ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of June 15, 2013

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 15, 2013 DATE: June 5, 2013 SUBJECT: A. of Public Hearings to consider an amendment to the Pentagon City Phased Development Site Plan (SP 105) to modify Condition 54 to allow more than four buildings to be up to 22 stories, exceeding the 16 story height limit, and schedule public hearings on such amendment less than 120 days after the filing of the application, for July 1, 2013 for the Planning Commission and July 13, 2013 for the County Board, or such later dates as the hearings are held on the Final Site Plan for the Metropolitan Park 4/5 project; and, B. of Public Hearings to consider an amendment to the Master Transportation Plan to delete a portion of 12 th Road South located on the eastern half of the block defined by 12 th Street South, South Eads Street, 15 th Street South, and South Fern Street (RPC , -002, -011, -012 pt., -015, -016, -017, -018, -019, -020, -035) from the Master Transportation Plan Map for a portion of the Metropolitan Park development. C.M. RECOMMENDATION: Adopt the attached resolution authorizing the advertisement of public hearings to consider the subject Phased Development Site Plan Amendment and Master Transportation Plan Amendment and to schedule the public hearings on the Phased Development Site Plan Amendment for dates less than 120 days after the filing of the application, for July 1, 2013 Planning Commission and July 13, 2013 County Board, respectively, or such later date as the hearing is held on the Final Site Plan for the Metropolitan Park 4/5 project. County Manager: County Attorney: ***** Staff: Aaron Shriber, DCPHD, Planning Division Richard Viola, DES, Transportation Division Robert Gibson, DES, Transportation Division 29.. A., B.

2 ISSUES: The proposed Phased Development Site Plan (PDSP) Amendment and Master Transportation Plan (MTP) Amendment are necessary to permit approval of a proposed final site plan for phases 4 and 5 of the Metropolitan Park development (SP 105; SP-9), which is currently under review. An amendment to Condition 54 of the Pentagon City PDSP is necessary to permit building heights on Parcel 3 (Metropolitan Park) in accordance with the recommendations of the Metropolitan Park Design Guidelines. In addition, the final site plan for phases 4 and 5 of the Metropolitan Park development (SP 105; SP-9) proposes to consolidate the two phases into a single phase and building, which would require an amendment to the MTP to remove the portion of 12 th Road South that is between South Elm Street and South Eads Street from the MTP Map. During the course of the review of the Final Site Plan application that was filed on September 26, 2012, it was determined that a PDSP amendment would be necessary. The PDSP amendment application was filed by the applicant on April 12, Zoning Ordinance Section 36.H.2 requires that the public hearing for site plans occur no less than 120 days from the date of filing, unless the County Board schedules the public hearing for an earlier date. Therefore, the purpose of this item is to request approval for an earlier hearing date, through authorization of advertisement of public hearings for these items for July 1, 2013 for the Planning Commission and July 13, 2013 for the County Board, or such later date as the hearing is held on the Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9). SUMMARY: This is a request to authorize advertisement of public hearings for an amendment to the Pentagon City PDSP and an amendment to the Master Transportation Plan. These amendments are associated with a proposed Final Site Plan for phases 4 and 5 of the Metropolitan Park development (SP 105; SP-9), which is currently under review. During the review of the subject Final Site Plan, it was determined that an amendment to the Pentagon City PDSP and an amendment to the MTP would be necessary to support the proposed development program for the site. Because the Pentagon City PDSP application was filed on April 12, 2013, which is within 120 days of the proposed public hearing with the Planning Commission and County Board (July 2013), it may only be considered at this time subject to authorization by the County Board to permit public hearings within this time period (Zoning Ordinance Section 36.H.2). The purpose of this item is to request authorization of advertisement of public hearings for these actions to be scheduled for July 1, 2013 and July 13, 2013, respectively for the Planning Commission and County Board, or such later date as the hearing is held on the Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9). BACKGROUND: The Pentagon City Phased Development (PDSP) was approved by the County Board on February 25, 1976 and provides a framework for redevelopment of an approximately 116 acre area, which at the time of approval was defined by light and service industrial uses. Since 1976, this area has been developed, through Final Site Plan approvals, with a mixture of high-density office, multifamily residential, hotel and retail uses. In addition, the Virginia Highlands Park was provided with this PDSP and additional public open spaces have been provided on the individual parcels that comprise this area. PDSP Amendment and MTP Amendment - 2 -

