Townhouses Proposed At Utah & Lee Highway
January 2012:
Since the proposed plan is next to the boundary line for the CCA and is in the Waverly Hills Civic Association (WHCA), the Waverly Hills Civic Association wanted to share the information with Cherrydale. WHCA was contacted by the developer in December, and would welcome your thoughts and participation. Louis Wassel Vice President, Waverly Hills Civic Association (c) 240-593-8636 [email protected]
Q&A from the developer, provided via Waverly Hills Civic Association: Questions
Submitted by the Waverly Hills Civic Association Executive Board
1. Do you need a variance for this plan?
Technically we will have to go through the Arlington County 4.1 Site Plan approval process which is similar but different from the variance process. This process will allow for public comments to ensure all citizens can voice their opinions and comment on the proposed townhouses. Historically, this property was originally zoned R-5, which is one of the single family zoning districts consistent with Arlington County zoning. In the mid 1990’s, the developer of the Tazewell Court Condominiums asked the owner of 4326 Lee Highway (the subject property) for permission to be able to include this parcel in his rezoning request to Arlington County in order to meet certain land ratios related to the number of units the developer was seeking. By using the additional square footage from 4326 Lee Highway, this allowed the developer to meet certain ratios and build the desired number of units. Thus, 4326 Lee Highway was rezoned as part of the larger rezoning application from R-5 (single family zoning) to RA8-18 (townhouse zoning). Unfortunately, RA8-18 zoning is used for larger parcels and creates a problem with this zoning classification for a single 5,000 SF lot. The issue is the setbacks require 25’ from the front lot lines and 10’ feet from the interior lot lines. Applying these setbacks to this 5,000 SF site would make any future rebuilding unfeasible. In addition, because this parcel is now zoned RA8-18, we believe any future construction will require site plan approval 4.1 process. Given the location near existing townhomes, commercial enterprises, and similar zoning on the North side of Lee Highway, we believe the highest and best use for this parcel is a four unit townhouse proposal.
2. Besides the Waverly Hills Civic Association and the Tazewell Homeowner Officers, have you shared your plans with the surrounding neighbors? If so, what are the reactions?
We thought the most effective way to discuss the project would be the civic association and neighboring Tazewell Homeowner’s Officers. Assuming a positive feedback from both organizations, we will meet individually with neighbors and local businesses to
make sure they have all questions and concerns met.
3. Has the planning commission considered the project or will it be an agenda item?
The zoning commission has only reviewed the plan preliminarily. We will submit for a full review upon positive feedback from the community.
4. The driveways back into Utah, are very close together, and are close to the intersection with Lee which is unusual for TH in Arlington. Normally they back into a joint courtyard with one exit to the street to prevent traffic problems with pedestrians and cars.
Yes we attempted to do this. Unfortunately it is not possible to produce a joint driveway on the back of this site and make turn lanes into the units and keep the units of a size that will be practical for use by the homeowners. We also evaluated an underground garage that would be accessed from Lee Highway, but because of the small site and limited number of units, this is not economically feasible.
5. Also, isn’t there a similar pattern of backing out across the street at the pool company across the street? If so, is that another conflict?
Two parking spaces do exist across the street at the pool servicing company. We are still waiting for civil engineering to determine if a conflict does exist. If there is a conflict, we will reduce the garage in that unit to a one car garage, and locate the garage along the southern portion (away from Lee Highway) to remove the conflict.
6. Although the rendering is architecturally interesting, it is a shame that the house is being torn down. It fits very well with TH community and with the Utah neighborhood.
While we think the proposed townhouses will be very architecturally pleasing and a great addition to the neighborhood, we are respectful about the removal of older structures. We evaluated possible ways to incorporate some of the existing structure into the new townhouses. However, based on the current house location, we were unable to find a solution. We want to make sure that although the home will be removed, it will be in the most beneficial way to the community. We partner with a non-profit organization
called Second Chance, so that all useable items are recycled or donated to worthy organizations. (www.secondchanceinc.org).
