ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 16, 2017 DATE: September 6, 2017 SUBJECT: SP #69 SITE PLAN AMENDMENT to construct a rear-deck addition to an existing townhome, with modification of use regulations for setbacks and lot coverage; located at th Place N. (Glebe Commons) (RPC# ). Applicant: Tim L. Brackett, Jr th Place North Arlington, Virginia By: Richard Loosle Ortega, RA Kube Architecture 1700 Connecticut Ave, NW Suite 301 Washington, D.C C.M. RECOMMENDATION: Adopt the attached ordinance to approve an amendment to Site Plan #69 for a secondstory rear deck at th Place N. as shown on plans entitled Tim s Pad prepared by Kube Architecture, and dated July 7, 2017, subject to all previously approved conditions and new Condition #11 of the ordinance. ISSUES: This is a proposal to construct a rear-deck on the second story of an existing townhome within the Glebe Commons development. No issues have been identified. SUMMARY: This is a request for a site plan amendment to construct a rear yard deck on the second-story of an existing townhome within the Glebe Commons development. The County Manager: ##### County Attorney: ***** Staff: Nicole R. Boling, DCPHD, Planning Division Matthew Pfeiffer, DCPHD, Planning Division 1. PLA-7629

2 dimensions of the proposed deck will be 5-feet deep by 19-feet and 9.5-inches wide as shown on the renderings attached to this report. The proposed deck materials include painted steel for the structure and railing, and Azeck decking material. A modification of use regulations to allow an increase in lot coverage from 62 to 69 percent and to allow the deck to encroach more than four (4) feet into the rear yard setback is requested as part of this proposal. The subject property is located within the R-10T Zoning District (Arlington County Zoning Ordinance (ACZO) 5.4). This district requires 20-foot rear yard setbacks. Setbacks in this district are measured from the fee simple lot line to the structure. The distance from the edge of the property line to the main building is 18.8-feet. The regulations in ACZO A.3.a.3 describe the by-right provisions for decks and patios that are eight inches or higher from finished grade. These provisions stipulate this type of unenclosed use may encroach no more than four feet but not nearer than five feet to any property line. A modification of use regulations to allow the deck to encroach more than four (4) feet into the rear yard setback is required. The regulations in of the ACZO describe how lot coverage is calculated. The main building footprint includes all parts of the main building that rest, directly or indirectly, on the ground, including decks with floor heights that are four (4) feet or higher above finished grade. Since the proposed deck will be attached to the main building and will be constructed approximately 9-feet and 9.5-inches above finished grade, the deck is counted towards the main building footprint. This increases the total lot coverage from 62 to 69 percent which requires a site plan amendment. The subject proposal is consistent with the intent of the County Board s approval of the original site plan and is not anticipated to adversely affect the surrounding community. This request has been reviewed in relation to the approved site plan, landscape plan, and approved site plan conditions and has been found consistent with the previous approvals. Staff supports the site plan amendment as requested given that the character of the existing development will be maintained and the design of the deck will be consistent with existing rear yard decks within Glebe Commons. In addition, the Glebe Commons Association has approved the applicant s proposal and provided letters indicating their support for the project. Therefore, staff recommends the County Board adopt the attached ordinance to approve a minor site plan amendment to Site Plan #69, for a second-story rear deck at th Place N., as shown on the attached plan entitled Tim s Pad, prepared by Kube Architecture, and dated July 7, 2017, subject to all previously approved conditions, and new Condition #11. BACKGROUND: The Glebe Commons Town Houses site plan received County Board approval on June 22, The development consists of 34 townhouse units. The County Board has approved other second-story rear decks for existing townhomes within the development. The following provides additional information about the site and location: Site: The subject property within the Glebe Commons development is approximately 1,538 square feet and is located along the edge of North Glebe Road. Zoning: The site is zoned R-10T One-Family and Townhouse Dwelling District in the Arlington County Zoning Ordinance (ACZO). SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