3 The approximately 16 acre Metropolitan Park block is identified as Parcel 3 by the Pentagon City PDSP and is assigned a density allotment of 2,282 residential units, 300 hotel units and 100,000 square feet of retail space. In addition, this parcel is provided with the allowance to utilize an additional 930 residential units from Parcel 1D for a total of 3,212 residential units and to reassign its 300 hotel room allotment to Parcel 1D. Until 2002 (date of submission of Metropolitan Park Phase 1 Final Site Plan), Parcel 3 retained its light and service industrial uses, but has since been redeveloped with two residential buildings, with a third building currently under construction. These residential buildings have been approved subject to Final Site Plan applications, and have been designed in conformance with the Metropolitan Park Design Guidelines, which were created in association with the first Final Site Plan approved on this Parcel (Metropolitan Park Phase 1). The Metropolitan Park Design Guidelines provide recommendations for the redevelopment of Parcel 3 in eight phases and containing up to 3,212 multifamily residential units and 100,000 square feet of retail space. Since 2002, the following applications related to creation of the Metropolitan Park development: have been approved by the County Board after Planning Commission review that created the Metropolitan Park development, as it is currently known: o February 10, 2004: Metropolitan Park 1 Final Site Plan (SP 105; SP-9) o March 14, 2006: Metropolitan Park 2 Final Site Plan (SP 105; SP-9) o February 21, 2009: Metropolitan Park 3 Final Site Plan (SP 105; SP-9) o February 21, 2009: PDSP Amendment (SP 105) to add 100,000 square feet of retail space to Parcel 3 (Metropolitan Park) PDSP Amendment and MTP Amendment - 3 -

4 o July 14, 2009: PDSP Amendment (SP 105) to reallocate density between Parcel 1D (PenPlace) and Parcel 3 (Metropolitan Park) allowing 930 residential units and 300 hotel units to be developed on either parcel, subject to Final Site Plan approval In association with the approval of the Metropolitan Park Phase 1 Final Site Plan in February 2004, the County Board approved an amendment to the Master Transportation Plan (MTP). The purpose of this MTP amendment was to incorporate the internal street network, as depicted in the Metropolitan Park Design Guidelines, on the MTP Map. The applicant s Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9) proposes to not construct a portion of 12 th Road South, which is the subject of the proposed MTP amendment. DISCUSSION: Condition 54 of the Pentagon City PDSP states: At the time of final site plan, building heights of up to 22 stories for not more than four apartment and/or hotel buildings shall be considered, for the purpose of improving the overall design without increasing density. This condition allows up to four residential buildings to exceed the C-O-2.5 Zoning District maximum height of 16 stories, but no greater than 22 stories for buildings within the Pentagon City PDSP area. With the creation of the Metropolitan Park Design Guidelines in 2004, this block (Pentagon City PDSP Parcel 3) was recommended to be redeveloped with three 22-story buildings and five buildings at heights greater than 16 stories to be located on the eastern half of the block. To date, four apartment buildings within the Pentagon City PDSP (Metropolitan at Pentagon Row, Gramercy at Metropolitan Park, Millennium at Metropolitan Park, and Three Metropolitan Park) have been approved subject to final site plans and constructed at more than 16 stories. As such, the maximum number of buildings within the Pentagon City PDSP area exceeding 16 stories has been reached, though the building heights for the Metropolitan Park block as recommended by the Metropolitan Park Design Guidelines have not been. The pending Final Site Plan for phases 4 and 5 of Metropolitan Park (SP 105; SP-9) proposes the construction of one of the Metropolitan Park Design Guidelines recommended 22-story buildings. During the review of this final site plan, it was determined that a PDSP amendment would be necessary to permit the consideration of the proposed building height. Therefore, in order to permit approval of building heights recommended by the Metropolitan Park Design Guidelines, this PDSP amendment is necessary to revise Condition 54 accordingly. The applicant s Final Site Plan application for phases 4 and 5 of the Metropolitan Park development (SP 105; SP-9) was filed with the Zoning Office on September 26, Since the time of formal acceptance, the Final Site Plan has been under review by staff and the Planning Commission s Site Plan Review Committee (SPRC). The SPRC reviewed the development proposal at meetings on the following dates: o November 20, 2012 o January 24, 2013 o February 14, 2013 o March 11, 2013 PDSP Amendment and MTP Amendment - 4 -