Second Chance retrains and creates employment for displaced and unemployed workers in deconstruction methods; reclaims building material to reduce demolition debris overloading landfills; and renews materials. This allows them to provide jobs and a green collar workforce, protect the natural environment, and preserve architectural heritage. Through strategic deconstruction, Second Chance can remove and reuse more than 90% of the existing home for future use in other residential structures.
7. Sidewalk – Assume they should match existing on Utah.
Yes, we will match as closely as possible.
8. The current house fronts on Lee Highway, we would like to see a rendering of the side facade to Lee Highway.
This is still in production as we consider different floor plans and unit layouts, but will be available in 4-6 weeks.
9. What is the anticipated price range?
We anticipate the range to be $649,000-$699,000. Price is determined by unit size and options.
10. There’s a street light they don’t have on their plan, and all new County installed sidewalks are 5’ or 4’ if there’s an obstruction.
All existing street lights will stay or be replaced in a suitable location based on County input.
11. It would be nice to see some street trees along Utah. There are two spots available. Probably something columnar, like Sentry Ginkgo or Armstrong Maple, and regular shade trees along Old Lee.
We absolutely will be planting trees and landscaping. We welcome suggestions and comments about types of species to ensure long term survival and aesthetic continuity.
12. What is the maximum percentage of the lot area that each of the townhouses can occupy for the zoning classification
for that property?
1,200 SF of lot area per unit minimum, or 56% total coverage maximum.
13. What percentage of the lot area do the townhouses comprise?
Each townhouse unit is allocated an average of 1,349 SF of lot area. Lot coverage of the 4 unit footprints as a percentage is 64% (including the driveways).
14. What percentage of the lot area does the current building comprise?
28% (estimated, including driveway).
15. What percentage of the property will be green space after the townhouses are built?
32% (green space does not include driveways or patios).
16. What are the minimum setback requirements (front, back and sides) for the property on which the townhouses are being built?
25’ for front yards (Utah & Lee). The side & rear yard has a 10’ setback plus 1 foot of additional setback for every 2-1/2’ of building
height above 25’.
17. What are the front, back and side setbacks for these townhouses?
Lee Hwy side: 8’-4” min. Utah St. side: 8’-5” Left side: 8’-6” Rear: 8’-5”
18. How and from where was the front setback measured?
From the property line.
19. Has Arlington County approved the townhouse plans as meeting minimum setback requirements?
No not at this time. This will be approved as part of the 4.1 site plan approval process.
20. What is the maximum height limit for buildings on the property where the townhouses are being built?
RA8-18 allows for 40’-0”, or 4 stories
21. What is the height of the townhouses?
Approx. 36’-6”, though final civil engineering will determine grading, which can then affect height calculations.
22. The elevation plans indicates the height is in excess of 36 feet.
Correct, see above.
23. Why do the elevation plans measure the height only partway through the 4th floor and not at the ceiling line?
The County’s definition of building height is from average grade to the midpoint of the roof gable. The 36’-6” height is measured to the midpoint of the gable.
24. Will the 4th floor have an open rafter or a closed ceiling at 8 feet?
Design is not complete, though it is anticipated to be a closed ceiling at this time.
25. How many trees and tall shrubbery will be removed to build the townhouses?
Unfortunately a good portion of the existing trees will be removed. We will make a commitment to replant trees and landscaping with local community input.
26. Will trees and shrubs will be planted on the property after the townhouses are built?
Yes we will be planting many trees and shrubs to ensure a finished look and feel.
27. What is the distance between the north edge of the unit 4 driveway and Old Lee Hwy?
For sake of discussion we have assumed Lee Hwy. starts where the two street lines would otherwise intersect if there were not the large turning radius. In that case, the measurement from northernmost driveway to Lee Hwy. is 24’. If measuring from the driveway apron to the intersection line, then 19’.