3 Land Use: The subject property is designated Low Residential on the General Land Use Plan (GLUP). Figure 1: Location of Subject Property Brackett Residence th Pl. N. N Source: Bing Maps DISCUSSION: This is a request for a rear yard deck in the Glebe Commons townhouse development. A site plan amendment is required because the subject property is part of a townhouse site plan in the R-10T district; no decks for the units were shown on approved plans. In addition, the proposed deck requires certain modifications of Zoning Ordinance regulations. Other individual units within the development have received site plan amendment approvals for rear decks. The applicant is proposing a new 5-foot by 19-foot and 9.5-inch wide rear yard deck connecting to the unit s second level. The height of the proposed deck will be approximately 9-feet and 9.5- inches above finished grade. The applicant is proposing painted steel for the structure and railing, and Azeck decking material for the design. The distance from the edge of the property line to the main building is 18.8-feet. Therefore, the proposed rear deck would encroach more than four (4) feet into the existing setback. Additionally, lot coverage would be increased to 69%, which requires a site plan amendment. This increase is a minimal change to both the existing townhouse lot and the overall site plan. SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

4 Although the subject property is part of approved Site Plan #69, ACZO A.6, Completion of Construction states that, Upon the completion of construction, street improvements, parking, site improvements and landscaping, the standard zoning regulations for the district become effective, even though they conflict with provisions of the approved site plan [emphasis added by staff], landscaping plan and site improvement plan as to individual dwelling units, title to which has been conveyed to individual owners who will be occupying or renting such dwelling units to other persons; provided, however, all areas of the project intended for common use shall remain bound by the approved site plan, site improvement plan and landscaping plan. In effect, this provision necessitates a site plan amendment for the subject proposal for a rear yard deck. The County Board has approved similar rear yard decks within the development. For example, on October 17, 1981, the County Board approved rear yard decks for 2047 and 2051 N. Abingdon Street (Lots 27 and 28), shown on Figure 2. The dimensions of these decks were similar to the subject proposal. Additionally, the property lines for 2051 N. Abingdon Street are angled similar to the Brackett Residence. Figure 2: Existing Rear Decks at 2047 and 2051 N. Abingdon Street Source: Arlington County Zoning Division SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

5 Figure 3: Existing Decks within Glebe Commons Brackett Residence Subject Proposal th Place North Existing Decks SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

6 Source: Arlington County Zoning Division (approved site plan) existing decks and dimensions added by Kube Architecture (attached to report for reference) Figure 4: Approved Landscape Plan for Glebe Commons Brackett Residence Subject Proposal th Place North Source: Arlington County Zoning Division Staff supports the applicant s proposal. The proposed deck is architecturally compatible with the Glebe Commons development and is comparable in size, design, and spatial relationship to the townhouses along with the previously approved decks in the vicinity. There will be no undue adverse impact to neighboring streets or properties. PUBLIC ENGAGEMENT: The subject property is located within the Glebe Commons Homeowners Association which includes all of the townhomes within the development. In addition, the development is part of the Glebewood Civic Association. The applicant received approval from the Glebe Commons Homeowners Association (Glebe Commons Association) on May 16, The Glebe Commons Association provided an additional approval letter on July 26, The surrounding community was notified of the subject proposal as follows: SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

7 The applicant notified the Glebewood Civic Association about the proposal via on July 27, The applicant notified the individual owners within the Glebe Commons development of the proposal via on July 31, County staff contacted the Glebewood Civic Association on August 11, A response was received from the president stating that an official comment about this type of proposal is not necessary since the subject property is located within a homeowner s association. The president of the civic association is aware that the applicant has received approval of the proposal from the homeowner s association. CONCLUSION: The request to construct a second-story rear deck on the existing townhouse lot within the Glebe Commons development would be appropriate at this location. The proposal complies with the intent of the approved site plan. In addition, the new deck will not adversely affect the health or safety of persons residing or working in the neighborhood, will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood, and will not be in conflict with the master plans of the County. The dimensions of the deck will be 5-feet deep by 19-feet and 9.5-inches wide as shown on the renderings attached to this report with a modification of use regulations to allow an increase in lot coverage from 62% to 69% and to allow the deck to encroach more than four (4) feet into the rear yard setback. Therefore, staff recommends adoption of the attached ordinance to approve a site plan amendment to Site Plan #69, for a second-story rear deck at th Place North, as shown on the attached plan entitled Tim s Pad, prepared by Kube Architecture, and dated July 7, 2017, subject to all previously approved conditions and new Condition #11 of the ordinance. SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

