SITE PLAN REVIEW COMMITTEE UCMUD REVEW COMMITTEE MEETING AGENDA. DATE: Thursday, April 17, :00 10:00 p.m. PLACE:

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1 SITE PLAN REVIEW COMMITTEE UCMUD REVEW COMMITTEE MEETING AGENDA DATE: Thursday, April 17, 2014 TIME: 7:00 10:00 p.m. PLACE: Gunston Middle School - Library 2700 South Lang Street Arlington, VA SPRC STAFF COORDINATOR: Samia Byrd, Item 1. The Berkeley (SP #431) (RPC# , -010) PC and CB meetings TBD Arlova J. Vonhm (CPHD Staff) Item th Street Flats (U ) (RPC# , -003, -004, -005, -006, -007, -008) PC and CB June, 2014 Matthew Pfeiffer (CPHD Staff) 7:00 pm-8:25 pm 8:30 pm-10:00 pm The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following: 1. Review site plan or major site plan amendment requests in detail. 2. Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate. 3. Provide a forum by which interested citizens, civic associations and neighborhood conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood. The UCMUD Review Committee is charged with reviewing UCMUD Use Permit proposals with a similar agenda and protocol to the Site Plan Review Committee (SPRC). The UCMUD Review Committee is charged with the following: 1. Provide a forum in which the applicant, County staff, the Planning Commission, citizens community groups, advisory commissions and committees can review, discuss, and comment on a UCMUD use permit application. 2. Ensure that the project meets the intent of the ordinance, represents high quality land use planning and design, and is compatible with the adjacent neighborhood; complies with the County s Comprehensive Plan, other planning documents and County policies; and addresses community concerns and goals 4. Advise the Planning Commission on the outstanding issues and any conditions which it might determine to be necessary or appropriate.

2 Page 2 In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10 th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library s Virginia Room, 1015 N. Quincy St., (703) For more information on the Arlington County Planning Commission, go to their web site For more information on the Site Plan public review process, go to the Arlington County Planning Division s web site on Development Proposals/Site Plans To view the current Site Plan Review Committee schedule, go to the web site below. For the purposes of expediency, the UCMUD report and related materials are located on the SPRC Schedule web page.

3 Page 3 I T E M & 2910 S. Glebe Road Site Plan (SP #431, The Berkeley) (RPC# , -010) Steve Sockwell, SPRC Chair SPRC AGENDA: First Meeting November 21, ) Informational Presentation a) Overview of Site Plan Proposal (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) SPRC Discussion/Prioritization of issues SPRC AGENDA: Second Meeting December 9, ) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes (if any) ii) Justification for requested changes (if any) b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any) iii) Requested modification of use regulations (if any) SPRC AGENDA: Third Meeting March 13, ) Updates on outstanding issues (Staff/Applicant) a) Four Mile Run Restoration Master Plan and Design Guidelines (Staff) b) Applicant Response/Presentation of proposed changes (Applicant) 5) SPRC Review and Discussion a) Land Use & Zoning Continued: i) Relationship of site to GLUP, sector plans, etc. (1) Requested changes (if any) (2) Justification for requested changes (if any) ii) Relationship of project to existing zoning (1) Requested bonus density, height, etc. (if any) (2) Requested modification of use regulations (if any) b) Site Design and Characteristics i) Allocation of uses on the site ii) Relationship and orientation of proposed buildings to public space and other buildings iii) Streetscape Improvements iv) View vistas through site v) Visibility of site or buildings from significant neighboring perspectives vi) Historic status of any existing buildings on site vii) Compliance with adopted planning documents

4 Page 4 SPRC AGENDA Fourth Meeting April 17 th 6) Building Architecture a) Design Issues i) Building form (height, massing, tapering, setbacks) ii) Facade treatments, materials, fenestration iii) Roof line/penthouse form and materials iv) Street level activism/entrances & exits v) LEED/Earthcraft/Green Home Choice Score vi) Accessibility b) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting 7) Open Space a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation) SPRC AGENDA - Subsequent meetings 8) Transportation a) Infrastructure i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking b) Traffic Demand Management Plan c) Automobile Parking i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths) d) Delivery Issues i) Drop offs ii) Loading docks e) Signage (parking, wayfinding, etc.) 9) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 10) Construction issues i) Phasing

