Fort Myer North Heights Area Plan’s Goals Achieved through 1307 N. Rolfe Street Redevelopment

Rebuilding Independence House
Two new residential buildings with 395 units
39 on-site affordable housing units
Conserving trees, adding 8,000 square-foot public park
LEED Gold and Silver certification

The Arlington County Board today voted to approve redevelopment of 1307 N. Rolfe Street. Using the Fort Myer North Heights area plan as a guide, the block-long redevelopment will include two new residential buildings with 39 on-site affordable housing units, a new public park that preserves three significant trees, and a newly built County transitional living facility, Independence House.

The County brought 19,500 sq. ft. of land to the project. When completed the County will own 13,772 sq. ft. The developer will build out the park and provide the new transitional living facility and 39 affordable units at their own cost.

“This redevelopment addresses some of the important priorities that the Fort Myer community identified in the Fort Myer Heights North Plan,” said Arlington County Board Chair Mary Hynes. “It includes on-site affordable housing, brings a new public park to Fort Myer and preserves some beautiful, mature trees. Importantly, it also rebuilds Independence House, the County’s transitional living facility.”

The County Board voted unanimously to approve the site plan and related actions.

Redevelopment guided by the Fort Myer Heights North Plan

The 2.17-acre Radnor/Ft. Myer Heights site is currently developed with seven single-family homes, an apartment building, a residential condominium building, and the existing transitional living facility, Independence House. The redevelopment is guided by the Fort Myer Heights North Plan, which calls for affordable housing, public open space, preservation of significant mature trees, and preservation of neighborhood character.

Gables Residential / LG Rolfe Street LLC plans to demolish the current structures and replace them with three buildings: two private residential buildings, connected below grade, with a combined total of 374,869 square feet and 395 units, and one 16,500 square foot building with 14 units to replace Independence House.

The site also will include a new 8,000-square foot public park and has an optional location, adjacent to the park, for up to 1,000 square feet of neighborhood retail and convenience uses. The park will include three preserved mature trees –a Southern Red Oak, and two White Oaks — a small play feature, café tables, seating, a drinking fountain, and a tree timeline or another historic preservation marker. The public park will be named Three Oaks Park in recognition of the preserved trees.

Rebuilding Independence House

The Independence House facility will be rebuilt on the site with a new, upgraded facility during the first phase of construction, prior to the demolition of the existing building to minimize any impact on the program’s operations. While not increasing the number of residents, the new building will double in size to provide more appropriate living and program spaces. Independence House has been operating since 1993. Independence House serves Arlington residents who have recently completed a primary substance abuse treatment program.

The private residential buildings and the public park will be constructed following the completion of the new Independence House.

Affordable housing, community benefits

The project provides 39 committed affordable housing units, with 19 one-bedroom and 20 two-bedroom units. Thirty-one of the units will be affordable at 60% Area Median Income (AMI), four units will be at 50% AMI, and four units will be at 40% AMI. The project also provides on-site public art or a $75,000 public art fund contribution, streetscape, sidewalk improvements and undergrounding of aerial utilities, in-building wireless and $393,612 for Transportation Demand Management. The project will also achieve LEED Gold and Silver certification.

Community process

The Planning Commission’s Site Plan Review Committee (SPRC) reviewed the redevelopment proposal at five meetings conducted on the following dates: Dec. 16, 2013, and March 27, May 22, June 26 and July 17, 2014.

In addition, the public park concept was reviewed at one public meeting on April 9, 2014 and reviewed by the Park and Recreation Commission and Urban Forestry Commission. The project was also reviewed and recommended for approval at the Tenant/Landlord Commission on Oct. 15, 2014; the Transportation Commission on Feb. 5, 2015, the Housing Commission on Feb. 12, 2015, the Parks and Recreation Commission on July 22, 2014, and the Planning Commission on Feb. 9, 2015.

To read the staff report on this item, visit the County website. Scroll down to Item #23 on the Agenda for the Feb. 21 Regular County Board Meeting.

Project at a Glance

Project: 1307 N. Rolfe Street: 2.17-acre site spanning a block

Two residential buildings connected below grade (approximately 374,869 sq. ft.), total of 395 housing units:
- 8-story residential building with 86 units
- 12-story residential building with 309 units
- 39 committed affordable housing units (19 one-bedroom and 20 two-bedroom units)
- LEED Gold certification
County transitional living facility: 5-stories, 14 housing units (approximately 16,500 square feet)
- LEED Silver certification
Park (8,000 sq. ft.) at corner of N. Rhodes Street and 14^th Street N.
Four-level garage (two levels above grade and wrapped with units) for the residential buildings, and a separate garage with six parking spaces for the transitional living facility

Community Benefits

Option of on-site public art of $75,000 Public Art Fund contribution
$112,367 Utility Underground Fund contribution
$393,612 Transportation Demand Management contribution over 30 years for the private residential buildings
Affordable Housing contribution – 39 committed affordable units for 30 years, over half family-sized.
Preservation of three significant trees
New public open space
Provision of in-building wireless communication system
Sidewalk, curb and gutter, streetscape, infrastructure improvements, and undergrounding of aerial utilities around the site