8 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application dated July 10, 2017, for a Site Plan Amendment for Site Plan #69 to construct a rear deck addition to an existing townhome was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in Staff Report(s) prepared for the September 16, 2017 County Board meeting and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to all previously approved conditions, with new Condition #11 as set forth below; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on September 16, 2017 and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan as amended: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance or otherwise modified as follows: o To allow an increase in lot coverage from 62% to 69% and to allow the proposed deck to encroach more than four (4) feet into the rear yard setback. Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as originally requested by an application dated June 22, 1968 for Site Plan #69, and as such application has been modified, revised, or amended to include the drawings, documents, conditions and other elements designated in the conditions below (which drawings, etc. are hereafter collectively referred to as Revised Site Plan Application ), for a Site Plan Amendment to construct a rear deck addition to an existing townhome, for the parcel of real property known as RPC# and th Place North approval is granted and the parcel so described shall be used according to the site plan as originally approved on June 22, 1968 and amended from time to time as shown in the records of the Office of Zoning Administration, and as amended by the Revised Site Plan Application, subject to all previously approved conditions, and proposed Condition #11 as follows: 11. The applicant agrees that the rear deck located at th Place North shall be of the following dimensions: 5 feet deep by wide, as approved by the Arlington County Board on September 16, 2017, and shall be constructed as shown on the plans entitled Tim s Pad prepared by Kube Architecture, and dated July 7, SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

9 PREVIOUS COUNTY BOARD ACTIONS: June 22, 1968 April 12, 1969 May 28, 1969 September 13, 1969 September 11, 1971 June 4, 1977 October 17, 1981 Approved a site plan for Glebe Commons Town Houses (35 units). [Z ]. Approved location of air-conditioning units and a seven (7) foot high fence along alley off 21st Street. Approved location of air-conditioning unit on Lot 11. Approved an amendment to the Glebe Commons Townhouses plan permitting the deletion of one (1) unit (34 total units) and a parking deficit of two (2) spaces. Approved masonry wall along Glebe Road side of development. Approved site plan amendment to permit a townhouse addition at 2066 N. Abingdon Street with a side yard of five (5) feet and a rear yard of eight (8) feet instead of 20 feet each, subject to the exterior building material being consistent with the existing structure. Approved an amendment to permit construction of decks on the rear of the townhouses located at 2047 and 2051 N. Abingdon Street, subject to the applicants providing the Zoning Administrator with written approval for the decks from the Architectural Control Committee of the Glebe Commons Associations prior to issuance of a building permit. SP #69 Minor Site Plan Amendment Glebe Commons Rear Deck Addition PLA-7629

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18 12'-8" 5'-0" 20'-0" 21'-1" 6'-2" 3" 5'-1/2" 1'-6" 5'-6" 11'-6 1/2" EXISTING DECK EXISTING DECK TOILET PAPER HOLDER TOILET PAPER HOLDER 44'-5" 5'-0" 7'-11" 2'-11" 20'-8" 16 EXISTING DECK 28 27

19 General Legend and Abbreviations General Notes KUBE architecture 1700 Connecticut Ave. NW Suite 301 Washington DC Drawn By: JC Checked By: RL Tim's Pad th Place N Arlington, VA Project Information ADDRESS: th Place N Arlington, VA Zone: R-10T Jurisdiction/Governing Code: International Residential Code/2012 Building Sprinkler System: Sprinkled Description of Building: One Family Residential-Town House Dwelling 3 Bedroom and 2 Bathroom, 2 Powder Room Scope of Work: Rear Deck Addition Directory Building Owner Tim Brackett th Place N Arlington, VA Architect Engineer KUBE architecture PC JZ Structural Consulting, Inc 1700 Connecticut Ave NW Amberwood Plaza Washington, DC Suite 235 Suite 301 Chantilly, VA T T Contact: Contact: Rich Loosle Jon Zang Drawing Index A-101 Project Information A-301 Demolition & New Construction: Basement Floor Plan A-302 Demolition & New Construction: First Floor Plan A-401 Demolition & New Construction: Rear Elevation A-402 Demolition & New Construction: Side Elevation S-1 Structural Notes & Framing Plan & Details Location Map 01 07/07/17 Deck Permit Set A-101 Information Sheet N

