ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of July 15, 2017

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1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of July 15, 2017 DATE: July 7, 2017 SUBJECT: U USE PERMIT AMENDMENT for interior modifications to increase the design capacity of and for a modification of parking requirements; located at 200 S. Carlin Springs Rd. (RPC# ). Applicant: Arlington County School Board By: Mr. John Chadwick Assistant Superintendent, Facilities and Operation Arlington Public Schools 1426 North Quincy Street Arlington, VA C.M. RECOMMENDATION: Approve the use permit amendment for interior modifications to increase the design capacity up to 1,060, and a modification of parking regulations, subject to the conditions of the staff report. ISSUES: This is use permit amendment for interior modifications to increase the design capacity of to 1,060 students and a modification of parking regulations, and no issues have been identified. SUMMARY: Arlington Public Schools (APS) is proposing, as part of the School Board s adopted Fiscal Year (FY) Capital Improvement Plan (CIP), to make interior modifications to increase the design capacity and student enrollment of the existing Kenmore County Manager: ##### County Attorney: ***** Staff: Adam Watson, DCPHD, Planning Division Rob Gibson, DES, Transportation 8. C.

2 Middle School. The proposed modifications would increase the design capacity by 75 students, from 985 (existing) to 1,060. In addition, staff recommends that the County Board approve a parking modification to reduce the parking total required by Arlington County Zoning Ordinance (ACZO) by five (5) spaces. There are a combined 266 total existing onsite parking spaces at Kenmore 164 existing paved spaces and 102 existing grass-pave spaces. In addition, there are 40 total existing bicycle parking spaces. No issues have been identified with this proposal. Therefore, staff recommends that the County Board approve the use permit amendment, subject to the conditions of the staff report. BACKGROUND: The use permit for the original Kenmore Junior High School (later called Kenmore Intermediate School ) was approved by the County Board in July 1955 (U ), and the school was constructed in In June 2003, the County Board approved the subject use permit allowing for the demolition of the old school structure and the construction of the new, three-story, with a design capacity of 850 students. The interior of the new building was later modified, increasing the design capacity to 985 students. The following provides additional information about the site and location: Site: The site is an approximately 32-acre developed with the existing Kenmore Middle School in the northeast corner of the property and the Carlin Springs Elementary School on the southwest corner of the property, and their respective paved and grass-paved parking areas. The area in between the schools contains open green space and athletic space, including baseball and softball diamonds, a soccer field, a basketball court, and tennis courts. The site is bound by Route 50 (Arlington Boulevard) and 2 nd Street South to north, South Carlin Springs Road to the east, Glen Carlyn Road/5 th Road South to the south, and South Manchester Street to the west. A small commercial shopping center, zoned C-1-R, is located across Carlin Springs Road from the middle school. The rest of the surrounding area is characterized by single-family dwellings, zoned R-6. Zoning: The site is zoned S-3A Special District. Land Use: The site is designated Public on the General Land Use Plan (GLUP). Neighborhood: The site is located within the Glencarlyn Citizens Association (GCA). APS staff conducted outreach to the Kenmore PTA and the GCA (see attached APS letter) regarding this use permit amendment proposal. As of June 20, 2017, APS had not received any comments from the GCA. Staff followed up with the civic association and has not received any response as of the date of this staff report. U

3 Figure 1: Location of (200 South Carlin Springs Road) 200 S. Carlin Springs Rd. N Carlin Springs Elementary School DISCUSSION: APS is proposing to make interior modifications to increase the design capacity of the existing to accommodate increasing student enrollment. The proposed modification would increase the design capacity by 75 students, from 985 (existing) to 1,060 as shown in the table below. Table 1: Capacity Existing Building Capacity 985 Existing Relocatable Capacity 0 Total 985 Proposed Building Capacity 1,060 Proposed Relocatable Capacity 0 Total 1,060 Increase in Overall Capacity 75 A parking modification is required because existing grass-pave parking spaces are non-standard and cannot be counted toward meeting the total number of on-site parking spaces provided. Per ACZO , there must be 169 parking spaces on-site that meet the dimensional and paving requirements of 14.3 (see the table below for parking requirements and calculations). There are 164 existing paved spaces on-site that meet these requirements, leaving a deficit of five (5) U

