting of the rooftop amenity areas prior to the issuance of the Final Building Permit for the subject improvements. The County Manager will approve the lighting components of the plan upon finding that the plans incorporate dark sky lighting principles in accordance with the standards of the International Dark-Sky Association, specifies the hours of illumination, and includes a process and mechanism for adjusting the intensity of light after construction if necessary to ensure that rooftop lighting has no adverse effect on the surrounding area or views of Washington, D.C. s monumental core. 56. Community Liaison The Developer agrees to designate an on-site employee to serve as a liaison to the surrounding community and property owners who will be able to respond to issues or complaints with respect to the roof deck. The name, telephone number and address of the on-site liaison shall be submitted to the Zoning Administrator, the presidents of the Lyon Village Civic Association and the Clarendon-Courthouse Civic Association, and the Clarendon Alliance prior to the issuance of the Final Building Permit for the third floor roof deck subject to the plans referenced in Condition #54. SP #362, Buena Vida Roof Deck

11 PREVIOUS COUNTY BOARD ACTIONS: June 8, 2002 July 30, 2002 April 26, 2003 March 13, 2004 April 27, 2004 July 10, 2004 October 5, 2004 October 18, 2005 May 20, 2006 May 5, 2007 May 17, 2008 Deferred a request for a new site plan (SP #362) for 50,000 square feet of retail GFA to the July 2002 County Board meeting. Approved a new site plan and modification of use regulations for coverage, parking, and outdoor seating, and a comprehensive sign plan, for the property at. Approved a site plan amendment to amend Condition #1 to accommodate an outdoor café, subject to the approval of an encroachment ordinance. Deferred an amendment to the comprehensive sign plan for the project to the April, 2004 County Board meeting. Approved an amendment to the comprehensive sign plan for the project. Approved a use permit for live entertainment at La Tasca, subject to the conditions of the staff report, with a County Board review in October, to a County Board review in one (1) year (October, 2005) to a County Board review in seven (7) months (May, 2006). to a County Board review in one (1) year (May, 2007) to a County Board review in one (1) year (May, 2008) Deferred the use permit for live entertainment at La Tasca to the September, 2008 County Board meeting. September 13, 2008 Deferred the use permit for live entertainment at La Tasca, to the November 2008 County Board meeting. November 15, 2008 to a County Board review in two (2) years (November, 2010). SP #362, Buena Vida Roof Deck

12 November 13, 2010 November 17, 2012 November 16, 2013 November 15, 2014 November 5, 2016 to a County Board review in two (2) years (November, 2012). to a County Board review in one (1) year (November, 2013). to a County Board review in one (1) year (November, 2014). to a County Board review in two (2) years (November, 2016) to a County Board review in two (2) years (November 2018). SP #362, Buena Vida Roof Deck

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18 1511 R R N GARFIELD ST WILSON BLVD N FILLMORE ST C C C-O CLARENDON BLVD 2900 C-O SP # Wilson Blvd RPC # 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