20 General Construction Notes Plan Legend 1. All partitions should be clean and prepared for proposed tenant construction per review 5. All exterior corners of gypsum board shall have metal corner beads (screwed type) 10. Provide additional studs as required to achieve outlet groupings. Coordinate with of Architect and General Contractor. All areaes taht are scheduled originally or currently UNO. engineering drawings. with gypsum board should be paint ready. 6. All dimensions are shown from finish face of construction, UNO. 11. At all millwork locations, GC to install fire-retardant or non-combustible in-wall blocking 2. Alignment of door heads and other critical horizontal elements shall be maintained at a as required. See interior elevations for extent of millwork. constant level relative to the ceiling plane, and shall not follow vairations in floor plane. 7. Dimensions indicated to be "clear" or "clr" shall be maintained. Any discrepancies or variations in these dimensions shall be reviewed with the Architect before beginning 12. Do not scalle from this plan. Contact Architect should you require dimensional 3. GC to notify Architect of date for partition layout. Layout to be approved by Architect construciton. information. before beginning construction. Two working day notice required. All GWB ceiling must be included in layout (on floor) using different color than partition chalkline. 8. Any dimensions noted "verify" of "VFI" must be reviewed with the Architect before 13. At locations of GWB ceilings and bulkheads (see RCP) GC to refer to light fixtures beginning construction. cutsheets and specifications to insure proper size rough cuts is created for proper 4. All partitions joints shall be spackled, taped and sanded smooth with no visible joints. installation of light fixture housing, frame-in kits, trims, etc. 9. Provide bracing to the deck above at all door jambs. Fill indicates existing wall to remain. Fill indicates new wall construction. KUBE architecture 1700 Connecticut Ave. NW Suite 301 Washington DC Drawn By: JC Checked By: RL Tim's Pad th Place N Arlington, VA MECH MECHANICAL ROOM-005 PATIO-001 GARAGE-006 LOUNGE-002 CL-003 (N) (2x) 2"X4" STEEL PTD COLUMNS AC PATIO A-401 UP 1 A-402 BALCONY ABOVE A-301 Demolition & New Construction: Basement Floor Plan 2'-0" AC PATIO A-401 PROPERTY LINE 2'-0" DECK ABOVE UP W-001 W-002 D-004 PROPERTY LINE 2 A-402 AC UP EX EP W/D UP HW PROPERTY LINE PROPERTY LINE SCOPE OF WORK PROPERTY LINE PROPERTY LINE 1 Demolition: Lower Level Plan SCALE: 1/2" = 1'-0" New Construction: 2 SCALE: 1/2" = 1'-0" Lower Level Plan 01 07/07/17 Deck Permit Set N KEY PLAN

21 LIVING ROOM-103 PATIO BELOW 7'-11" DINING-105 CL-102 ENTRY-101 KUBE architecture 1700 Connecticut Ave. NW Suite 301 Washington DC '-0" 5'-0" Drawn By: JC Checked By: RL (N) 94 +/- SQFT TREX DECKING OR SIM SINK (N) 3' HIGH PTD 2" X 1/2" STEEL RAIL, WITH 1/2" X 1/2" PICKETS W-101 DW PATIO BELOW PATIO BELOW 2 A-401 Tim's Pad th Place N Arlington, VA '-9 1/2" 1 A-401 COOK TOP DECK -108 D-103 PROPERTY LINE (D) BALCONY TO BE REMOVED & RAILING TO BE REMOVED PROPERTY LINE 1 A A-402 General Construction Notes Plan Legend 1. All partitions should be clean and prepared for proposed tenant construction per review of Architect and General Contractor. All areaes taht are scheduled originally or currently with gypsum board should be paint ready. 2. Alignment of door heads and other critical horizontal elements shall be maintained at a constant level relative to the ceiling plane, and shall not follow vairations in floor plane. 3. GC to notify Architect of date for partition layout. Layout to be approved by Architect before beginning construction. Two working day notice required. All GWB ceiling must be included in layout (on floor) using different color than partition chalkline. 4. All partitions joints shall be spackled, taped and sanded smooth with no visible joints. 5. All exterior corners of gypsum board shall have metal corner beads (screwed type) UNO. 6. All dimensions are shown from finish face of construction, UNO. 7. Dimensions indicated to be "clear" or "clr" shall be maintained. Any discrepancies or variations in these dimensions shall be reviewed with the Architect before beginning construciton. 8. Any dimensions noted "verify" of "VFI" must be reviewed with the Architect before beginning construction. 9. Provide bracing to the deck above at all door jambs. 10. Provide additional studs as required to achieve outlet groupings. Coordinate with engineering drawings. 11. At all millwork locations, GC to install fire-retardant or non-combustible in-wall blocking as required. See interior elevations for extent of millwork. 12. Do not scalle from this plan. Contact Architect should you require dimensional information. 13. At locations of GWB ceilings and bulkheads (see RCP) GC to refer to light fixtures cutsheets and specifications to insure proper size rough cuts is created for proper installation of light fixture housing, frame-in kits, trims, etc. Fill indicates existing wall to remain. A-302 Fill indicates new wall construction. Demolition & New Construction: First Floor Plan UP PROPERTY LINE DECK -108 DN UP UP PROPERTY LINE SCOPE OF WORK PROPERTY LINE N PROPERTY LINE KEY PLAN 01 07/07/17 Deck Permit Set 1 Demolition: First Floor Plan SCALE: 1/2" = 1'-0" 2 New Construction: First Floor Plan SCALE: 1/2" = 1'-0"