4 parking spaces. However, there are also 102 existing grass-pave spaces on-site. Pursuant to ACZO C, the County Board, through a use permit, can modify the number of parking spaces required by for a middle school. Staff recommends that the County Board approve a parking modification to require five (5) fewer paved parking spaces, given that there are 102 additional grass-pave spaces. Allowing this modification will preserve playing fields, open space, and playgrounds located on the site that would otherwise need to be paved to create additional parking area. Counting the pervious grass-pave spaces, there are 266 total existing onsite parking spaces at Kenmore, which exceeds the Arlington County Zoning Ordinance (ACZO) requirement of 169 spaces. In addition, there are 40 total existing bicycle parking spaces, which meets approved Condition #10 of the use permit. Table 2: Parking Description Spaces ACZO minimum requirement (employees) 1 space per 7.5 students 142 ACZO additional requirement (visitors) 1 space per 40 students 27 TOTAL required parking 169 Existing paved spaces 164 Existing grass-pave spaces 102 TOTAL existing parking 266 NET parking 97 Transportation Demand Management (TDM): A TDM plan is not required for this use permit amendment. Even though a modification of parking regulations is needed to require five (5) fewer standard parking spaces, there are 102 additional non-standard grass-pave parking spaces available on the site as described above. Consistency with the Comprehensive Plan: Per Virginia Code , public facilities shall not be constructed unless they are found to be consistent with the adopted comprehensive plan or part thereof. The General Land Use Plan (GLUP), an element of Arlington County s Comprehensive Plan designates the subject site as Public. This designation allows for parks (local, regional and federal), schools (public), parkways, major unpaved rights-of-way, libraries and cultural facilities. Staff determined that the public facilities proposed are consistent with Arlington s Comprehensive Plan, and at its July 5, 2017 meeting, the Planning Commission confirmed the recommended finding that the proposed public facilities are consistent with the Arlington County Comprehensive Plan. The entire Planning Commission recommendation and votes are outlined in the Planning Commission letter dated July 12, The use permit request and aforementioned interior improvements will not: (1) affect adversely the health or safety of persons residing or working in the neighborhood; (2) be detrimental to the public welfare or injurious to property or improvements in the neighborhood; and (3) be in conflict with the purposes of the master plans of the County. CONCLUSION: APS must provide enough classroom seats to meet student demand, and is requesting a use permit amendment to make the necessary interior modifications to increase the design capacity of. Staff does not expect a design capacity increase of U

5 75 students to have any undue negative impact to the surrounding area, and the school has more parking spaces than are required by the ACZO. Therefore, staff recommends that the County Board approve the use permit amendment, subject to the conditions of the staff report. Proposed New Condition (): Approved Conditions #1 through #13 do not apply to the July 15, 2017 use permit amendment for interior modifications to increase the design capacity and a parking modification to reduce the number of required spaces by 5 (five) total. 14. The applicant agrees to comply with all requirements set forth in all applicable ordinance and regulations, including, by way of illustration and not limitation, those administered by the Zoning Office, Code Enforcement Office, Inspection Services Division, Fire Marshal s Office, and the Department of Parks and Recreation (DPR). Approved Conditions 1. The developer (as used in these conditions, the term developer shall mean the owner, the applicant and all successors and assigns) agrees to comply with the standard conditions set forth below and the drawings and materials dated March 14, 2003 and as documented in the "Final Design Submission " dated June 17, 2003 and reviewed and approved by the County Board and made a part of the public record on July 19, 2003 including all renderings, drawings, and presentation boards presented during public hearings, together with any modifications proposed by the developer and accepted by the County Board or vice versa. This use permit approval expires three (3) years after the date of County Board approval if a building permit has not been issued for the building to be constructed pursuant to the approved plan. Extension of this approval shall be at the sole discretion of the County Board. The owner agrees that this discretion shall include a review of this use permit and its conditions for their compliance with then current County policies for land use, zoning and special exception uses. Extension of the use permit is subject to, among other things, inclusion of amended or additional use permit conditions necessary to bring the plan into compliance with then current County policies and standards together with any modifications proposed by the owner and accepted by the County Board or vice versa. 2. Tree preservation and tree replacement: a. The developer agrees to file a tree preservation plan for any trees proposed to be saved by the developer or specified to be saved by the approved site plan and shown on any filing in connection with this case. This plan shall include any tree on adjacent sites whose dripline extends onto the subject site. The tree preservation plan shall be developed by a certified arborist or other horticultural professional with a demonstrated expertise in tree preservation techniques on urban sites and shall be submitted and approved, and found by the County U