5 o April 1, 2013 o April 18, 2013 The Final Site Plan and MTP amendment components of the applicant s development proposal for phases 4 and 5 of Metropolitan Park were components of the initial filing; the PDSP amendment was introduced at a later date following staff review of the proposal and the site s history. Regardless of the filing date of the PDSP amendment, the requirement for this aspect of the development proposal has been discussed with the community beginning with the January 24, 2013 SPRC meeting. Until the date of filing, the applicant proposed that the PDSP amendment be acted on by the County Board on their own motion, as was the process utilized with the PDSP amendment associated with the approval of phase 3 of Metropolitan Park. Upon further review, staff determined that this PDSP amendment should be addressed by the applicant through a separate application, as the need for the amendment is associated with their Final Site Plan application. With the completion of the SPRC review of this development proposal on April 18, 2013, it is anticipated that the Final Site Plan for phases 4 and 5 of Metropolitan Park (SP 105; SP-9) will be heard by the Planning Commission at their July 1, 2013 meeting and by the County Board at their July 13, 2013 meeting. Considering the date of submission of the PDSP amendment (April 12, 2013), only the County Board, in accordance with Section 36.H.2, has the authority to schedule public hearings within 120 days from the date of filing of a site plan application. Therefore, in compliance with the provisions of Zoning Ordinance Section 36.H.2, this Request to Advertise (RTA) is necessary to allow the PDSP amendment to be heard concurrently with the subject Final Site Plan at public hearings with the Planning Commission and County Board in July If the County Board does not approve this RTA, the items will be scheduled for public hearings with the Planning Commission and County Board no earlier than 120 days from the date of filing of the PDSP amendment, which would occur in September An amendment to the Master Transportation Plan was approved by the County Board along with the Final Site Plan for the first phase of the Metropolitan Park development that added new planned streets to be provided within the Metropolitan Park development. The Metropolitan Park Design Guidelines recommend that these new street segments be provided according to the eight phase planned build-out of the development. Further, it was anticipated that the right-ofway for the new street segments would not be dedicated to the County until the streets had been built. As proposed by the Final Site Plan for phases 4 and 5 of the Metropolitan Park development (SP 105; SP-9), phases 4 and 5 will be combined into a single building with a large format ground floor retail use. This layout causes, among other modifications as addressed in the revised Metropolitan Park Design Guidelines, the elimination of a portion of 12 th Road South between South Elm Street and South Eads Street. In order to permit approval of the site and building layout proposed with this final site plan, the MTP must be updated to remove this segment of 12 th Road South. It is intended that the MTP amendment will be heard concurrently with the proposed PDSP amendment and Final Site Plan for phases 4 and 5 of the Metropolitan Park development. PDSP Amendment and MTP Amendment - 5 -

6 CONCLUSION: The Final Site Plan for phases 4 and 5 of Metropolitan Park (SP 105; SP-9) proposes to consolidate two phases of the Metropolitan Park development into one building. Two elements of the development proposal, building height of 22 stories and the elimination of a portion of 12 th Road South, require amendments, respectively, to the Pentagon City PDSP (SP 105) and the Master Transportation Plan Map. Though no 22 story buildings have been developed within the Pentagon City PDSP, the building height limitations of Condition 54 have been reached, as there are four buildings that have been developed in excess of 16 stories, which is the maximum apartment building height permitted by the C-O-2.5 Zoning District. No buildings of more than 18 stories have been approved. Regardless of the recommendation of the Metropolitan Park Design Guidelines that three 22 story buildings be located within Metropolitan Park, including at the subject site, these heights cannot be approved by a Final Site Plan without first amending Condition 54 to permit buildings of such heights. It is currently intended that the subject Final Site Plan, and associated requests (PDSP amendment and MTP amendment) be heard concurrently by the Planning Commission and County Board, respectively, at their July 1, 2013 and July 13, 2013 public hearings. Considering the filing date of the applicant s PDSP amendment (April 12, 2013), only the County Board can schedule the requisite public hearings for July 2013, as they would be within 120 days of the date of filing of the PDSP amendment. The requested MTP amendment is related to the subject Final Site Plan and the public hearing for this item must be authorized by the County Board. Not considering the ultimate filing date of the PDSP amendment, this development proposal for phases 4 and 5 of Metropolitan Park has been under review by staff since September 2012 and by the SPRC since November Therefore, staff recommends that the County Board authorize the advertisement of public hearings to consider the subject Phased Development Site Plan Amendment and Master Transportation Plan Amendment by the Planning Commission and County Board for July 1, 2013 and July 13, 2013, respectively, or such later date as the hearing is held on the Final Site Plan for the Metropolitan Park 4/5 project. PDSP Amendment and MTP Amendment - 6 -