22 KUBE architecture 1700 Connecticut Ave. NW Suite 301 Washington DC Drawn By: JC Checked By: RL Tim's Pad th Place N Arlington, VA A-401 Demolition & New Construction: Rear Elevation 6'-4" 10 1/2" 7'-11" 1'-0" 7'-11" 1'-0" 7'-11" 4'-1 1/2" 6'-4" 4" 4" 8" 10 1/2" 7'-11" 1'-0" 7'-11" 1'-0" 7'-11" 4'-1 1/2" 9'-9 1/2" +/- VIF TOP OF ROOF EX EX EX W-101 3'-2" 2'-0" 2'-6 1/2" W-001 W-002 D-103 D-004 SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR CEILING (D) STEEL RAILING W/ BALCONY TO BE REMOVED FIRST FLOOR BASEMENT CEILING BASEMENT FLOOR GRADE (N) 3' HIGH PTD 2" X 1/2" STEEL RAIL, WITH 1/2" X 1/2" PICKETS 4" ON CENTER (N) (2x) 2"X4" STEEL PTD COLUMNS 3'-2" 2'-0" EX EX EX W-101 2'-0" 2'-6 1/2" W-001 W-002 D-103 D Demolition: Rear Elevation SCALE: 1/2" = 1'-0" New Construction: SCALE: 1/2" = 1'-0" 2 Rear Elevation 2'-0" TOP OF ROOF SECOND FLOOR CEILING SECOND FLOOR FIRST FLOOR CEILING FIRST FLOOR BASEMENT CEILING BASEMENT FLOOR GRADE 01 07/07/17 Deck Permit Set

23 KUBE architecture 1700 Connecticut Ave. NW Suite 301 Washington DC Drawn By: JC Checked By: RL Tim's Pad th Place N Arlington, VA A-402 Demolition & New Construction: Side Elevation 9'-9 1/2" +/- VIF 10 1/2" 7'-11" 1'-0" 7'-11" 1'-0" 7'-11" 4'-1 1/2" 3'-0" 8" 4" 4" 1'-0" TOP OF ROOF SECOND FLOOR FIRST FLOOR CEILING FIRST FLOOR BASEMENT CEILING BASEMENT FLOOR GRADE (N) 3' HIGH PTD 2" X 1/2" STEEL RAIL, WITH 1/2" X 1/2" PICKETS 4" ON CENTER (N) (2x) 2"X4" STEEL PTD COLUMNS 5'-0" 9'-9 1/2" +/- VIF 10 1/2" 7'-11" 1'-0" 3'-0" 4'-11" 1'-0" 7'-11" 4'-1 1/2" 1 TOP OF ROOF SECOND FLOOR FIRST FLOOR CEILING FIRST FLOOR BASEMENT CEILING BASEMENT FLOOR GRADE Demolition: Side Elevation SCALE: 1/2" = 1'-0" (D) STEEL RAILING W/ BALCONY TO BE REMOVED 2 New Construction: Side Elevation SCALE: 1/2" = 1'-0" 01 07/07/17 Deck Permit Set

24 C-2 21ST ST N RA N GLEBE RD R-10T N ABINGDON ST 20TH PL N R2-7 SP # th Place N I RPC # Scale: Case Location(s) 1:600 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