6 Manager or his designee to meet the requirements of this site plan, before the issuance of the Clearing, Grading and Demolition Permit. At a minimum, this plan shall include: (1) A site-grading plan at two feet intervals, including the location of all proposed improvements and utilities. (2) Detailed specifications for any tree walls or wells proposed. (3) A description of how and where building materials and equipment will be stored during construction to ensure that no compaction occurs within the dripline of the trees to be saved. (4) Identification of tree protection measures and delineation of placement of tree protection. Any tree identified on the Tree Preservation Plan to be saved which dies (any tree which is 25% or more dead shall be considered to have died) within two (2) years of the issuance of the master certificate of occupancy shall be removed and replaced by the developer at their expense with the number of major deciduous and evergreen trees whose total calipers equals the caliper of the tree to be replaced and which meet the minimum size and other requirements of condition #7a. and b. below. b. The developer also agrees to replace all trees removed as a result of the new construction in accordance with the Arlington County, Virginia Tree Replacement Guidelines. The developer shall prepare a tree replacement plan, developed with assistance of the County's urban forester, to plant replacement trees on site or on County-owned land. The developer agrees to submit and obtain approval of this plan by the County Manager or his designee as part of the final site development and landscape plan. 3. The developer agrees to develop a plan for temporary pedestrian and vehicular circulation during construction. This plan shall identify temporary sidewalks, fencing around the site, construction vehicle routes, and any other feature necessary to ensure safe pedestrian and vehicular travel around the site during construction. The developer agrees to submit this plan to, and obtain approval of the plan from, the County Manager or his designee as meeting these standards, before the issuance of the Clearing, Grading and Demolition Permit. (DPW has the authority to require the developer to amend the approved plan as conditions warrant.) 4. The developer agrees to comply with all federal, state and local laws and regulations not modified by the County Board's action on this plan and to obtain all necessary permits. The developer also agrees that compliance shall include meeting the requirements of the Inspection Services Office, Community Code Enforcement Office, the Bureau of Environmental Health, the State Department of Education, and the Fire Marshal's Office, U

7 including the installation of smoke detection/alarm systems. The County also has the authority to take actions to include issuance of a stop work order when the developer is not in compliance with the agreed-upon conditions. 5. The developer agrees to comply with the following before issuance of the Clearing, Grading and Demolition Permit and to remain in compliance with this condition until the Master Certificate of Occupancy is issued. a. The developer agrees to identify a person who will serve as liaison to the community throughout the duration of construction. This individual shall be on the construction site throughout the hours of construction, including weekends. The name and telephone number of this individual shall be provided in writing to residents, property managers and business owners whose property abuts the site, and to the Zoning Administrator, and shall be posted at the entrance of the project. b. Throughout construction of the project, the developer agrees to advise abutting property owners in writing of the general timing of utility work in abutting streets or on-site that may affect their services or access to their property. c. At the end of each workday during construction of the project, the developer agrees to ensure that any streets used for hauling construction materials and entrance to the construction site are free of mud, dirt, trash, allaying dust, and debris. d. Throughout construction of the project, construction work shall be in accordance with the Arlington County Noise Ordinance (Section 15 of the Arlington County Code). Construction of the project shall occur during the daytime hours as defined by the Arlington County Noise Ordinance, between 7:00 a.m. and 9:00 p.m. on weekdays and from 10:00 a.m. to 9:00 p.m. on Saturdays, Sundays and legal holidays. e. Storage of construction materials, equipment and vehicles shall occur on the site or an approved off-site location, or as approved by the County Manager or his designee. 6. The developer agrees to submit the final site development and landscape plan to the County in the form of a detailed final site development and landscape plan at a scale of 1 inch = 25 feet, in conjunction with the final site engineering plan as required in Condition #8 below. The developer further agrees that both the final site development and landscape plan and the site-engineering plan verify by means of survey that there are no conflicts between the street trees and utilities. The developer shall obtain approval by the County Manager or his designee for both plans as meeting all requirements of the County Board's site plan approval and all applicable county laws and plans before the issuance of the Excavation/Sheeting and Shoring Permit. The plan shall be consistent with the conceptual plan approved as a part of the use permit, and, at a minimum, shall conform to the landscaping requirements in Condition #7 below; the County's landscaping, planting, and sidewalk and driveway construction specifications; and/or other applicable urban design U

