Barcroft Neighborhood Conservation Plan
Land Use and Zoning
Zoning
Barcroft's land use pattern is predominantly single-family detached homes with strips of commercial, townhouse, and apartment development along the borders of the neighborhood (see Map 2). There are also three active churches and the Barcroft Elementary School.
Barcroft's core is zoned "R-6" (One Family Dwelling), with small areas of"S-3A" (Special District) zoning for the Barcroft School and for two sections of Glencarlyn Park along Four Mile Run. The strip along Columbia Pike is zoned "C-2" (Service Commercial-Community Business District) and "RA8-18" or "RA14-26" (Apartment Dwelling). There is one small area of "R-lOT" (One Family Residential-Townhouse) on Arlington Boulevard and one on South George Mason Drive. The final zoning category in the neighborhood is for the Barcroft Community House, which is designated an Historic District ("H-D"). Within the area of the neighborhood zoned "R6" there is one cluster townhouse development at Pershing Court. This departure from Barcroft's pattern of detached single-family homes was accomplished with a Site Plan approval under "R-6" zoning regulations, and therefore is not shown separately on zoning maps (see Map 3).
Land use and zoning issues were a major part of the Neighborhood Conservation questionnaire. Near unanimity and strongly worded comments on the questionnaire demonstrate that Barcroft's residents are concerned that the single-family residential portion of the neighborhood might be the target for developers seeking new sites for denser housing or other inappropriate development. On several occasions in the past few years, attempts have been made to develop higher density housing in the neighborhood; as noted above the County approved one Site Plan that permitted clustered townhouses to be built in a portion of the neighborhood composed of single-family detached homes. Residents are concerned that other Site Plans for cluster townhouse development will be proposed by developers.
Recommendation #1
Preservation of Single-Family Housing
Barcroft's residents strongly recommend that any new housing built in the core of the neighborhood be limited to detached single-family homes. Neither Site Plan approval for clustered dwelling units nor use permits for two-family units should be permitted. The County should adhere without exception to the following policy:
New housing within the portion of
Barcroft Neighborhood presently
zoned "R-6" should be limited to
single-family detached homes.
Infill Development and Oversize Homes
Barcroft's large lots raise questions about subdividing lots and infill development. Residents are resigned to the division of some large lots as a by-right prerogative of the owner, but want to preserve the uncrowded atmosphere of the neighborhood as much as possible. Residents are concerned about possible efforts by developers to consolidate residential lots for higher-density development. In some other areas, and recently in Barcroft, developers are beginning to build oversize houses on infill lots. Barcroft residents believe that such buildings are entirely inappropriate in our neighborhood setting.
Recommendation #2
Preservation of Minimum Lot Sizes
A. The Board of Zoning Appeals should not grant variances to permit construction on undersized or otherwise non-conforming lots, including "pipestem" lots and others where minimum street footage or other requirements for subdividing are not met.
B. The Board of Zoning Appeals should not grant variances to setback' density and height requirements that would permit the construction of oversize homes on Barcroft lots. This applies equally to variances requested after a home is constructed and the developer "discovers" that it is nonconforming.
C. The neighborhood opposes the consolidation of individually owned residential lots for block sale to developers.
Footnotes:
1. When the County Board adopted this NC Plan, it stated that use permit and site plan proposals would be considered against the criteria set forth in the Zoning Ordinance. The community would have the opportunity for review during the public hearing process.
2 When the County Board adopted this NC Plan, it stated that the Board of Zoning Appeals would review variance applications at a public hearing where issues of site conditions and impact on adjacent properties would be given due consideration.
Arlington Hall
Barcroft residents are keenly interested in the plans for future use of Arlington Hall Arlington Hall, the 87 acre site owned by the Federal Government that borders the neighborhood on the east. Most of the site will be used by the Department of State as a campus for its National Foreign Affairs Training Center, with 15 acres being used for administrative offices of the Army National Guard Bureau.