5 Page 5 ii) Vehicle staging, parking, and routing iii) Community Liaison Site Location: 200,873 square foot site ( acres) located south of S. Glebe Road, adjacent to Four Mile Run. The site is bounded by S. Lang Street to the east and S. Meade Street terminates in an intersection just west of the site. Applicant Information: Applicant AHC, Inc N. Fairfax Drive, Suite 100 Arlington, VA Mary Claire Davis (703) davismc@ahcinc.org Engineer Walter L. Phillips, Inc. 207 Park Ave Falls Church, VA Karen White (703) kwhite@wlpinc.com Attorney Walsh Colucci Lubeley Emrich &Walsh, PC 2200 Clarendon Boulevard, 13th Flr. Arlington, VA Nan Walsh (703) nwalsh@arl.thelandlawyers.com Landscape Architect Walter L. Phillips, Inc. 207 Park Ave Falls Church, VA Brian Richards (703) brichards@wlpinc.com Architects MTFA Architecture 2311 Wilson Blvd. Arlington, VA Michael Foster (703) mfoster@mtfa.net Trafic Engineer Kimley-Horn and Associates, Inc Commerce Park Drive, Suite 400 Reston, VA McLean, VA Ed Papazian (703) ed.papazian@kimley-horn.com BACKGROUND: A site plan is proposed to redevelop the site of the existing Berkeley Apartments at 2900 and 2910 S. Glebe Road. The applicant, AHC Inc., proposes to redevelop the site with two 5-story apartment buildings with a total of 287 units. There is no General Land Use Plan (GLUP) amendment requested with this application; however, the applicant is proposing to rezone approximately 18,170 square feet from S-3A to RA8-18. In association with the site plan, the applicant requests to modify the building height and the parking ratio. o Since the initial proposal, the application has been revised as follows: o Removal of all visitor surface parking spaces facing the stream. o Addition of a pervious drive area to address fire access. o New planting swale adjacent to the trail to assist with water runoff. o Increasing the width of Four Mile Run trail along the redeveloped property to 12. o Addition of a public node along the trail with benches and litter control. o Utilization of green roof technologies on top of the garage structure. o Set aside area for future bike share location. o Inclusion of native and noninvasive adaptive plantings. o Commitment to LEED Gold certification and Earthcraft for Multifamily Buildings

6 Page 6 The following provides additional information about the site and location: Site: The subject site is bounded by Four Mile Run to the south, S. Glebe Road to the north, S. Lang Street to the east, and S. Meade Street terminates in an intersection just west of the site. The southern portion of the property adjacent to Four Mile Run is located within the floodplain and the Resource Protection Area (RPA). The site is approximately 200,873 square feet (4.61 acres) and is surrounded by the following land uses: To the north: To the east: To the south: To the west: S. Glebe Road; Shirley Park Shopping Center designated Service Commercial on the GLUP and zoned C-1 and C-2. Immediately to the east is an office building designated Low-Medium Residential on the GLUP and zoned C-1-O. Four Mile Run, designated as Public on the GLUP, and the City of Alexandria. Four Mile Run Park, designated as Public on the GLUP and zoned S-3A. NORTH Source: Bing Maps, 2014 Existing Zoning: RA8-18 Apartment Dwelling District and S-3A Special District. General Land Use Plan Designation: Low-Medium Residential (16-36 units/acre).

7 Page 7 Neighborhood: The site is located within the boundaries of the Long Branch Creek Civic Association and is immediately west of the Arlington Ridge Civic Association boundary. In addition, the City of Alexandria is located directly south of the site. Existing Development: The site is currently developed with two, four-story apartment buildings with a total of 137 units. One-Hundred and Ten (110) of the existing units are affordable dwelling units (ADUs), and the remaining 27 units are market rate. The two apartment buildings were constructed in the 1960 s, and were purchased by AHC in Development Potential: Site Plan Area: 200,873 sq ft Existing Zoning RA8-18 By-Right 182,703 sq ft S-3A By-Right 18,170 sq ft RA8-18 Site Plan 182,703 sq ft S-3A Site Plan 18,170 sq ft Proposed Zoning RA8-18 By-Right 200,873 sq ft RA8-18 Site Plan 200,873 sq ft DENSITY ALLOWED/TYPICAL USE Apartment Houses/Town House Dwellings: 1,200 sq ft/lot (36.3 DU/Ac) Parks, schools, churches, other public uses: 6,000 SF min. lot size; Single Family Dwellings: 3 acre min. lot size Townhouses/Apartment Houses: 45 DU/Ac Hospitals and Institutions of an Educational, Religious, Charitable or Philanthropic Nature: 5 acre min. lot size All other uses: 6,000 SF min. lot size (7.26 DU/ac) Apartment Houses/Town House Dwellings: 1,200 sq ft/lot (36.3 DU/Ac) Townhouses/Apartment Houses: 45 DU/Ac MAXIMUM DEVELOPMENT 152 units 0 units 189 units 3 units 167 units 207 units Proposed Development: The following table includes the preliminary statistical summary for the proposed site plan: Regulatory Standard Proposal Site Area 200,873 sq ft (4.61 Acres) Density Residential GFA/Units 260,200 sq ft /287 Units Residential Density 1 62 DU/Acre RA8-18 Max. Permitted Residential Units 167 Units RA8-18 Max. Permitted Residential Density 36.3 DU/Acre Height Average Site Elevation ft Residential Building 5 Stories Main Roof Elevation ft Main Roof Height 2 61 ft Penthouse Roof Elevation ft Penthouse Roof Height 70.5 ft Penthouse Height 9.5 ft RA8-18 Max. Permitted Residential Height 4 Stories 1 Includes 50,218 sq ft of bonus density for LEED Silver Certification at.25 FAR converted to units at an average unit size of 900 sq ft per unit, 20,087 sq ft of bonus density for LEED EBOM Certification at.1 FAR, and 25% bonus density for Affordable Housing at 41.8 units. 2 Includes a request for an additional 1 in height