8 standards approved by the County Board. In order to facilitate comparison with the final site engineering plan, the landscape plan shall be at a scale of 1 inch = 25 feet; the County may require more detailed plans appropriate to landscape installation at a larger scale (1/16 inch = 1 foot, 1/8 inch = 1 foot, or 1/4 inch = 1 foot). The County may permit minor changes in building, street and driveway locations and other details of design as necessitated by more detailed planning and engineering studies if such changes are consistent with the provisions of the Zoning Ordinance governing administrative approval and with the intent of the use permit approval. The landscape plan shall include a Street Tree Plan that shall be reviewed by the Department of Parks, Recreation and Community Resources and shall be accompanied by the site-engineering plan. The installation of all plant materials shown on the final landscape plan shall take place before the issuance of the first Certificate of Occupancy, for the respective phase of construction. The final site development and landscape plan shall include the following details: a. The location and dimensions of traffic signal poles and control cabinets, utility meters, utility vaults and boxes, transformers, mechanical equipment, fire hydrants, standpipes, storm water detention facilities, the location of all existing and proposed utility lines and of all easements. The location of traffic control cabinets shall be shown on the final site-engineering plan and placed so as not to obstruct pedestrian travel or be visually obtrusive. Traffic control cabinets shall not be located in the public sidewalk. Transformers shall not be placed above grade in the setback area between the building and the street. b. The location, dimensions, and materials for driveways, driveway aprons, service drives, parking areas, interior walkways, plaza areas and sidewalks, as well as for address indicator signs. c. The location and types of light fixtures for streets, parking, walkway, tennis courts, and plaza areas. d. Topography at two (2) foot intervals and the finished first floor elevation of all structures. e. Landscaping for plaza areas, raised planters, surface parking areas, service drives, including a listing of plant materials, and details of planting, irrigation and drainage. f. The location and planting details for street trees in accordance with Department of Public Works Standards and Specifications for planting in public rights-of-way and as shown on the approved final site engineering plan. 7. The developer agrees that all landscaping shall conform to Department of Public Works Standards and Specifications and to at least the following requirements: a. Planting materials shall be of good nursery stock and a nursery guarantee shall be provided by the developer for two years including the replacement, as needed, and U

9 maintenance (to include but not be limited to pruning, feeding, spraying, mulching, weeding, and watering) of all landscape materials following the issuance of the Master Certificate of Occupancy. b. Plant materials and landscaping shall meet the then-current American Standard for Nursery Stock, and shall also meet the following standards: (1) Major deciduous trees (shade or canopy trees such as Oaks, Maples, London Plane Trees, Japanese Zelkovas, etc.) other than street trees - a minimum caliper of 4 to 4 1/2 inches. (2) Evergreen trees (such as Scotch Pines, White Pines, Hemlocks, etc.) a minimum caliper of 4 to 4 1/2 inches. (3) Ornamental deciduous trees (such as Cherries, Dogwoods, Serviceberries, Hornbeams, etc.) - a minimum caliper of 3 to 3 1/2 inches. (4) Shrubs - a minimum spread of 18 to 24 inches. (5) Groundcover - in 2 inch pots. c. All new lawn areas shall be sodded; however, if judged appropriate by the County Manager or his designee, based on accepted landscaping standards and approved in writing, seeding may be substituted for sod. All sod and seed shall be state certified. d. Exposed earth not to be sodded or seeded shall be well mulched or planted in groundcover. Areas to be mulched may not exceed the normal limits of the planting bed. e. Soil depth shall be a minimum of four (4) feet plus 12 inches minimum of drainage material for trees and tall shrubs and three (3) feet for other shrubs. This requirement shall also apply to those trees and tall shrubs in raised planters. Soil depth for raised planters shall be measured from the bottom of the planter to the top of the planter wall. The walls of raised planters shall be no higher than seat wall height (2 1/2 feet, maximum) above the finished grade adjacent to them. f. Finished grades shall not exceed a slope of three to one or the grade that existed before the site work began. g. The developer agrees to maintain the site in a clean and well-maintained condition before the issuance of the Clearing, Grading and Demolition Permit and agrees to secure and maintain the site throughout the construction and phasing process. h. The developer agrees to notify the Department of Parks, Recreation and Community Resources (DPRCR) Urban Forester at least 72 hours in advance of U