7 RESOLUTION WHEREAS, an application for Phased Development Site Plan Amendment dated April 12, 2013 for Site Plan 105, was filed with the Office of the Zoning Administrator; and WHEREAS, the Phased Development Site Plan Amendment for Site Plan 105 and the Master Transportation Plan Amendment must be heard before or concurrently with the Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9), which will come before the County Board on July 13, 2013; and WHEREAS, the height to be allowed under the Phased Development Site Plan Amendment for Site Plan 105 and the Master Transportation Plan Amendment have been publicly discussed in association with the Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9) over a period of five months, and at six public meetings with the Planning Commission s Site Plan Review Committee; NOW THEREFORE, BE IT RESOLVED that the County Board authorizes the scheduling and advertisement of public hearings to consider the subject Phased Development Site Plan Amendment (SP 105) for dates less than 120 days after the filing of the Phased Development Site Plan Amendment application, and authorizes advertisement of public hearings to consider the subject Master Transportation Plan Amendment, for public hearings with the Planning Commission on July 1, 2013 and with the County Board on July 13, 2013, or such later dates as the public hearings are held on the Final Site Plan for the Metropolitan Park 4/5 project (SP 105; SP-9). PDSP Amendment and MTP Amendment - 7 -

8 I - 3 T. S JOYCE ST. S. 15TH ST. S. H E N R Y G. S H I R L E Y M E M O R I A L ARMY NAVY DR. 4 S. HAYES ST. S. HAYES ST. 4 12TH ST. S. 4 Location of Phased Development Site Plan Amendment Legend Land Use Category Government and Community Facilities S. FERN ST. S. FAIR ST. S. ELM ST. 12TH RD. S. 4 13TH ST. S. 14TH ST. S. S. ELM ST. S. ELM ST. S. EADS 14TH RD. S. 15TH ST. S. 18TH ST. S. ST. 11TH ST. S. H I G H W A Y ARMY NAVY DR. 12TH ST. S. S. EADS ST. Request to Advertise Phased Developement Site Plan Amendment S.P. 105 Residential High-Medium: 3.24 F.A.R. Notes: Public and Semi-Public Public Open Space Public Ownership Background Shading will Vary 4. This area was designated a "Coorinated Development District" on 2/9/ This area was designated as the "North Tract Special Planning District" on 4/24/04. In accordance with a revised agreement, dated 9/29/10, between the County and MR Monument View LLC, providing for the exchange of certain property owned by the County and property owned by MR Monument View LLC known as the Twin Bridges site, the County Board, pursuant to Section 36.H.5 of the Zoning Ordinance, and in order to facilitate the implementation of the North Tract Master Plan for Park and Recreational Facilities, has designated the property owned by the County and to be transferred to MR Monument View LLC as eligible for up to 145,797 square feet of additional development density over and above its base density. (U.S. 1) HWY. Mixed Use High-Med Res (.75)\ Med O-A-H (.25) Office-Apartment-Hotel ~~~~~~~ ~~ ^^^^ ^^^^^^ ~~~ Medium ^^Low High S. CLARK ST. S. BELL ST. S. CLARK ST. 10TH ST. S. 14TH RD. S. 15TH ST. S. 18TH ST. S. 12TH ST. S. LONG BRIDGE DR 6TH ST. S. S. BALL ST. CRYSTAL DR. I Feet Map prepared by Arlington County CPHD This is not a legal document. Map 2011 Arlington County, VA Printed: August

9 PROPOSED AMENDMENT TO THE MASTER TRANSPORTATION PLAN MAP Metropolitan Park Development Portion of 12 th Road South to be Deleted