8 Page 8 Parking Proposed Residential Parking Spaces 264 Standard 225 Compact 39 (15%) Handicapped 7 Proposed Residential Parking Ratio 0.92 sp/unit Required Residential Parking Ratio 3 - By-right sp/unit for the first 200 units (225 sp) 1 sp/unit over 200 units (87 sp) Required Residential Parking Ratio Site Plan Standard 1 sp per unit (287 sp) LEED Silver Certification Level Residential Buildings (NC) 52 Points Existing Buildings: Operations & Maintenance 43 Points Density and Uses: Approximately 91% of the site is currently zoned RA8-18, which permits by site plan apartment buildings, townhouses, low or moderate income housing, as well as single and two family dwellings. The site s GLUP designation, which is consistent with the current zoning, is Low-Medium Residential, and provides for the development of dwelling units per acre by-right. The remaining 9% of the site is zoned S-3A, which permits by site plan hospitals, schools, institutions of higher learning, and single family dwellings, among other uses. The applicant proposes to rezone the portion of the site currently zoned S-3A to RA8-18. o At a previous SPRC meeting, committee members raised questions about the existing S- 3A zoning on a portion of the subject property. Staff researched this further and found that while the property has been split-zoned since the 1950 s, the current S-3A portion was shown as R-6 on zoning maps until Further, staff found that in December 1996, the County adopted several zoning map and General Land Use Plan amendments to the S-3A zoning district and Public GLUP category, respectively, as a means to reconcile these maps with the Open Space Master Plan and reflect County ownership and public use of the property. The subject property was not included among the list of parcels to be rezoned during this effort, however nearby properties were, including Lang Street Gardens, located on the 3000 block of S. Glebe Road, and Four Mile Run Park, located immediately east of this subject property. Staff shared this research with the Zoning Administrator and on March 11, 2014, the Zoning Administrator made a ruling that the current designation for the S-3A portion of the property was made in error. Therefore, the property is split-zoned between the RA8-18 and R-6 zoning districts. The Zoning Map and County records will be updated to correct this error. The applicant proposes to redevelop the site with two, 5-story, multifamily residential buildings with a total of 287 units. The proposal includes 171 affordable dwelling units (ADUs) and 116 market rate units. The maximum permitted by-right density for multifamily residential uses based on the subject site area is 152 units under the current zoning and 167 units under the proposed rezoning. The applicant requests bonus density for the commitment to provide onsite affordable and LEED certification. The applicant has indicated their desire to revise the initial proposal to pursue LEED GOLD certification, instead of LEED Silver + LEED EBOM. The breakdown of the proposed density is shown in the chart below. Pending receipt of a revised LEED checklist, it will be updated to reflect this change. 3 A total of 312 parking spaces would be required for an overall ratio of 1.09 spaces per unit

9 Page 9 Density Calculation Site Area 200,873 sq ft (4.61 ac) Existing Zoning RA8-18 and S-3A Maximum Residential Density Permitted 36.3 du/ac and 7.26 du/ac Proposed Zoning RA8-18 Site Area Allocated to Residential 200,873 sq ft (4.61 ac) Base Residential Density units (36.3 units/acre) Average Unit Size 900 sq ft ADU Bonus 25% 41.8 units LEED Silver Bonus Density (0.25 FAR) 50,218 sq ft or 55.8 units LEED EBOM Bonus Density (0.1 FAR) 20,087 sq ft or 22.3 units Proposed Residential Density 287 units (62.2 units/acre) Site and Design: The applicant proposes two L -shaped, five-story buildings, oriented towards S. Glebe Road. The buildings would be separated by an entry plaza and central drive that would connect to a rear driveway. The proposed driveway would extend from the intersection of S. Glebe Road and S. Meade Street and run roughly east-west through the site behind the proposed buildings, to provide access to the parking garage and loading areas. The main pedestrian entrances to both buildings would be facing S. Glebe Road, adjacent to a central entry plaza. The entry plaza would also accommodate vehicular pickup and drop off activities. Conceptual Landscape Plan (revised 3/6/14) The front façades of both buildings are proposed to angle away from S. Glebe Road due to the location of an existing sanitary sewer easement along the north edge of the site. Landscaping is proposed for this area between the buildings and S. Glebe Road. Two private plazas are proposed, one at the rear of each building, and a children s play area would be located at the far eastern corner of the site. A black iron fence would replace an existing rear fence on the property and run east-west through the site, just south of the proposed driveway. A gate at the eastern edge of the property would provide controlled resident access to the adjacent Four Mile Run trail.