10 the scheduled planting of any street trees in the public right-of-way and to be available at the time of planting to meet with staff of DPRCR to inspect the plant material, the tree pit and the technique of planting. Soil used in the tree pit must meet the specifications for street tree planting available from the DPRCR Urban Forester. 8. The developer agrees to submit final site engineering plans to the Department of Public Works. The plans shall be drawn at the scale of 1 inch = 25 feet and be 24 inches by 36 inches in size. Neither the Excavation/Sheeting and Shoring permit nor the first Building Permit shall be issued until final site engineering plans that agree with the approved final site development and landscape plans, and the sequence of construction, has been approved by the Department of Public Works, as consistent with all site plan approval requirements and all County laws and policies. 9. The developer agrees that the design of the facade treatment for the buildings and the materials to be used on the facades shall be as specified and shown on submitted drawings and materials dated June 17, 2003 and as documented in the "Final Design Submission " dated June 17, 2003 and reviewed and approved by the County Board and made a part of the public record on July 19, 2003 including all renderings, drawings, and presentation boards presented during public hearings. 10. The developer agrees to provide several secured bicycle storage facilities conveniently located adjacent to the school and highly visible from the administrative suite. 11. The developer agrees to meet County stormwater quantity and quality requirements. Underground detention systems will be used to comply with quantity control requirements. A pervious pavement system, as well as other approved non-structural measures, will be used to comply with quality control requirements, generally as shown on the drawings Site Grading and Drainage Plan presented at the June 23, 2003 Environment and Energy Conservation Commission meeting. The developer also agrees to work with DES and DPW staff to implement the requirements of the Chesapeake Bay Ordinance. 12. The applicant agrees that all utility connections from the project to the public right-ofway, including electric, gas, cable, etc., will be underground. 13. The applicant agrees to coordinate with Arlington County DPW in the construction of a South Carlin Springs Road crossing at 1st Street. The crossing design should include a six (6) foot wide median, pedestrian ramps and flares consistent with Arlington County construction standards and specifications. U

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12 PREVIOUS COUNTY BOARD ACTIONS: July 9, 1955 February 12, 2000 July 19, 2003 Granted Use Permit U to permit the operation of a junior high school (Kenmore Junior High School) on the premises known as 200 S. Carlyn Spring Road. Approved Use Permit U for a new elementary school (Carlin Springs Elementary), located at the rear of. Approved Use Permit U for construction of a new middle school building (Kenmore Middle School), replacing the existing middle school. U

13 R-6 1ST ST N R-6 R-6 RAMP ARLINGTON BLVD RAMP ARLINGTON BLVD RAMP R-10T S MANCHESTER ST 1ST ST S 2ND ST S R-6 S-3A S CARLIN SPRINGS RD C-1-R 1ST ST S 2ND ST S 3RD ST S S LEXINGTON ST 3RD ST S 4TH ST S R-6 4TH ST S 5TH ST S U S Carlin Springs Rd RPC # GLEN CARLYN RD 5TH RD S 5TH RD S Scale: S-D ICase Location(s) 1:3,600 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

14 S. M S. MONTANA ST. S. MANCHESTER ST. 1ST ST. S. A r l i n g t o n C o u n t y S. MADISON ST. 1ST ST. S. 2ND ST. S. K e n m o r e M i d d l e S c h o o l nm S. CARLIN SPRINGS RD. 2ND ST. S. C a r l i n S p r i n g s E l e m e n t a r y S c h o o l nm 4TH ST. S. 3RD ST. S. S. CARLIN SPRINGS RD. F a i r f a x C o u n t y Legend nmaps Facilities S. LARRI- MORE ST. Kenmore MS and Carlin Springs ES Lot Lines (Kenmore and Carlin Springs Property approximately 30.8 acres) Arlington County Boundary Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 5TH RD. S. S. CAS µ 0 Feet 200

15 Arlington Public Schools Design and Construction 2770 South Taylor Street Arlington, VA Phone: (703) Fax: (703) June 13, 2017 Dear Glencarlyn Citizens Association, The School Board adopted FY Capital Improvement Plan (CIP) included an internal modifications project to increase student capacity at by 72 seats. APS has completed final design for the project and a use permit application will be considered at an upcoming County Board meeting. All the work planned will occur with the confines of the building and building courtyards. Construction is expected to be complete by the start of the school year. If you have questions or comments regarding the project please contact me using the information provided below. Sincerely, Steve Stricker Senior Project Manager Arlington Public Schools Department of Design & Construction Services O C steven.stricker@apsva.us