ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 16, 2018 DATE: June 7, 2018 SUBJECT: Z-2604-18-1 Rezoning from R-6 and R-5 Single Family Residential Districts to S-3A Special District for property known as McCoy Park, 2121 21st Street North, RPC #15-004- 071 to support the use of the property as a public park and facilitate construction of park improvements. Applicant: Arlington County Department of Parks and Recreation (DPR) On behalf of Arlington County Board 2100 Clarendon Boulevard, Suite 414 Arlington, VA 22201 C.M. RECOMMENDATION: Adopt the Ordinance to rezone from R-6 and R-5 Single Family Residential Districts to S-3A Special District, as shown in Attachment 1, for the property known as McCoy Park, 2121 21st Street North, RPC #15-004-071 to support the use of the property as a public park and facilitate construction of park improvements. ISSUES: The proposed rezoning of McCoy Park, 2121 21st Street North, is to facilitate improvements to the park. No issues have been identified at this time. SUMMARY: Improvements to McCoy Park, located at 2121 21st St. North, are planned for construction in 2018. Funded through a developer contribution attributable to Site Plan #420 (Verde Point), improvements include the addition of several park amenities including a picnic table, shade cover, and seating area. While the General Land Use Plan (GLUP) designation for this park is Public, the parcel is split-zoned R-5, R-6, and S-3A, in existence before it was conveyed to the County previously by private owners. As parks are permitted in residential County Manager: ##### County Attorney: ***** Staff: Leon Vignes, DCPHD, Planning Division Kellie Brown, DCPHD, Planning Division 21.
zoning districts only through use permit approval, a rezoning to S-3A for portions currently zoned R-5 and R-6 is proposed in order to align with the area s Public GLUP designation and to facilitate use of this parcel as a park by-right. The rezoning will facilitate the final steps being undertaken to initiate construction including the review of construction plans and issuance of permits in accord with the proposed zoning, S-3A. BACKGROUND: McCoy Park, located at 2121 21st St N., has been a County Park since 1985 when it was conveyed to Arlington County by private owners specifically for use as a park. The County has made minimal changes to the property since 1985 including adding a picnic table, a park sign, and landscaping. In 2012, a site plan condition for SP #420, 2145 Lee Highway (formerly Bergman's Cleaners dry cleaning plant and now MOM's Organic Market and Verde Point residential buildings) resulted in a $125,000 developer contribution towards open space improvements for McCoy Park, (this agreement also included a $25,000 contribution earmarked for additional projects in the North Highlands Civic Association area ). As a result, the Department of Parks and Recreation (DPR) coordinated a public engagement process with North Highlands Civic Association (NHCA) and the broader community to determine how to use the developer s contribution to improve McCoy Park. DPR provided several opportunities (Attachment 2 Public Engagement and Timing) for the community to give input on the types of improvements they desired for McCoy Park that could be constructed with the contributed funds. Park improvements (Attachment 3 Concept Design) are scheduled for construction in 2018. While the property has a GLUP designation of Public, the parcel is split zoned R-5, R-6 and S- 3A. As parks are permitted in residential zoning districts only through use permit approval, a rezoning to S-3A for portions currently zoned R-5 and R-6 is proposed in order to align with the area s Public GLUP designation and to facilitate use of this parcel as a park-by right (Attachment 1 Rezoning Map). McCoy Park was labeled on the Arlington General Land Use Plan (GLUP) with the Public land use designation and public ownership cross-hatch in the 1996 GLUP reprint. The improvements to McCoy Park will not change the location, character, or extent of the park and thus the park remains a feature shown on the Comprehensive Plan, per Virginia Code Section 15.2.2232. Site Details Site Description: McCoy Park (see Figure 1) is 1.1 acres in size. The subject property is outlined in blue and surrounded by the following uses: To the north: Interstate 66 To the east: 21st Street North To the south: Verde Point, designated Low Office-Apartment-Hotel on the GLUP and zoned C-O-1.5 McCoy Park Rezoning - 2 -
