The Alexandria City Council approved the following cases of interest during its public hearing on Saturday, November 17, 2018:
Consolidation of Boards of Architectural Review
Council approved a text amendment to consolidate the Boards of Architectural Review on a 7-0 vote as recommended by the Planning Commission. The amendment will create a single Alexandria BAR for both the Old and Historic Alexandria District and the Parker-Gray District as well as listed 100-year-old buildings of architectural significance.
In most communities in Virginia and nationally, a single BAR hears cases for all historic districts in the locality. Alexandria sought to empanel a separate BAR when the Parker-Gray District was established in the early 1980s given the neighborhood’s significance as an African-American community. However, in recent years, administrative guidelines and the establishment of a period of architectural significance have greatly reduced the number of cases heard by the Parker-Gray BAR. Therefore, earlier this year, City Council initiated a text amendment to consolidate the two BARs.
As staff outlined in a presentation to Council, the consolidated BAR should not diminish the city’s protection and preservation of the culture and history of each district–especially African-American history in Parker-Gray–because of programs, resources, and historic sites administered by the Office of Historic Alexandria and other city departments that promote African-American culture and heritage in both historic districts and throughout the city.
The workload of the new BAR should generally be similar to the existing Old and Historic Alexandria District BAR (averaging one additional case per meeting) given the significant number of Parker-Gray district cases handled administratively. The change will also permit any Parker-Gray cases requiring a hearing to potentially be heard more quickly, as the new Alexandria BAR (like the existing Old and Historic Alexandria District BAR) will meet twice monthly.
The new BAR will need to be knowledgeable of the distinct guidelines and standards for each historic district, which will remain separate and distinct from each other. This is akin to the distinctions the city’s historic preservation staff already make to advise cases before each BAR.
The new BAR will have 7 members, including 2 architects, at least one resident from each historic district, and 3 at-large members. All members shall have a demonstrated knowledge, professional experience, or education in history, architecture, architectural history, historic preservation, planning, real estate, or building construction.
The new BAR will be seated by the incoming City Council in 2019 and the existing BARs will be disbanded.
Commentary: This is a common-sense approach to streamlining the function and efficiency of government, passed with little (if any) public opposition. The easy passage of this proposal is testament to the solid work by city staff to research this issue and educate stakeholders and the public before bringing forward for approval.
Fairlington Presbyterian Church Affordable Housing
Council approved a development special use permit and related approvals for the Fairlington Presbyterian Church, 3846 King Street, to build a multifamily affordable housing building on a portion of its existing parking lot. The site will continue to house the church as well as the Potomac Crescent Waldorf School, which is a tenant of the church.
Wesley Housing Development Corporation will construct 81 units at an estimated cost of $38.3 million. The units will be affordable at 40%, 50% and 60% area median income for 40 years, which is an income range of $32,840 to $70,320 for households of 1 to 4 persons. The development will have a mix of 1, 2 and 3 bedroom units. The project applies zoning ordinance provisions for bonus density for affordable housing to provide an additional number of units.
According to city staff, the project is consistent with the Housing Master Plan because it provides affordable housing in an area of opportunity with access to transit, jobs and
services, and supports a private-nonprofit partnership to enhance housing affordability and leverage public resources.
Project benefits include conversion of an underutilized surface parking lot into affordable housing units, increased tree canopy cover, an enhanced streetscape along Menokin Drive and King Street, and undergrounding of overhead utilities.
City Council subsequently voted to approve a $7.65 million loan and $270,000 rental assistance grant for the project. The project will seek $20 million in federal Competitive Low Income Housing Tax Credits.
Commentary: This project will add much-needed supply to the city’s stock of dedicated affordable housing. It’s another project in a continuing trend of area churches seeking to broaden their mission by providing affordable housing, as recently profiled by the Washington Post. Projects by Fairlington Presbyterian Church and the Church of the Resurrection not only create housing, but also sustain congregations with dwindling membership. Alexandria is likely to see additional projects like this in the future.
Silverstone Assisted Living, Memory Care, and Independent Living Community
Council approved construction of Silverstone’s proposed assisted living/memory care and independent living community at 2602 Main Line Boulevard, in Landbay H of Potomac Yard. Approvals included a master plan amendment, zoning ordinance text amendment, coordinated development district (CDD) concept plan, and development special use permit.
The assisted living and memory care building will include 186 rooms with seven on-site affordable units. The independent living building will feature 146 units. The project will range in height from 92 to 110 feet and include 274 below-grade parking spaces. Ground-floor retail will include a CVS Pharmacy location slated for the intersection of Swann Avenue and Route 1.
The land use requests include allowances for a home for elderly at this location and modifies office square footage called for in the master plan and CDD concept plan. Technical approvals were required for vision clearance and height-to-setback ratio, bonus height for affordable housing, penthouses, loading space reductions, and additional parking. The development exceeds open space requirements for the site.
According to the city staff report, community benefits include the provision of seven on-site affordable housing units including rental cost and care, a $19-$25 million value. Other benefits include diversification of housing types in Potomac Yard, provision of high-demand assisted living and memory care units, contributions to bikeshare and public art, a LEED Silver building, and increased open space within Potomac Yard.
King Street Condos
Council approved a rezoning and development special use permit for King Street Condos, 1604-1614 King Street and 1604 Dechantal Street. The project incorporates six existing townhouses facing King Street between the Lorien Hotel and Hampton Inn, adding a midrise residential tower behind them.
The project proposes 59 multifamily units plus an interior courtyard featuring public art and a public access easement. Access to parking and loading will be from Dechantal Street. The townhouses may serve as commercial in addition to residential uses.
Rezoning was requested by the city for consistency with surrounding uses and is described as a “technical cleanup.” The project is compliant with the King Street Metro/Eisenhower Avenue Small Area Plan and King Street retail strategy, and will enhance the mixed-use character of the area.
A special use permit was requested to allow a floor area ratio up to 3.0. Modifications were requested for the height-to-setback ratio along Dechantal Street and for crown coverage requirements.
The design of the project progressed through four work sessions each with the Board of Architectural Review and neighborhood residents. The midrise building design in particular reflects traditional building materials and architectural character.
City staff cite project benefits including the rehabilitation of historic townhouses, LEED buildings, an enhanced streetscape, on-site public art, a contribution the city’s Housing Trust Fund of $242,490, a Living Landscape Fund contribution of $3,600, and a Capital Bikeshare contribution of $10,000.
Other Planning & Development Cases
- Special use permit for B. Doughnut, 215 South Union Street: Approved on the consent calendar as recommended by the Planning Commission. This allows an existing retail doughnut shop to offer seating and operate as a restaurant.
- Recommendation for an Eisenhower West-Landmark Van Dorn Developer Contribution: Approved as recommended by the Planning Commission. The policy establishes a framework for expected contributions from developers in this small plan area.
- Council also approved a number of other cases on the consent calendar.
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