Louis Wassel
Vice President, Waverly Hills Civic Association
Since the proposed plan is next to the boundary line for the CCA and is in the Waverly Hills Civic Association (WHCA), the Waverly Hills Civic Association wanted to share the information with Cherrydale. WHCA was contacted by the developer in December, and would welcome your thoughts and participation. Louis Wassel Vice President, Waverly Hills Civic Association (c) 240-593-8636 [email protected]
Q&A from the developer, provided via Waverly Hills Civic Association: Questions
Submitted by the Waverly Hills Civic Association Executive Board
1. Do you need a variance for this plan?
Technically we will have to go through the Arlington County 4.1 Site Plan approval process which is similar but different from the variance process. This process will allow for public comments to ensure all citizens can voice their opinions and comment on the proposed townhouses. Historically, this property was originally zoned R-5, which is one of the single family zoning districts consistent with Arlington County zoning. In the mid 1990’s, the developer of the Tazewell Court Condominiums asked the owner of 4326 Lee Highway (the subject property) for permission to be able to include this parcel in his rezoning request to Arlington County in order to meet certain land ratios related to the number of units the developer was seeking. By using the additional square footage from 4326 Lee Highway, this allowed the developer to meet certain ratios and build the desired number of units. Thus, 4326 Lee Highway was rezoned as part of the larger rezoning application from R-5 (single family zoning) to RA8-18 (townhouse zoning). Unfortunately, RA8-18 zoning is used for larger parcels and creates a problem with this zoning classification for a single 5,000 SF lot. The issue is the setbacks require 25’ from the front lot lines and 10’ feet from the interior lot lines. Applying these setbacks to this 5,000 SF site would make any future rebuilding unfeasible. In addition, because this parcel is now zoned RA8-18, we believe any future construction will require site plan approval 4.1 process. Given the location near existing townhomes, commercial enterprises, and similar zoning on the North side of Lee Highway, we believe the highest and best use for this parcel is a four unit townhouse proposal.
2. Besides the Waverly Hills Civic Association and the Tazewell Homeowner Officers, have you shared your plans with the surrounding neighbors? If so, what are the reactions?
We thought the most effective way to discuss the project would be the civic association and neighboring Tazewell Homeowner’s Officers. Assuming a positive feedback from both organizations, we will meet individually with neighbors and local businesses to
make sure they have all questions and concerns met.
3. Has the planning commission considered the project or will it be an agenda item?
The zoning commission has only reviewed the plan preliminarily. We will submit for a full review upon positive feedback from the community.
4. The driveways back into Utah, are very close together, and are close to the intersection with Lee which is unusual for TH in Arlington. Normally they back into a joint courtyard with one exit to the street to prevent traffic problems with pedestrians and cars.
Yes we attempted to do this. Unfortunately it is not possible to produce a joint driveway on the back of this site and make turn lanes into the units and keep the units of a size that will be practical for use by the homeowners. We also evaluated an underground garage that would be accessed from Lee Highway, but because of the small site and limited number of units, this is not economically feasible.
5. Also, isn’t there a similar pattern of backing out across the street at the pool company across the street? If so, is that another conflict?
Two parking spaces do exist across the street at the pool servicing company. We are still waiting for civil engineering to determine if a conflict does exist. If there is a conflict, we will reduce the garage in that unit to a one car garage, and locate the garage along the southern portion (away from Lee Highway) to remove the conflict.
6. Although the rendering is architecturally interesting, it is a shame that the house is being torn down. It fits very well with TH community and with the Utah neighborhood.
While we think the proposed townhouses will be very architecturally pleasing and a great addition to the neighborhood, we are respectful about the removal of older structures. We evaluated possible ways to incorporate some of the existing structure into the new townhouses. However, based on the current house location, we were unable to find a solution. We want to make sure that although the home will be removed, it will be in the most beneficial way to the community. We partner with a non-profit organization
called Second Chance, so that all useable items are recycled or donated to worthy organizations. (www.secondchanceinc.org).