To the west: Potomac Towers Apartment building and associated parking, designated Low-Medium Residential on the GLUP and zoned RA6-15 Figure 1: Aerial View of McCoy Park with Existing Zoning Proposed Changes: McCoy Park is currently a predominantly passive park area with significant tree cover in the area adjacent to I-66. A sidewalk passes through the southern end of the park providing pedestrian access between 20th St N. and 21st St N. A picnic table and a Bike Share station are located at the southern end. Changes to the park will include a re-aligned sidewalk, a seating deck with furnishings, a shade canopy, and interactive chalk art plaza, new landscape vegetation, trash/recycling receptacles, and a new park entry sign. Zoning: The subject parcel is zoned R-6, R-5 and S-3A. R-6 and R-5 are both one-family detached residential districts, with limited other uses allowed. Comprehensive Plan Elements: The GLUP designates this area as Public, which is supportive of Parks, parkways, major unpaved rights of way, libraries, and cultural facilities (See Attachment 4 GLUP Map). Compatible zoning districts include S-3A and S-D. Planning and Development History: The park has been designated as Public on the GLUP Map since the printing of the 1975 Map. Prior to that time, it was designated Open Space Undetermined Uses. The 1994 Open Space Master Plan listed McCoy Park as a Neighborhood Open Space in Appendix B. The most currently adopted Public Spaces Master Plan (2005) lists McCoy Park in Appendix J, Public Spaces Inventory and it is also shown on the map in Appendix L, Parks and the Public Spaces Map. Neighborhood: McCoy Park is located within the North Highlands Civic Association Boundary and adjacent to Colonial Village and Lyon Village Civic Associations. - 3 - McCoy Park Rezoning
DISCUSSION: Proposed Rezoning As stated, the subject parcel is zoned R-6, R-5 and S-3A. R-6 and R-5 are both primarily established to regulate one-family detached residential uses, with limited other uses allowed. Park use is not permitted by-right in the R-6 or R-5 zoning district, a use permit is required. The existing adjacent portion of the park is zoned S-3A. The purpose of the S-3A Special District is to encourage the retention of certain properties in a relatively undeveloped state. Land so designated may include publicly or privately owned properties which have distinct and unique site advantages or other features so as to make them desirable to retain as active or passive recreation or for a scenic vista. Also stream valley floodplains are classified in this district. Staff considers the rezoning from R-6 and R-5 to S-3A to be appropriate as this district is consistent with the existing Public GLUP designation and allows for the park use as a by-right use. PUBLIC ENGAGEMENT: The requested rezoning was presented at an LRPC meeting on April 25, 2018. The meeting notice was shared with the civic association in which this park is located, North Highlands. LRPC had no specific comments on the rezoning. Planning Commission: The Planning Commission considered this item at its meeting on June 4, 2018. The Planning Commission voted unanimously (7-0-0) in support of a motion to recommend the County Board adopt the rezoning ordinance as shown in the draft staff report. It was noted that this public park is already a feature shown on the Arlington County Comprehensive Plan, which was previously reviewed by the Planning Commission as part of the 1996 GLUP reprint process when McCoy Park was designated Public, and labeled, on the Arlington General Land Use Plan (GLUP), and shown with the cross-hatch symbol signaling public ownership. Thus, no review for conformance with VA Code 15.2-2232 is needed at this time. In response to public testimony, Planning Commissioners also sought clarification on DPR s public engagement process for ensuring tree canopy preservation including consultation with the Urban Forestry Commission. DPR responded to these questions and there were no further issues. CONCLUSION: The proposed S-3A rezoning is consistent with the Public land use designation and allows for use as a park by-right. Therefore, staff recommends that the County Board adopt the ordinance to approve the proposed rezoning for portions of the site from R-5 and R-6 to S-3A. McCoy Park Rezoning - 4 -