10 Page 10 o In response to SRPC and staff comment, the site plan has been revised to remove a surface visitor parking area and replace it with permeable pavement to accommodate fire truck access. A node, including area for public seating, has also been added adjacent to the trail, in the southeast portion of the site. The two residential buildings are proposed to share an underground garage, with the entrance located at the rear of the eastern building (Building 1). Loading access would occur at the rear of both buildings, in the shorter wings that are perpendicular to Four Mile Run. The two buildings are proposed to be of a modern design and comprised of masonry, powder coated aluminum frame glass, aluminum mesh, and cement and metal panels. The building design also includes a notched effect on the front façade to provide visual interest. View looking east from the intersection of S. Glebe Road and S. Meade Street. View looking west from the Four Mile Run trail.

11 Page 11 LEED: The applicant proposes that the residential buildings be certified under the U.S. Green Building Council s LEED New Construction and Major Renovation program at the Silver level rating, as well as the LEED for Existing Buildings: Operations and Maintenance (EBOM) program. Bonus density consistent with the County s Green Building Density Incentive Program is requested for both programs at 0.25 FAR for LEED Silver and 0.10 FAR for LEED EBOM. In order to earn the bonus density, the buildings would need to meet the current minimum design standard of 18% energy efficiency and the applicant would agree to report post-occupancy energy usage to the County for 10 years. The LEED EBOM certification would be required within four years of occupancy to measure post-occupancy environmental performance of several factors including but not limited to energy and water efficiency, occupant comfort, use of alternative transportation, and recycling over a sustained period of time (at least one year). o The applicant has revised their proposal to increase the commitment for LEED certification to the Gold level, instead of LEED Silver and LEED EBOM. Staff has requested an updated LEED Gold checklist to confirm this change. Transportation: The Master Transportation Plan (MTP) classifies S. Glebe Road in this location as a Type D Primarily Garden Apartments and Townhouse Neighborhoods. The MTP calls for on-street parking as a priority for this type of street, as well as a 6 8 foot sidewalk with a 5 6 foot green strip. Trip Generation: A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Kimley-Horn & Associates and dated July 23, The analysis assessed the impact of the development on the adjacent street network. The analysis concludes that approximately 105 AM peak hour vehicle trips and 127 PM peak hour vehicle trips would be generated from the proposed development. In terms of comparing the vehicle trips of existing uses to vehicle trips of the proposed use, the analysis notes that the proposed project would result in 65 net-new AM peak hour vehicle trips and 56 net-new PM peak hour vehicle trips. The study states that, with the proposed development, there would be virtually no increase in vehicle delay. All intersections would continue to operate at Level of Service (LOS) D or better, with the exception of S. Glebe Road and Arlington Ridge Road during the AM peak hour. The added traffic from the development would only increase the delay by less than 2 seconds. Streets: S. Glebe Road is a four-lane arterial, with no on-street parking adjacent to the subject site. There could be an opportunity to provide some on-street parking on the project side of the street. The existing development has two (2) curb cuts and the proposed development would have two (2) curb cuts in the same location as today. Sidewalks and Pedestrian Connections: The existing sidewalk on S. Glebe Road is approximately six (6) feet wide with a grass strip adjacent to the curb. There are some shrubs and trees planted at the back of sidewalk. Proposed would be an eight (8) foot sidewalk and a five (5) foot planting strip with street trees, which would be compliant with what the MTP calls for on this type of street.

