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 2
PURPOSE OF TONIGHT’S MEETING 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. 3
STATUS OF LOCAL HISTORIC DISTRICT Local Historic District in Hatched Area Encompasses Parcel B, Parcel C and Outlot A Approximately 2.4 acres 4
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. 5
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). 7
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 8
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. 9
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) 10
OVERVIEW OF COUNTY ACQUISITION • In 2001 County purchased 2.45 acres for $1.8 million • Property zoned R – 6 11
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. 12
EXISTING PARCELS AND FEATURES 13
EXISTING PROPERTY FEATURES Reeves Farmhouse Exterior 14
EXISTING PROPERTY FEATURES Reeves Farmhouse Interior Downstairs 15
EXISTING PROPERTY FEATURES Reeves Farmhouse Interior Upstairs 16
EXISTING PROPERTY FEATURES Milk Shed 17
EXISTING PROPERTY FEATURES Concrete Block Garage 18
EXISTING FEATURES Raised Gardening Beds used by the Reevesland Learning Center 19
PROPOSED URD LOT CONFIGURATION 20
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. 21
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. 22
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. 23
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. 24
Next Steps Next Steps for proposed physical changes: August 5 th (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. 25
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/ 26
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