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ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

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Page 1: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

ARLINGTON COUNTY, VIRGINIA

County Manager: _____________

County Board Agenda Item Meeting of January 27, 2007

REVISED REPORT

DATE: January 1925, 2007 SUBJECTS: Request to Advertise public hearings at the Planning Commission meeting on February 12 March 5, 2007 and the County Board meeting on February 24 March 17, 2007, and to consider the following actions related to the redevelopment proposal for Buckingham Villages 1 and 3:

A. Expansion of the existing local ordinance by designating the buildings, open space, trees, landscaping and other structures and features located within the property of Buckingham Village 3 into the Buckingham Historic District.

B. An amendment to the Comprehensive Plan-Master Transportation Plan-Part I to add

new sections of 3rd Street North between North Pershing Drive and North Henderson Road, and 4th Street North between George Mason Drive and the proposed new section of 3rd Street North.

C. A rezoning for premises known as 4319 N. Pershing Dr. (Buckingham Villages 1 and

3) (RPC# 20-024-004) from “R-6” One-Family Dwelling Districts to “RA8-18” Apartment Dwelling Districts.

D. A site plan application for approximately 766 apartment and townhouse units,

including approximately 300 affordable dwelling units, an above-grade parking garage, and a modification of use regulations for bonus density for affordable housing, for premises known as 4319 N. Pershing Dr. (Buckingham Villages 1 and 3) (RPC #20-023-002; 20-024-004).

REVISION EXPLANATION: The applicant has agreed to have the subject items considered by the County Board at their meeting on March 17, 2007. The revisions in the report reflect changes to the public hearing dates and the addition of a request to authorize advertisement of a public hearing for the designation of Village 3 as part of the Buckingham Historic District.

Staff: Freida Wray, DCPHD, Planning Division David Cristeal, DCPHD, Housing Division Robert Gibson, DES, Transportation Planning PLA–4614

Page 2: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 2 - PLA–4614

C.M. RECOMMENDATIONS: Adopt the attached resolution authorizing advertisement of public hearings by the

Planning Commission on February 12 March 5, 2007 and the County Board on February 24 March 17, 2007 to consider the following:

1) Expanding the existing local ordinance by designating the buildings, open space, trees,

landscaping and other structures and features located within the property of Buckingham Village 3 into the Buckingham Historic District;

2) Amending the Comprehensive Plan-Master Transportation Plan-Part I, to add new

sections of 3rd Street North between North Pershing Drive and North Henderson Road, and 4th Street North between George Mason Drive and the proposed new section of 3rd Street North;

3) Rezoning the property adjacent to North Henderson Road (RPC # 20-024-004) in the

Buckingham Village 1 block from “R-6” to “RA8-18”; and

4) Approving a site plan application for approximately 766 apartment and townhouse units, including approximately 300 affordable dwelling units, an above-grade parking garage, and a modification of use regulations for bonus density for affordable housing, for premises known as 4319 N. Pershing Dr. (Buckingham Villages 1 and 3) (RPC #20-023-002; 20-024-004).

ISSUES: None. SUMMARY: Pursuant to the Memorandum of Understanding approved by the County Board in July 2006, between the County Board and the developer, Paradigm Development Corporation (Paradigm), the developer proposes a site plan to redevelop Buckingham Village 1 with apartment and townhouse developments, and to renovate and preserve Buckingham Village 3. The site plan would also include a request for bonus density for the provision of affordable dwelling units located in Villages 1 and 3. Associated with the site plan request are a Master Transportation Plan Amendment to extend 3rd and 4th Streets through Village 1, and a rezoning for a 27,189 square foot parcel located in Village 1 adjacent to North Henderson Road from “R-6” to “RA8-18”. The balance of the 11-acre Village 1 site is zoned “RA8-18”. Furthermore, designation of Village 3 as part of the Buckingham Historic District is proposed. The public hearing for the local Historic Landmarks designation was held and closed on July 11, 2006, and County Board action deferred. Additional actions may be needed either concurrent with or subsequent to these requests to authorize AHIF for the affordable housing element of the proposed site plan and on proposed vacations of street and utility easements. BACKGROUND: On July 11, 2006, the County Board entered into a Memorandum of

Page 3: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 3 - PLA–4614

Understanding (MOU) with Paradigm Development Corporation to participate in a process that would result in a redevelopment plan for Villages 1, 2 and 3 in the Buckingham community. Also on that date, the County Board deferred action on the local Historic Landmarks designation on Buckingham Villages 1, 2 and 3, and deferred authorizing advertisement of a public hearing to designate Buckingham Villages 1, 2 and 3 into the Buckingham Historic District, until such time as the County Board directs the County Manager to schedule these items for action. The public hearing for the Historic Landmarks designation was closed on July 11, 2006. The redevelopment plan for Buckingham Villages 1, 2 and 3 will attempt to address four (4) objectives:

Preservation of as much affordable housing as possible within Buckingham Villages 1, 2 and 3 or in the immediate neighborhood, including Historic Ballston Park; with a goal of no less than 300 committed affordable units;

The ability of people who currently live in Buckingham Villages 1, 2 and 3 to continue to live in Buckingham Villages or in the immediate neighborhood, including Historic Ballston Park;

The historic preservation of Buckingham Village 3 and historically sensitive redevelopment of the other Villages 1 and 2; and,

The incorporation of land values that approximate what could be achieved under by-right development.