Second Chance retrains and creates employment for displaced and unemployed workers in deconstruction methods; reclaims building material to reduce demolition debris overloading landfills; and renews materials. This allows them to provide jobs and a green collar workforce, protect the natural environment, and preserve architectural heritage. Through strategic deconstruction, Second Chance can remove and reuse more than 90% of the existing home for future use in other residential structures.
7. Sidewalk – Assume they should match existing on Utah.
Yes, we will match as closely as possible.
8. The current house fronts on Lee Highway, we would like to see a rendering of the side facade to Lee Highway.
This is still in production as we consider different floor plans and unit layouts, but will be available in 4-6 weeks.
9. What is the anticipated price range?
We anticipate the range to be $649,000-$699,000. Price is determined by unit size and options.
10. There’s a street light they don’t have on their plan, and all new County installed sidewalks are 5’ or 4’ if there’s an obstruction.
All existing street lights will stay or be replaced in a suitable location based on County input.
11. It would be nice to see some street trees along Utah. There are two spots available. Probably something columnar, like Sentry Ginkgo or Armstrong Maple, and regular shade trees along Old Lee.
We absolutely will be planting trees and landscaping. We welcome suggestions and comments about types of species to ensure long term survival and aesthetic continuity.
12. What is the maximum percentage of the lot area that each of the townhouses can occupy for the zoning classification
for that property?
1,200 SF of lot area per unit minimum, or 56% total coverage maximum.
13. What percentage of the lot area do the townhouses comprise?
Each townhouse unit is allocated an average of 1,349 SF of lot area. Lot coverage of the 4 unit footprints as a percentage is 64% (including the driveways).
14. What percentage of the lot area does the current building comprise?
28% (estimated, including driveway).
15. What percentage of the property will be green space after the townhouses are built?
32% (green space does not include driveways or patios).
16. What are the minimum setback requirements (front, back and sides) for the property on which the townhouses are being built?
25’ for front yards (Utah & Lee). The side & rear yard has a 10’ setback plus 1 foot of additional setback for every 2-1/2’ of building
height above 25’.
17. What are the front, back and side setbacks for these townhouses?
Lee Hwy side: 8’-4” min. Utah St. side: 8’-5” Left side: 8’-6” Rear: 8’-5”
18. How and from where was the front setback measured?
From the property line.
19. Has Arlington County approved the townhouse plans as meeting minimum setback requirements?
No not at this time. This will be approved as part of the 4.1 site plan approval process.
20. What is the maximum height limit for buildings on the property where the townhouses are being built?
RA8-18 allows for 40’-0”, or 4 stories
21. What is the height of the townhouses?
Approx. 36’-6”, though final civil engineering will determine grading, which can then affect height calculations.
22. The elevation plans indicates the height is in excess of 36 feet.
Correct, see above.
23. Why do the elevation plans measure the height only partway through the 4th floor and not at the ceiling line?
The County’s definition of building height is from average grade to the midpoint of the roof gable. The 36’-6” height is measured to the midpoint of the gable.
24. Will the 4th floor have an open rafter or a closed ceiling at 8 feet?
Design is not complete, though it is anticipated to be a closed ceiling at this time.
25. How many trees and tall shrubbery will be removed to build the townhouses?
Unfortunately a good portion of the existing trees will be removed. We will make a commitment to replant trees and landscaping with local community input.
26. Will trees and shrubs will be planted on the property after the townhouses are built?
Yes we will be planting many trees and shrubs to ensure a finished look and feel.
27. What is the distance between the north edge of the unit 4 driveway and Old Lee Hwy?
For sake of discussion we have assumed Lee Hwy. starts where the two street lines would otherwise intersect if there were not the large turning radius. In that case, the measurement from northernmost driveway to Lee Hwy. is 24’. If measuring from the driveway apron to the intersection line, then 19’.
Louis Wassel
Vice President, Waverly Hills Civic Association
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