12 Page 12 Parking, loading and transit: Access to parking and loading for the proposed project would be at the back of the site, off of the proposed driveway. The applicant proposes a total of 264 parking spaces, 256 of which would be provided in an underground structure and eight (8) visitor spaces located at the surface at the rear of the site. The standard minimum site plan parking ratio for residential uses is one (1) parking space per unit. The Zoning Ordinance requires 1 space for the first 200 units and one space per unit for each additional unit thereafter. The proposed residential parking ratio is The site is not located within walking distance of a metro station, but there is a bus stop located on North Glebe Road immediately adjacent to the subject property. The bus stop serves Metrobus 23A and 23C, 10B, and ART 87. Metrobus 23A and 23C provide service to the Crystal City and Ballston metro stations. It also serves McLean. The bus stop is also served by the Metrobus 10B route, which provides service to Ballston and Braddock Road metro stations. The ART 87 route serves Shirlington and the Pentagon metro station. DISCUSSION: Modification of Use Regulations: The following modifications to Zoning Ordinance requirements are requested with the subject site plan request: Bonus density for LEED Silver residential (0.25 FAR) and LEED EBOM (0.10 FAR); Bonus density for Affordable Housing (25%); Reduced parking ratio for residential uses at 0.92 spaces/unit; and Bonus height, one foot (1 ) over the permitted 60 maximum. Adopted Plans and Policies: In addition to regulations provided in the Zoning Ordinance for RA8-18 site plan development, the 2006 Four Mile Run Restoration Master Plan (Master Plan) and the 2009 Four Mile Run Design Guidelines (Design Guidelines) provide guidance for redevelopment of the subject site. The Four Mile Run Restoration Master Plan was a joint effort of Arlington County, the City of Alexandria, and the Army Corps of Engineers to address the lower Four Mile Run corridor, or 2.3 miles of land along the border between Alexandria, VA and Arlington County, VA. The planning process was led by a joint task force including members appointed by both jurisdictions and the Northern Virginia Regional Commission (NVRC). The plan began as a stream restoration project but also provides a vision for the future development of the corridor, with an emphasis on integrating natural areas with urban nodes, reconnecting to the stream, and improving ecology. The Master Plan includes guiding principles, an in-stream plan dealing with hydrology and flood control, stormwater management, and vegetation and habitat, and a near-stream plan, which addresses development of areas adjacent to the stream with an emphasis on circulation and connection, urban form and neighborhoods, recreation, and education. The Master Plan also includes a design language section, which provides a set of design principles to help realize the overall master plan vision. These design principles were further developed into the Four Mile Run Design Guidelines, which was adopted by both the City of Alexandria and Arlington County, VA in The subject site is located within the study area for both planning documents. A summary of relevant master plan guiding principles and design guidelines are provided below.

13 Page 13 Four Mile Run Restoration Master Plan: Near-Stream Guiding Principles: Circulation and Connection Increase pedestrian and bicycle access and amenities. Ensure that Four Mile Run is accessible to all who wish to use it. Increase connectivity between the two communities. Enhance the corridor s effectiveness as a non-motorized and mass transit corridor. Urban Form and Neighborhoods Encourage urban designs that develop the corridor s aesthetics and reflect the excitement of the watershed citizenry for this resource. Incorporate innovative and creative urban designs and watershed solutions. Develop urban life opportunities along the Four Mile Run corridor. Integrate the corridor with surrounding communities and proposed adjacent urban development efforts. Create a balance between the natural elements of a restored corridor and urban activity areas in order to generate a lively, safe, and well-used public resource. Coordinate with other ongoing planning activities. Such activities include affordable housing initiatives, master planning efforts like the Arlandria and Shirlington planning efforts, and economic development planning initiatives. Interpretation and Education Provide interpretive opportunities to educate and inform the public about the stream corridor. Create a place for people to understand their connection with water and nature within an urban context. Interpret the principles of green design in ways that underscore the important linkages between design, use and sustainability. Four Mile Run Design Guidelines: Green Design Principles Green roofs are encouraged in the retrofit of existing buildings as well as for new development. Litter control points are proposed (in-stream) south and east of the site. A variety of stormwater management measures are recommended, including bioretention facilities, planters, and underground storage. Permeable pavement is recommended for walkways, driveways, and parking areas to reduce runoff. New impervious surfaces should be minimized as much as possible. Public Spaces A 12 wide, asphalt pedestrian/cyclist commuter trail is called for at the southern portion of the site. Specific guidelines are provided regarding trail materials and design (p. 59). A node opportunity is identified near the center of the site, which would connect the commuter trail to an informal pedestrian trail (5 wide) and fair-weather stream crossing Improve pedestrian and bicycle safety on S. Glebe Road via a variety of methods including traffic calming techniques, street lighting and signage, textured and patterned crosswalk surfaces, and improved pedestrian and non-motorized vehicle crossings.