Paradigm, the County and the community agreed to work for the period of the MOU in a good faith effort to craft a redevelopment plan that meets the above objectives, for consideration by the County Board by March 1, 2007. The redevelopment plan would include the following elements:

Village 1 as part of a site plan of townhouses and affordable and market-rate rental units; Village 2 as an historically sensitive by-right development; Village 3 as part of a site plan that preserves the buildings and the units as historic and

affordable. 292 committed affordable dwelling units, which could increase if other creative solutions

are developed, such as seeking additional affordable units at Historic Ballston Park. Community Process: Since approval of the MOU, a Buckingham Villages review process was developed and implemented consistent with the objectives of the MOU.

The Site Plan Review Committee (SPRC) met four (4) times and discussed a number of alternative redevelopment scenarios for Village 1. Two scenarios stood out as best meeting the redevelopment goals – Scenarios 2 and 8. The Commissions and County Board will take action on one (1) scenario in February 2007.

To date, the Community Preservation Committee (CPC) met 10 times to review preliminary affordable housing plans, including the two scenarios for how they propose to provide the 300 affordable units, as well as details on the proposed unit mix and type,

Page 4: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 4 - PLA–4614

affordability levels, rental and ownership scenarios, financing options, tenant relocation, and phasing. Representatives of the CPC also participated in the SPRC meetings.

The HALRB and/or the Design Review Committee, met four (4) times on Village 1 and eight (8) times on Village 3. The HALRB/DRC reviewed all exterior aspects of the Village 3 renovation proposal, including roofs, windows, additions, landscaping, street furniture, and the exterior swimming pool and new meeting building. For Village 1, the HALRB/DRC reviewed the alternative redevelopment proposals. Representatives of the HALRB and DRC also participated in the SPRC meetings.

Redevelopment Scenarios: As noted, through the community process two site plan alternatives have emerged – Scenario 2 and Scenario 8. Staff is in the process of evaluating the two alternatives, including their affordable housing plans, historical context, and economics, in preparation for negotiation with Paradigm and recommendation of one (1) plan (either Scenario 2, Scenario 8, or a hybrid) for consideration by Commissions and the County Board at their February meetings. In both scenarios, Village 3 would be preserved as affordable and its historic design preserved as part of the renovations. Following is a brief summary of each scenario. Village 1 • Scenario 2: This scenario consists of one (1) five-story apartment building (Building A) containing 152 units, all of which would be committed affordable dwelling units. Parking would be located in a single-level, partially above-grade garage. A four-story apartment building (Building B) containing 374 market-rate units would be located adjacent to the site’s George Mason Drive and Henderson Road frontages. The building would frame a four-story above-grade garage structure. A 64-unit townhouse development would be located adjacent to the site’s George Mason Drive and North Henderson Road frontages. Third Street would extend north-south through the site, from the existing intersection at Henderson Road to Pershing Drive. The proposed new section of 3rd Street would be the subject of a Master Transportation Plan Amendment. The existing alley at the rear of Building A would be improved. A 28,500 square foot pedestrian corridor, approximately 60 feet in width, would extend from George Mason Drive to 3rd Street extended. A total of 25 mature trees would be preserved and 218 replacement trees would be planted. Project amenities include two on-site swimming pools, several pocket parks and the pedestrian corridor, totaling 99,600 square feet of open space. Scenario 2 would include 140 committed affordable units in Village 3, 152 committed affordable units in the stand-alone Building A, and 8 committed affordable units off site in the Buckingham community, for a total of 300 committed affordable units for households earning up to 60% of the Average Median Income (AMI). • Scenario 8: This scenario consists of two (2) four-story apartment buildings containing a total of 505 units. Building A would be located adjacent to the site’s Pershing Drive frontage and would contain 235 units, including 100 committed affordable dwelling units. Building B would be located adjacent to the site’s Henderson Road frontage and would contain 270 market-

