ARLINGTON COUNTY

PLANNING COMMISSION AGENDA

In advance of Arlington County Board meetings on

December 13 & 16, 2025, the following items will be heard by the

Planning Commission on

TUESDAY, DECEMBER 2, 2025, 7:00 p.m.

WEDNESDAY, DECEMBER 3, 2025, 7:00 p.m.

THURSDAY, DECEMBER 4, 2025, 7:00 p.m.

These are hybrid public meetings to be held at the Bozman Government Center, 2100 Clarendon Boulevard, County Board Room 307.

_____________________________________________________________________________________________________________________

THE FOLLOWING ITEMS WILL BE HEARD BY THE PLANNING COMMISSION

TUESDAY, DECEMBER 2, 2025, 7 PM

1. SUBJECT: RiverHouse Neighborhood – Development Project:

A. REZN22-00007 REZONING from “R2-7” Two-Family and Townhouse Dwelling District and “C-O-2.5” Mixed Use District to “RA6-15” Multiple-Family Dwelling District; for portions of property located at 1111 Army Navy Drive, 1400 S. Joyce Street, and 1600 S. Joyce Street (RPC#s 35-010-023, -032, -033).

B. SPLN23-00001 PHASED DEVELOPMENT SITE PLAN for existing and new infill development totaling up to 4,466 residential dwelling units and up to 19,923 sq. ft. of non-residential gross floor area for the site as a whole; with modifications of zoning ordinance requirements including: additional density, reduced parking, increased compact parking, off-site parking, loading space reductions, sign systems, alter dimensional parking standards, density exclusions, and other modifications as necessary to achieve the proposed phased development site plan for the RiverHouse site (SP #477); located at 1111 Army Navy Drive, 1400 S. Joyce Street, and 1600 S. Joyce Street (RPC#s 35-010-023, -032, -033).

C. SPLN23-00002 SITE PLAN to construct a mixed-use building consisting of up to 509 residential dwelling units and up to 14,793 sq. ft. of non-residential gross floor area; with modifications of zoning ordinance requirements including: additional density, reduced parking requirements, increased compact parking, parking for off-site uses, sign systems, density exclusions, and other modifications as necessary to achieve the proposed development plan for the RiverHouse “Building N1” site (SP #477-1); located at 1111 Army Navy Drive and 1400 S. Joyce Street (RPC#s 35-010-023, and -032).

D. PLN23-00003 SITE PLAN to construct up to 132 residential dwelling units consisting of townhouses and multifamily (stacked flats); with modifications of zoning ordinance requirements including: reduced parking requirements, sign systems, and other modifications as necessary to achieve the proposed development plan for the RiverHouse “Land Bay S” site (SP #477-2); located at 1400 S. Joyce Street and 1600 S. Joyce Street (RPC#s 35-010-032, and -033).

E. SPLN23-00004 SITE PLAN to construct a multifamily building with up to 102 residential dwelling units; with modifications of zoning ordinance requirements including: reduced parking requirements and other modifications as necessary to achieve the proposed development plan for the RiverHouse “Building C1” site (SP #477-3); located at 1600 S. Joyce Street (RPC# 35-010-033).

F. SPLN25-00001 SITE PLAN for three (3) existing multifamily buildings totaling up to 1,676 residential dwelling units and up to 1,130 sq. ft. of non-residential gross floor area; with modifications of zoning ordinance requirements including: reduced parking requirements, altered dimensional parking standards, and other modifications as necessary to achieve the proposed development plan for the RiverHouse “Existing Buildings” (Ashley, Potomac, and James) site (SP #477-4); located at 1111 Army Navy Drive, 1400 S. Joyce Street, and 1600 S. Joyce Street (RPC#s 35-010-023, -032, -033).

_____________________________________________________________________________________________________________________

THE FOLLOWING ITEMS WILL BE HEARD BY THE PLANNING COMMISSION

WEDNESDAY, DECEMBER 3, 2025, 7 PM

2. PERFORMANCE PARKING PILOT (INFORMATIONAL ITEM)

3. NORTH HIGHLANDS NEIGHBORHOOD PLAN

4. LOCAL HISTORIC DISTRICT DESIGNATION of Happinest located at 4120 41st Street North (RPC# 03-003-164), and the adoption of the associated historic district design guidelines.