Federal and local officials have involved neighborhood representatives in the planning process for the site since 1985. Barcroft has provided suggestions and recommendations, many of which have been incorporated into the Site Plan. The BSCL will continue to monitor the planning process to ensure that the redevelopment of the site is consistent with the interests of Barcroft neighborhood and the promises of Federal Government representatives. Although the planning process requires flexibility to accommodate conflicting interests, the neighborhood believes that the following principles should be followed in the redevelopment of Arlington Hall.
Recommendation #3
Arlington Hall
A. Facilities built on the Arlington Hall site should be low-rise, architecturally distinguished, and compatible with the surrounding neighborhood. The Federal Government should revise its funding restrictions to permit the State Department to fully fund all appropriate site perimeter improvements, such as undergrounding utilities and installing and upgrading sidewalks, street lighting and traffic signals where needed.
B. Planning for the facilities should include measures to minimize adverse noise, traffic and other impacts on the surrounding neigh60rhoods both during construction and after.
C. Plans for the facilities should include sufficient on-site parking for all uses to prevent the use of neighborhood streets for parking generated from the site. Use of mass transit by employees still should 17e encouraged by providing shuttles to the Ballston Metrorail station and coordinating bus schedules to provide convenient bus service to other federal facilities. Shuttle bus service should be controlled so that Arlington Hall is never used as a parking lot for other federal facilities.
D. North-south and east-west public pedestrian and bicycle access through the site should be provided. Security fencing should be used sparingly for legitimate security concerns and to screen the site from adjoining private properties.
E. The Federal Government should honor its commitment to devote the entire parcel on the west side of South George Mason Drive, and a substantial portion of the site on the eastside, to pub1ic neighborhood parks and open space. The site should be fully landscaped and, where possible, existing trees and green space should be preserved.
Additional comments on the use of parkland within the site are in the Parks and Recreation section below.
Zoning Along Columbia Pike
Barcroft residents are concerned that the present "C-2" zoning for many of the parcels along Columbia Pike that are in or near the neighborhood may permit redevelopment that is more dense than is appropriate. This could undermine or destroy the neighborhood commercial character of these areas. Otherwise, residents are generally satisfied with the mix of commercial and residential zoning now on the Pike, and are concerned that some commercial properties are shown on the General Land Use Plan as residential. The preservation of lower building densities and the commercial character of these areas should be a high priority for the County in the event that any redevelopment of the area is proposed.
Recommendation #4
Zoning and Land Use Along Columbia Pike
A. The neighborhood opposes redevelopment of any of the sites of commercial properties along Columbia Pike for residential use if it would result in a loss of neighborhood commercial services. The General Land Use Plan should be updated to reflect the actual zoning along the Pike between South Taylor Street and Four Mile Run.
B. Barcroft favors the current General Land Use Plan designation of low-density commercial development along Columbia Pike to retain its neighborhood-oriented business mix rather than large, high-density projects which would be better located along Arlington's metro corridors.
Land Use and Zoning in the Four Mile Run Area
The County has undeveloped rights-of-way for Arlington Mill Drive and Four Mile Run Drive between Columbia Pike and Arlington Boulevard. There is also one area of County park property zoned "RA14-26" (Apartment) in Glencarlyn Park below South Woodstock Street and just outside the Barcroft Neighborhood Conservation Area west boundary. I
These designations are obsolete. Barcroft residents are strongly committed to preservation of the existing parks and would oppose use of the land for streets or apartments.
Recommendation #5
Obsolete Rights-of-Way and Zoning Change along Four Mile Run
A. The County should remove the unopened rights-of-way for Arlington Mill Drive and Four Mile Run Drive, between Columbia Pike and Arlington Boulevard, from the Master Transportation Plan's list of designated streets, and put them on the list of designated trails. Legal and planning documents should 6e revised to reflect this change.
B. The County should rezone the "RA14-26" (Apartment) area below South Woodstock Street to "S-3A" (Special District).
This page was revised on: August 28, 2004.
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