Page 5: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 5 - PLA–4614

rate units. Each building would contain an underground parking garage. A 68-unit townhouse development would be located along the site’s George Mason Drive frontage. Third Street would extend north-south through the site at the location of the existing alley adjacent to Culpepper Garden. Fourth Street would extend east-west through the site, from the existing intersection at George Mason Drive to 3rd Street extended. It would consist of a circular travel way that would surround an approximately one-half acre park (29,100 square feet). The proposed new sections of 3rd and 4th Street would be the subject of a Master Transportation Plan Amendment. A total of 12 existing mature trees would be preserved. The developer proposes to provide 271 replacement trees. Project amenities include two on-site swimming pools, several pocket parks, and the central park, totaling 118,930 square feet of open space. Scenario 8 would include 140 committed affordable units in Village 3; 100 committed affordable units in the mixed-income Building A; 10 committed affordable units off site in the Buckingham community; and 50 affordable units for current tenants of Buckingham Village with household incomes exceeding 60% of the AMI which would convert to units affordable to households earning up to 80% of the AMI when the current tenants move out and the units become vacant. This totals 300 committed affordable units. CONCLUSION: In order to meet the March 1, 2007 deadline established by the MOU, the County Board would have to authorize the advertisement of public hearings to consider the proposed expansion of the Buckingham Historic District, the Master Transportation Plan Amendment, the rezoning, and the site plan application for public hearings at the Planning Commission meeting on February 12 March 5, 2007, and the County Board meeting on February 24 March 17, 2007. Therefore, it is recommended that the County Board authorize the advertisement of public hearings for these items.

Page 6: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 6 - PLA–4614

RESOLUTION TO AUTHORIZE ADVERTISEMENT OF PUBLIC HEARINGS AT THE FEBRUARY 12 MARCH 5, 2007 PLANNING COMMISSION MEETING AND THE FEBRUARY 24 MARCH 17, 2007 COUNTY BOARD MEETING FOR THE FOLLOWING: 1) EXPANSION OF THE EXISTING LOCAL ORDINANCE BY DESIGNATING THE BUILDINGS, OPEN SPACE, TREES, LANDSCAPING AND OTHER STRUCTURES AND FEATURES LOCATED WITHIN THE PROPERTY OF BUCKINGHAM VILLAGE 3 INTO THE BUCKINGHAM HISTORIC DISTRICT; 2) A COMPREHENSIVE PLAN-MASTER TRANSPORTATION PLAN-PART I AMENDMENT TO ADD NEW SECTIONS OF 3RD STREET NORTH BETWEEN NORTH PERSHING DRIVE AND NORTH HENDERSON ROAD, AND 4TH STREET NORTH BETWEEN GEORGE MASON DRIVE AND THE PROPOSED NEW SECTION OF 3RD STREET NORTH; 3) A REZONING FROM “R-6” ONE-FAMILY DWELLING DISTRICTS , TO “RA8-18” APARTMENT DWELLING DISTRICTS FOR PREMISES KNOWN AS 4319 N. PERSHING DR. (BUCKINGHAM VILLAGES 1 AND 3) (RPC# 20-024-004); 4) A SITE PLAN APPLICATION FOR APPROXIMATELY 766 APARTMENT AND TOWNHOUSE UNITS, INCLUDING APPROXIMATELY 300 AFFORDABLE DWELLING UNITS, AN ABOVE-GRADE PARKING GARAGE, AND A MODIFICATION OF USE REGULATIONS FOR BONUS DENSITY FOR AFFORDABLE HOUSING, FOR PREMISES KNOWN AS 4319 N. PERSHING DR. (BUCKINGHAM VILLAGES 1 AND 3) (RPC #20-023-002; 20-024-004). The County Board of Arlington County hereby resolves that public hearings should be advertised for the February 12 March 5, 2007 Planning Commission meeting and the February 24March 17, 2007 County Board meeting to consider the following: 1) Expansion of the existing local ordinance by designating the buildings, open space, trees, landscaping and other structures and features located within the property of Buckingham Village 3 into the Buckingham Historic District; 2) A Comprehensive Plan-Master Transportation Plan-Part I Amendment to add new sections of 3rd Street North between North Pershing Drive and North Henderson Road, and 4th Street North between George Mason Drive and the proposed new section of 3rd Street North; 3) A zoning change from “R-6” One-Family Dwelling Districts , to “RA8-18” Apartment Dwelling District for premises known as 4319 N. Pershing Dr. (Buckingham Villages 1 and 3) (RPC# 20-024-004);

Page 7: ARLINGTON COUNTY, VIRGINIA - arlingtonva.s3.amazonaws.com fileARLINGTON COUNTY, VIRGINIA County Manager: _____ County Board Agenda Item Meeting of January 27, 2007 REVISED REPORT DATE:

Request to Advertise an Historic District designation, a Master Transportation Plan Amendment, a Rezoning and a Site Plan (Buckingham Villages 1 and 3) - 7 - PLA–4614

4) A site plan application for approximately 766 apartment and townhouse units, including approximately 300 affordable dwelling units, an above-grade parking garage, and a modification of use regulations for bonus density for affordable housing, for premises known as 4319 N. Pershing Dr. (Buckingham Villages 1 and 3) (RPC #20-023-002; 20-024-004).