14 Page 14 Provide additional tree canopy coverage in surface parking areas to provide shade, minimize heat island effects, and limit visual impact on the stream. Built Features Enhancements to the surface of the retaining wall are encouraged in high-visibility locations (at entry points or bridges). Perimeter fencing should be semi-permeable, include frequent openings to allow pedestrian access, incorporate recycled/sustainable materials, and serve as an opportunity for public art. Buildings should incorporate incremental building stepbacks and be oriented so that the longest sides are perpendicular to the stream for increased solar access. Ground-floor transparency, interior/exterior visual connections, and active, pedestrian friendly ground floor uses are encouraged in locations facing the stream. Parking, loading, and service entrances are restricted along stream frontage and near the top of the stream bank. Residential buildings are encouraged to have ground-floor, stream-facing entrances and/or functioning doors (at 60 max. spacing) OR include architectural elements that engage the stream and pedestrians. Balconies, terraces, and upper level fenestration are suggested as a means to increase real and perceived safety. Usage, activity, and access along the promenade is achieved by locating at least one primary pedestrian access on the stream side, encouraging mid-block connections for sites with extensive stream frontage, providing bike facilities, and minimizing building features that detract from the pedestrian experience. Create exciting, high-quality architecture via the use of innovative, sustainable building features. Utilize a variety of building forms, incorporating distinctive building top features at key sightlines. Encouraging design elements that teach about how the building works to protect the stream ecology. Staff has provided a summary analysis of the project against relevant guidance from the Four Mile Run Design Guidelines in a separate attachment (see Four Mile Run Design Guideline Summary Analysis) Issues: The project has had three appearances before the Site Plan Review Committee (SPRC), on November 21, 2003, December 9, 2013, and March 13, The following issues have been identified by staff and the SPRC for further analysis, review and discussion: Land Use and Zoning The combination of bonuses for LEED and affordable housing results in a proposed density of 62 units/acre which exceeds the GLUP recommended density of units/acre for Low- Medium Density Residential uses. o The applicant requests bonus density for the provision of affordable housing, under Zoning Ordinance Section The applicant also requests bonus density for committing to LEED Silver and LEED EBOM certification, permitted under Zoning

15 Page 15 Ordinance Section A.1, provisions made for open space and other environmental amenities. o At the request of SPRC, staff has reviewed approved residential site plans that exceeded GLUP density levels, a sample of which is provided below. Bonus density requests typically included the maximum permitted increase for the provision of on-site affordable dwelling units (25%) in addition to provisions found in Section A.1. In looking for examples similar to the current request, staff found that most site plan projects in residential districts located outside the County s major planning corridors were approved prior to the creation of the bonus density mechanisms being utilized here. However, the Buckingham Village I site plan project (SP #405) has similar characteristics to the current request with regard to existing zoning, GLUP category, and bonus density sought. Site Plan SP#401 Jordan Manor SP#405 - Buckingham Village 1 SP#416 Rosslyn Commons SP#420 Bergmann s SP#425 - Pierce Queen Apts Zoning District RA8-18* (for West block) RA8-18* RA-4.8 C-O-1.5* RA6-15 GLUP Category Low-Medium Residential Low-Medium Residential High-Medium Residential Low Office- Apartment-Hotel** Medium Residential/ FMHNP Revitalization Area High Office- Apartment-Hotel Low-Medium Residential SP#426 The C-O* Latitude Apts SP#431 The RA8-18* Berkeley Apts *Included a rezoning request to this district **Included a GLUP amendment request Permitted GLUP Density Approved/ Proposed Density Bonus Density Sought 36 units/acre 45 units/acre Affordable housing 36 units/acre 63 units/acre Affordable housing; historic preservation; dedication of street/open space 3.24 FAR 4.2 FAR Affordable housing; LEED certification 72 units/acre 109 units/acre Affordable housing; LEED Gold 3.24 FAR 4.25 FAR Affordable housing; LEED Silver 4.8 FAR 6.4 FAR Affordable housing; LEED Gold, EBOM 36 units/acre TBD/ Affordable housing; 62 units/acre LEED Silver, EBOM o For site plan projects, the County Board may approve bonus density, which by nature would exceed that permitted by a site s Zoning and GLUP designations, if the project is in keeping with its adopted policies and stated goals. Further, there are established policies and criteria to assist the County Board to determine the appropriateness of any bonus density for a site plan project. The projects where density has been permitted above the GLUP have been found to be consistent with the County s Affordable Housing Ordinance and its Green Building Density Incentive Program, meeting the County s goals and established criteria for the provision of affordable housing and LEED/sustainability.

16 Page 16 Site and Design Proposal does not thoroughly consider recommendations of the Four Mile Run Design Guidelines, as evidenced by the following: o Lack of ground floor entrances o Driveway extends for nearly the entire width of the property, parallel to the trail, with loading and parking entrances facing the stream. Consider providing vehicular access from the west side of the site. o Long, unbroken building façades with little activation along the street or stream sides o Fencing is proposed at rear of the site and the only access proposed to the trail is controlled and located at southeast edge of property o Building is oriented toward S. Glebe Road, lacking active frontage on the stream side Building wings adjacent to central driveway fan out away from the center. Align these portions of the buildings to be parallel to the driveway. Proposed entry plaza that currently fronts on S. Glebe Road would be better sited at the rear of the property; area could provide a small plaza/gathering place adjacent to the trail for both residents and the public. Improve south edge of property adjacent to the trail: Provide a pedestrian connection(s) to the trail from the central access drive. The connection(s) should be open to the public and not gated. Proposal should explore ways to improve site safety and security via design and lighting as opposed to the use of a fence. o Staff met with Arlington County Crime Prevention Through Environmental Design (CPTED) Specialist Lieutenant Hurlock to discuss alternatives to fencing along the south edge of the site that would provide security and clearly define public vs. private space. Suggested alternatives included the reuse of excavated site materials in a mulch covered berm, the use of natural materials, e.g., boulders or river rock, to create a separation between public and private space, and adding trees, protected by tree guards that may also serve as a barrier. Additional staff comments regarding this edge of the property are provided under the Landscape and Open space heading. Building Architecture Provide more direct entrances on both sides of the building; south façade still does not read as a front Consider how to better integrate the community services provided on site into the design Take more consideration of the appearance of the garage doors/loading area as viewed from the trail Increase the size of the windows, particularly facing Four Mile Run larger windows could focus on the top two floors and/or areas with vertical accentuation Consider removing the vertical fins Provide a stronger base to the building Simplify mix and disposition of façade materials (e.g., remove random horizontal expression lines along the middle floors of the building) Provide more detail on the drawings/renderings, particularly around the building entrances It would be helpful for the articulation of the South Glebe façade if the area around the balconies were to protrude out from the face of the building (as opposed to being inset as they are now) this could mimic the way the façade is handled at the corners

