Special Land Use Study “Plus” – Washington Blvd. and Kirkwood Road

GLUP Amendment Change

Three General Land Use Plan (GLUP) amendment requests have been submitted to change the land use designations of several parcels near the intersection of Washington Boulevard and Kirkwood Road. Eleventh Street Development, LLC submitted an application for an assemblage of land parcels fronting Washington Blvd. and Kirkwood Road to change the GLUP designation from “Service Commercial” to “Medium” Office-Apartment-Hotel with an associated rezoning from “C-2” to “C-O-2.5.” The YMCA of Metropolitan Washington submitted an application for properties associated with its Arlington Campus, fronting 13th Street North and Kirkwood Road, to change the GLUP designation from “Semi-Public” to “Medium” Residential. No associated rezoning has been requested at this time for this site. The American Legion submitted an application for its property at 3445 Washington Boulevard to change the GLUP designation from “Service Commercial” to “Medium” Office-Apartment-Hotel with an associated rezoning from “C-2” to “C-O-2.5.”

Area map of scoping study area

Findings and Staff Recommendations

Adoption of the Washington Boulevard and Kirkwood Road Special GLUP Study “Plus” and Concept Plan, which:
- Includes conceptual guidance for circulation, public open space, building heights and land use for future coordinated redevelopment across the study area;
- Outlines 15 guiding principles desired as part of future development projects; and
- Documents future GLUP amendments that could be considered concurrent with redevelopment of individual properties, and provides guidance for future Master Transportation Plan (MTP) typologies to be applied to any new public connections;
GLUP Amendments to add Note 27 recognizing the adoption of the Study “Plus” and Concept Plan, and to amend the GLUP designation for the Ball Family Burial Grounds from “Service Commercial” to “Semi-Public;”
MTP Amendments to identify the area as an “Area Planned for New Streets,” and to re-designate Washington Boulevard between Kirkwood Road and North Lincoln Street as a “Type B” (Primarily Urban Mixed – Use) arterial street; and
Advertisement (or RTA) of future public hearings by the Planning Commission and County Board to consider GLUP Amendments for three general areas located on the block northwest of the Washington Boulevard and Kirkwood Road intersection (including the Eleventh Street Development, LLC assemblage, the American Legion site, and the YMCA site).

Adopted Plan Document

The final Washington Boulevard and Kirkwood Road Special GLUP Study “Plus” and Concept Plan was adopted by the County Board at its meeting on November 18, 2017, reflecting several changes incorporated in the County Board’s action.

GLUP Amendment Application Subject Sites Characteristics

	Eleventh Street Development, LLC Site	YMCA of Washington Site	American Legion / APAH Site
Property Address	3415 and 3421 Washington Blvd. and 1122 N. Kirkwood Road	3400, 3422 and 3444 13th St. N.	3445 Washington Blvd.
RPC #s	15-086-002, -005, -006, -025	15-086-022, -023, -024	15-086-011
Site Area	68,842 sq. ft. (1.58 acres)	191,415 sq. ft. (4.39 acres)	56,092 sq. ft. (1.29 acres)
Current GLUP Designation	“Service Commercial” (Personal and Business Services. Generally one to four stories.)	“Semi-Public” (Country clubs and semi-public recreational facilities. Churches, private schools and private cemeteries.)	“Service Commercial” (Personal and Business Services. Generally, one to four stories) and “Semi-Public”
Proposed GLUP Designation	“Medium” Office-Apartment-Hotel (Up to 2.5 FAR Office; up to 115 units/acre Residential; up to 180 units/acre Hotel)	“Medium” Residential (Up to 37-72 units per acre)	“Medium” Office-Apartment-Hotel (Up to 2.5 FAR Office; up to 115 units/acre Residential; up to 180 units/acre Hotel)
Current Zoning	“C-2” Service Commercial-Community Business District	“R-5” One-Family and Restricted Two-Family Dwelling District	“C-2” Service Commercial-Community Business District and “R-5” One-Family and Restricted Two-Family Dwelling District
Proposed Zoning	“C-O-2.5” Mixed-Use District	Not specified	“C-O-2.5” Mixed-Use District
Conceptual Development Program	Approximately 220 multifamily residential units in a six-story building, with a two-level underground parking garage as well as private open space and amenities	New community and athletic facility of up to 100,000 sq. ft., as well as new residential uses of up to 72 dwelling units per acre	An affordable housing project of approximately 161 multifamily residential units, with 8,000 sq. ft. of ground floor space for an American Legion Post 139 facility

Location

Several parcels just outside of the Virginia Square Metro Station Area, located northwest of the intersection of Washington Boulevard and Kirkwood Road (see above map).

Scope of Study

This study will analyze the site in the context of the surrounding area and obtain feedback from the LRPC on the appropriateness of the requested changes. The preliminary scope of the study includes the following:

History of GLUP and Zoning designations for the subject site and surrounding area
Existing GLUP and Zoning designations for the subject site and surrounding area
Existing environmental and topographical features, land uses, densities, building heights for study site and surrounding area
Recommendations of County plans and policies, as applicable
Allowable uses, densities, building heights, etc. for required GLUP designation and other GLUP designations to be studied
Three-dimensional computer modeling of the study site’s existing conditions, various scenarios reflecting requested GLUP designation and other GLUP designations to be studied
Preliminary transportation analysis for the study site and surrounding area, including recommendations for improvements such as new streets and walkways, etc.
Parks, open space and recreation considerations, as appropriate
Identification of any historic preservation issues requiring further due diligence related to the abutting Ball Family Burial Ground, such as delineating the cemetery’s exact boundaries and potential impacts to access