WELCOME! Reeves Farmhouse Community Open House Planning Commission - - PowerPoint PPT Presentation

WELCOME!

Reeves Farmhouse Community Open House

Planning Commission Department of Community Planning, Housing and Development Department of Parks and Recreation July 29, 2015

MEETING AGENDA

• I. Informal Time to View Informational Displays (6 – 6:30)
• II. Welcome and Background (6:30 – 6:55)
• Nancy Iacomini, Arlington County Planning Commission
• Rebeccah Ballo, Planner, Historic Preservation, CPHD
• Peter Schulz, Principal Planner, CPHD
• III. County Presentation (6:55 – 7:10)
• Lisa Grandle, Chief, Park Development, DPR
• IV. Summary of next steps in process (7:10 – 7:20)
• Nancy Iacomini and Peter Schulz
• V. Questions (7:20 – 7:55)
• VI. Closing Remarks (7:55 – 8:00)
• Nancy Iacomini

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PURPOSE OF TONIGHT’S MEETING

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 To provide details about the proposed Unified Residential Development (URD) and Public Park Use Permit application for the Reeves farmhouse 2.4 acre property.  To outline provisions the County will put in place to preserve the historic farmhouse and milk house and to describe proposed changes to the driveway, garage and landscape.  To outline the upcoming process steps and opportunities for public input on the proposed actions.  To respond to questions and comments regarding the use permit process and future of the farmhouse, the milk house and surrounding park property.

STATUS OF LOCAL HISTORIC DISTRICT

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Local Historic District in Hatched Area

 Encompasses Parcel B, Parcel C and Outlot A  Approximately 2.4 acres

STATUS OF LOCAL HISTORIC DISTRICT

 Local Historic District Designation December 2004 and includes the entire 2.4 acre parcel.  Historic District boundaries will remain unchanged with URD.  All exterior alterations require a Certificate of Appropriateness and public hearings with the Historical Affairs and Landmark Review Board (HALRB).  Historic Districts are Zoning Overlays, governed by Sections 11.3 and 15.8 of the Zoning Ordinance.

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RECENT COUNTY BOARD ACTIONS

At the May 18, 2015 the County Board authorized the County Manager to take the following four (4) actions regarding the Reeves Farmhouse property:

 Create a separate parcel for the former Reeves Farmhouse and a limited portion of the surrounding park land that conforms to zoning requirements, subject to necessary Board

• approvals. Once the new parcel is created, pursue the sale of the property to a private owner

subject to Board approval of the sale.  Preserve the historical integrity of the Reeves Farmhouse, consistent with the designation of the house and Reevesland property as a Local Historic District.  Use the remaining balance of FY 2013 closeout funds towards transaction costs related to creating a conforming parcel and enhancing urban agriculture activities on the portion of the parcel the County will retain for Bluemont Park.  Maintain the continued use and recently approved expansion of the raised planting beds by the Reevesland Learning Center. 6

Why a URD for the site

• Lot for house has to comply with Zoning and Subdivision Ordinance
• Staff responded to CB’s direction by drawing up lot boundaries

around the house that maximize the amount of public park space, that necessitated a “pipestem” lot configuration (narrow “stem” for access to street with larger “pipe” where house is).

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Why a URD, cont.

• The only way to create a new pipestem lot in Arlington is

through a use permit for a “Unified Residential Development” (URD).

– Not to create any buildable lots, only to create a separate lot for the existing house – Requires a public hearing by the Planning Commission and a public hearing and approval by the County Board. – Property is not being rezoned. Property remains zone “R-6” – Typically, conditions are placed on such a use permit, e.g.:

• Landscaping/tree preservation plan

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Why a Use Permit for Park

• ZO also requires a use permit for public parks in

the “R-6” zone, hearings by Planning Commission and County Board

– All property outside the lot created for the house will remain public park including sledding hill. – Property must remain “R-6” because it is also tied to the URD application.

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Use Permit Processes

• Public hearings by the Planning Commission and

the County Board required

– Planning Commission is advisory, Board takes final action, both take public testimony – PC and CB meetings will be in September (specific dates TBD)

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OVERVIEW OF COUNTY ACQUISITION

• In 2001 County purchased 2.45 acres for

$1.8 million

• Property zoned R – 6

OVERVIEW OF ACQUISITION

Purchase allowed County to protect much-loved sled riding hill, expand recreation opportunities at Bluemont Park and to preserve the farmhouse and milk house which were the remaining structures of the County’s last dairy farm.

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EXISTING PARCELS AND FEATURES

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EXISTING PROPERTY FEATURES

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Reeves Farmhouse Exterior

EXISTING PROPERTY FEATURES

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Reeves Farmhouse Interior Downstairs

EXISTING PROPERTY FEATURES

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Reeves Farmhouse Interior Upstairs

EXISTING PROPERTY FEATURES

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Milk Shed

EXISTING PROPERTY FEATURES

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Concrete Block Garage

EXISTING FEATURES

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Raised Gardening Beds used by the Reevesland Learning Center

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PROPOSED URD LOT CONFIGURATION

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PROPOSED URD LOT CONFIGURATION

Lot 1 (Farmhouse Parcel)

• 1. Lot size proposed is 13,827 SF and will contain the farmhouse

and the driveway for access from N. Manchester Street.

• 2. County will obtain a public access easement over a portion of

the driveway for County maintenance vehicle to access the milk house.

• 3. Subdivision defines the Reeves Farmhouse lot for which the

County will seek a private individual or group to purchase the property for rehabilitation, preservation and use. Public Park Parcel - The remaining 94,093 SF parcel will remain part of Bluemont Park. Included in park parcel:

• 1. Historic milk house;
• 2. Reevesland Learning Center (RLC) gardens; and
• 3. Park land for other park amenities and activities.

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PROPOSED URD LOT CONFIGURATION

Farmhouse Parcel – Area for Potential Future Addition:

• The URD will include conditions that allow for the future

expansion of the farmhouse and/or the construction of a garage or outbuilding.

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PROPOSED CERTIFICATE OF APPROPRIATNESS APPROPRIATENESS

County has applied for a Certificate of Appropriateness for:

• Removal of the concrete block garage;
• Renovation of the driveway;
• Construction of parking pad to meet zoning requirements; and
• Construction of a small grass paver access drive necessitating

removal of one tree and a bush.

ADDITIONAL HISTORIC PRESERVATION

 County will record an historic preservation easement to protect the house from demolition and to protect certain interior elements.  Recorded with the land records of the County in perpetuity.  Easement will be recorded prior to any sale of the property.  Provisions related to historic preservation will be included in a performance contract prior to sale.  Performance contract will ensure that the house is restored in a timely, orderly, and responsible manner.

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Next Steps

Next Steps for proposed physical changes:

August 5th (6:30 p.m.): Design Review Committee (DRC) for the COA for the driveway, parking pad and garage demolition.

• Public meeting, but public testimony is not taken.

August 19th (7:30 p.m.) : HALRB meeting. 1) Public Hearing for approval of the COA for the driveway, parking pad and garage demolition. 2) Advisory action on the proposed URD.

• Public testimony taken on items under the COA.

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Next Steps

Next Steps for creation of lot (use permits):

September 8 or 10 (7 p.m.): Planning Commission Public Hearing on URD and Park Use Permits

• Public testimony taken
• Planning commission action is advisory—makes

recommendation to County Board

September 19 (9 a.m.) or 24 (6:45 p.m.): County Board public hearing on the use permits.

• Public testimony taken
• County Board approves/denies use permits.

For more information:

http://projects.arlingtonva.us/projects/reevesland/

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