17 Page 17 Remove proposed notches in parapet and lower parapet wall Transportation The applicant has requested a reduced parking ratio based on a survey of AHC-managed affordable multifamily units that shows that the demand for parking is lower at affordable buildings, both in Metro corridors and out of Metro corridors. Proposed alignment of the driveway would conflict with the driveway of the shopping center across S. Glebe Road. Landscape and Open Space Improve landscaping along South Glebe Road: The design aesthetic for this area should be consistent with the language outlined in the Four Mile Run Design Guidelines (pages 20-28). The landscaped areas could incorporate natural elements (p.28) such as wood, stone, boulders, and native plants. Consider using the design language and materials to tell a story about the area. Staff feels that more landscape design effort is needed in the setback areas between the sidewalk and the buildings. While the sanitary easement in this area limits landscape design options, the design for this area should be more reflective of a natural landscape, and not an urban plaza. The space should feel more inviting and encourage residential use via the provision of lawn areas, landforms, landscaping that is visually appealing, seating, etc. Note: trees cannot be planted in the easement area- but lawn, grasses, perennials, shrubs, site furniture, boulders, stones, permeable paving, etc. are all acceptable. It might be good to showcase the stormwater management into the landscape with rain gardens in key areas. Maximize street tree plantings throughout- spacing of feet is recommended. Improve landscaping adjacent to the trail: Maximize tree plantings along the south edge of the site, creating gaps only for prominent views and connections to the trail. Use landscaping and elements from the design language and guidelines to create a living buffer to retain the soil and define this edge. Consider the experience of the trail users and the views from the residences as well. If fences are used in areas where planting space is limited, please use a more transparent fence that is light is appearance and fits into the landscape. Use plantings to conceal the fence and soften the edge where appropriate. The design of the public seating area shown near the playground should be consistent with the design guidelines (p.66 Nodes- Seating Areas ). Environmental The majority of the site is located in the floodplain and RPA. Measures to reduce stormwater runoff and increase infiltration should be incorporated into the design of the site. The proposed change to seek LEED Gold certification will require an updated checklist. A summary of each SPRC meeting has been posted on the site plan project page. SPRC Neighborhood Members: Jan Bauer Long Branch Civic Association, President jan.i.bauer@gmail.com Katie Buck Arlington Ridge Civic Association, President kathrynlbuck@gmail.com

18 Page 18 Liz Birnbaum Arlington-Alexandria Joint Task Force on Four Mile Run John Breyault Long Branch NCAC Nancy Swain Arlington Ridge Civic Association Interested Parties: Dirk Geratz City of Alexandria Department of Planning and Zoning Ron Kagawa City of Alexandria Park Planning, Design + Capital Development dirk.geratz@alexandriava.gov ron.kagawa@alexandriava.gov Planning Commissioners: Steve Sockwell Chair sock3@verizon.net Erik Gutshall erik@gutshall.net Inta Malis iamalis@cs.com Staff Members: Arlova Vonhm Sophia Fisher Jason Papacosma CPHD Planning CPHD Planning DES Watershed Programs Manager (703) avonhm@arlingtonva.us (703) ssfisher@arlingtonva.us (703) jpapacosma@arlingtonva.us