5. A. GP-370-25-1 (GLPA25-00003) Amendment to the General Land Use Plan to change the land use designation of two parcels (RPC #29-022-004 and -005) from "Service Industry" to "Public" at Jennie Dean Park;

B. Certification of Transferable Development Rights by the County Board for the purpose of preserving open space on three County-owned parcels totaling an area of 45,637 square feet (RPC #29-002-001, 29-022-004, and -005) and the former right-of-way for 27th Street South from the street centerline to the southern edge of the right-of-way totaling an area of approximately 3,283 square feet, with a combined total area of 48,920 square feet; and

C. REZN25-00007 Rezoning from the M-1 Light Industrial District to the S-3A Special District for three parcels (RPC #29-002-001, 29-022-004, and -005).

D. Ordinance of Vacation for the vacation of a portion of 27th Street South and an Emergency Turnaround Easement

6. GREEN BULDING INCENTIVE POLICY

THE FOLLOWING ITEMS WILL BE HEARD BY THE PLANNING COMMISSION

THURSDAY, DECEMBER 4, 2025, 7 PM

_____________________________________________________________________________________________________________________

7. REZN25-00002 REZONING from "C-3" General Commercial District to "C-TH" Commercial Townhouse District for an approximately 3,916 square foot area; located at 3138 10th Street North (RPC# 19-007-009).

UCMU25-00001 USE PERMIT for a Unified Commercial/Mixed Use Development consisting of a 5-story self-service storage facility with ground floor retail, with modifications for additional density, distance between functional entries, and other modifications necessary to achieve the proposed development; located at 3138 10th Street North (RPC# 19-007-009, -010, -019).

8. FBCN25-00004 USE PERMIT for the development of a 6-story mixed-use building with 270 multi-family dwelling units and approximately 15,525 sq.ft. of ground floor retail in accordance with the Columbia Pike Form Based Code (Article 11.1 of the Zoning Ordinance, Appendix A), with modifications for the height of first floor relative to fronting sidewalk elevation, Required Building Lines (RBLs) for the location of streets, breaks between buildings, and streetscape details for street tree spacing; located at 2601 Columbia Pike (Fillmore Gardens Shopping Center) (RPC# 25-016-004; 25-016-005; 25-016-010).

9. SPLA25-00028 ADAPTIVE REUSE SITE PLAN AMENDMENT to convert two office buildings to residential use, with modifications as necessary to achieve the proposed adaptive reuse of the buildings; located at 1800 and 1901 S. Bell St. (RPC# 34-026-044, -PAA)

10. PC Business and Organizational Matters

Approval of the November 3, 2025, Meeting Minutes

Planning Division Updates

Approval of the LRPC/SPRC Rosters

PC Chair/VC Nominations for 2026

_____________________________________________________________________________________________________________________

HOW TO VIEW AND PARTICIPATE

The Planning Commission Hearings are hybrid meetings where staff, applicants, and members of the public may attend in-person or via electronic teleconference/videoconference communications using Microsoft Teams.

Commission members, staff, and applicants will conduct this hearing in a hybrid environment at the Bozman Government Center, 2100 Clarendon Boulevard, Room 307, Arlington, Virginia.

The hearings are available in real time on YouTube. However, other options will be provided to view the meeting in real time through a Microsoft Teams link (provided upon registration for public testimony and/or for public viewing only).

• A broadcast of the hearings will continue to be available with closed captioning on Comcast Xfinity channels 25 and 1073; Verizon FiOS channels 39 and 40, 24-48 hours after the meeting has taken place.

To request to give public testimony, an online registration MUST be completed one week or at a minimum of 24-hours in advance of the hearing for a guaranteed opportunity to speak on the requested date and time. This applies to the original night of the meeting date and not the recess date.

The public is welcome to participate giving public testimony in person, virtually, or with written comments in advance. Visit

https://commissions.arlingtonva.us/planning-commission to:

• Sign-up online to speak during the meeting.

o Registered speakers will receive a confirmation email with further instructions upon completion of the speaker request form and after submission to the Clerk.

o Registered participants choosing to speak virtually will join the meeting via Microsoft Teams (accessible through a web browser or the free app). The meeting link will be provided in the confirmation email.

• Submitting written comments online is also an option. Written comments need to be received by 12 noon on the day of the hearing to provided to the Commission in opportunity to review your comments before the hearing.

To request translation services, reasonable accommodations, or other questions regarding the meeting notification, contact the Planning Commission Clerk,

Gizele C. Johnson, Gjohnson@arlingtonva.us or call (703) 217-6676.

_____________________________________________________________________________________________________________________

Commissioner BAGLEY will be assigned to represent the Planning Commission at the DECEMBER 13, 2025, County Board Meeting.

Run Date: November 24th, 2025 AD#98100