REZONING ORDINANCE WHEREAS, the County Board of Arlington County ( County Board ) finds that Arlington County has requested a rezoning from R-5 and R-6 Districts to S-3A District, within 120 days from the rezoning application submission, for the property known as McCoy Park, 2121 21st Street North, (RPC #15-004-071). WHEREAS, the County Board finds that the rezoning to S-3A will be consistent with the General Land Use Plan Designation for the Property; and WHEREAS, the County Board finds that the rezoning to S-3A District will facilitate improvement to McCoy Park at 2121 21 st Street North; and WHEREAS, the County Board finds that the rezoning to S-3A District is required by public necessity, convenience, general welfare, and good zoning practice; and WHEREAS, the Planning Commission recommended approval of the rezoning to S-3A District at their meeting on June 4, 2018; and WHEREAS, the County Manager recommends approval of the rezoning to S-3A District; and WHEREAS, the County Board of Arlington County held a duly advertised public hearing on the proposed rezoning on June 16, 2018. NOW THEREFORE, be it ordained, that the property known as McCoy Park, 2121 21st Street North, RPC #15-004-071) is rezoned FROM R-5 and R-6 District TO S-3A District, as shown on Attachment 1 (Z-2604-18-1). McCoy Park Rezoning - 5 -
Attachment 1 - Rezoning From: R-6 To: S-3A RA6-15 From: R-5 To: S-3A 2174 2172 2170 2168 21662164 R-6 21ST McCoy 2121 CT N R-6 INTERSTATE 66 INTERSTATE 66 Park 2111 21ST 2115 2107 2105 2103 2101 2109 RD N 2108 21062104 21022100 N UHLE ST 21ST ST N RAMP N COURTHOUSE RD 2121 2117 2111 2105 2101 R-5 RAMP 2112 2108 2104 2100 R2-7 2022 2020 2018 2016 1931 1929 1925 1921 1919 1915 1911 2000 20TH ST N 1944 1934 1936 1938 1940 1942 1932 1930 1928 1926 1924 1922 N VANCE ST R15-30T 1914 1918 1912 1916 1920 1910 1906 1908 1902 1900 1904 2203 2205 LEE HWY 20TH ST N 1925 1922 2201 1917 1910 1908 1906 1904 1902 1900 RA8-18 R-5 N VEITCH ST 1919 1901 2133 C-O-1.5 2145 2129 ZONING MAP McCoy Park, 2121 21st Street North Z-2604-18-1 RPC # 15-004-071 1924 2125 1947 2123 LEE HWY LEE HWY 2132 2134 2130 2136 2121 1904 1900 N UHLE ST R-5 C-2 1915 2120 RA7-16 1859 1857 1855 1853 1851 1849 1847 1845 S-3A I Area to be rezoned from "R-5" and "R-6" to "S-3A" Map prepared by Arlington County, Va. GIS Mapping Center April 2018 Map Scale 1" = 150'
ATTACHMENT 2 - Public Engagement and Timing: The Department of Parks and Recreation (DPR) coordinated a public engagement process with North Highlands Civic Association (NHCA) and the broader community to determine how to use the developer contributions to improve McCoy Park. The Department of Parks and Recreation provided a number of opportunities, see list below, for the community to provide input on the types of improvements they desired for McCoy Park which could be constructed with the contributed funds. 1. March 25, 2015: DPR provided information about the park improvement project to NHCA at their monthly meeting. 2. April 2015 Early 2016: During this time NHCA conducted a community survey related to preparing their neighborhood conservation plan. DPR coordinated with NHCA on the survey to provide open space related questions. 3. May 18, 2016: At an NHCA meeting, DPR kicked-off the park planning process and presented potential park element options for the community to consider. 4. July 2016: The Department of Environmental Services and DPR staff met with a neighborhood citizen on a matter outside of the park improvement project scope. The topics discussed were stormwater management and maintenance of a Virginia Department of Transportation easement inside the park. 5. August 16, 2016 September 16: DPR solicited online feedback from the community on draft concept options. 6. November 2016: NHCA sent DPR confirmation on their voting results. The community affirmed they supported combining the two developer contributions ($125,000 and $25,000) to use the total $150,000 for park improvements (staff, design and construction time included). 7. December 14, 2016: DPR hosted a community open house to present the draft park improvement concept. 8. December 1 16, 2016: DPR solicited online feedback from the community on the park improvement concept. 9. January 2017: Final park improvement concept posted on the project page. 10. March 2018: DPR has the construction documents completed for the project and is ready to submit them for permitting.
Attachment 4 - GLUP Map N 21 ST 21ST. COURTHOUSE RD. 20TH ST. N. N. WAYNE ST. LEE McCoy Park N. VANCE ST. HWY. TCH ST. 19TH CT. N. N. WA C T. N. N. UHLE ST. R D. 21ST ST. N. N. 19TH ST. N. N. TROY ST. (U.S. 2 GLUP MAP McCoy Park, 2121 21st Street North RPC # 15-004-071 Legend General Land Use Plan Low Residential (1-10 units/acre) Low-Medium Residential (16-36 units/acre) Public I Low Office-Apartment-Hotel Government Owned Portions of Site to be Rezoned "S-3A" Map shown for reference only. No amendments proposed. Map prepared by Arlington County, Va. GIS Mapping Center April 2018 Map Scale 1" = 200'