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

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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.

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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

APPROPRIATENESSCounty 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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