19 Page 19 I T E M 2 U , th Street North (RPC# ; -004; -005; -006; -007; and -008) AGENDA: First Meeting November 14, ) Informational Presentation a) Overview of Unified Commercial/Mixed Use Development (UCMUD) process and check list (Staff) b) Clarendon Sector Plan Recommendations for site (Staff) c) Presentation of UCMUD Proposal (Applicant) 12) Land Use & Zoning a) Compliance with Sector Plan b) Compliance to zoning i) Requested bonus density, height, etc. ii) Requested modification of use regulations 13) Site Design and Characteristics a) Clarendon Sector Plan, Clarendon UCMUD Regulations Checklist (Staff) i) Allocation of uses on the site ii) Building form (height, massing, tapering, setbacks) iii) Street activism/entrances & exits iv) Relationship to adjacent properties v) Service Access Second Meeting December 12, ) Informational Presentation a) Update on requested information from fist meeting (Staff) b) Presentation of new material (Applicant) 2) Site Design and Characteristics (continued) a) Building form (height, massing, tapering, setbacks) b) Street activism/entrances & exits c) Relationship to adjacent properties d) Service Access 3) Building Architecture a) Design Issues i) Facade treatments, materials, fenestration ii) Roof line/penthouse form and materials iii) Street level activism/entrances & exits iv) LEED/Earthcraft/Green Home Choice Score v) Accessibility

20 Page 20 b) Retail Spaces (if applicable) i) Location, size, ceiling heights ii) Storefront designs and transparency iii) Mix of tenants (small v. large, local v. national) c) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting Third Meeting February 20, ) Informational Presentation (30 minutes max) a) Update on issues raised at second meeting (Staff) b) Presentation of new material (Applicant) c) Update on talks with AACH (Applicant) 2) Open Space a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation) 3) Signs a) Rooftop, Storefront, Wayfinding, Parking, etc. 4) Transportation a) Infrastructure i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking b) Automobile Parking i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths) c) Delivery Issues i) Drop offs ii) Loading docks 5) Construction Issues i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison 6) Community Benefits a) Affordable Housing

21 Page 21 b) LEED Fourth Meeting April 17, 2014 (Discussion of major plan revisions) 1) Informational presentation (25 min. max) a. Overview of changes (and options) applicant (20 min.) b. Update on Zoning and Sector Plan issues staff (5 min.) 2) Land Use, Zoning, and Sector Plan a. Zoning and Sector Plan compliance b. Land Use 3) Site Design/Building Massing/Heights a. Context, building location, placement, transitions b. Massing and height c. Rooftop design d. Circulation and parking e. Architecture f. Streetscape and landscaping 4) Wrap up Site Location: This 39,122 45,462 square foot site is located on the south side of 10 th Street North at its intersection with North Highland Street. The block containing the subject site is bound on the north by 10 th Street North, on the west by North Irving Street, on the south by 9 th Road North, and on the east by North Highland Street. Applicant Information: Developer 10th Street Flats, LLC c/o Clark Realty Capital 4401 Wilson Blvd., Ste. 600 Arlington, VA Attorney P. David Tartar, Esq. Tartar Nova Law 3033 Wilson Blvd., Ste. 700 Arlington, VA Architect Bonstra Haresign Architects, LLP 1710 Connecticut Ave. NW, Ste. 400 Washington, DC Engineer Bowman Consulting Group Thunderbolt Pl., Ste. 300 Chantilly, VA Landscape Architect Landscape Architecture Bureau, LLC 714 7th Street SE Washington, DC LEED Consultant See Architect BACKGROUND: The subject site is currently developed, from east to west, with an American Service Center car lot, the Auto Bank car lot, Jay s Saloon and associated surface parking, and two two-story office buildings and associated surface parking.

22 Page 22 The following provides additional information about the site and location: Site: This 39,122 45,462 square foot ( acre) site is located on the south side of 10 th Street North. The block is developed with auto-service uses and personal/business service uses in two office buildings on the 10 th Street North frontage, and with multi-family residential on the 9 th Road North frontage existing on the western portion of the block and under construction towards the center of the block. There are two remaining single-family dwellings fronting 9 th Road North. The eastern end of the block fronting North Highland Street contains a one-story office building and a multifamily building. To the north: To the west: To the east: To the south: Across 10 th Street North along North Highland Street is Site Plan #333, The Phoenix, zoned C- R. To the west is the Clarendon Fire Station and the Clarendon House office building, zoned C-3. This area is designated Medium Density Mixed Use on the General Land Use Plan (GLUP). Across a public alley is the National Association of Federal Credit Unions office building zoned C-TH and auto-service uses across N. Irving Street designated Service Commercial on the GLUP. Across N. Highland Street is a three-story self-storage building with ground floor retail uses zoned C-TH, designated Service Commercial on the GLUP. A mixture of multi-family and single-family development zoned RA8-18 and designated Residential Low-Medium on the GLUP. Zoning: C-3 General Commercial District. General Land Use Plan Designation: Service Commercial Neighborhood: The site is located in the Lyon Park Citizens Association.

23 Page 23 Proposed Development: The following provides a statistical summary of the proposed development: UPDATE 4/17/2014: The approximately 6,300 square foot parcel owned by AACH to the south of the property site has now been incorporated into the project site, with revisions to building and site design, land use and density, and parking. See changes in strikethrough/underline below: SITE AREA 39,122 45,462 s.f. Density Residential Residential GFA 124, ,610 s.f. Residential Density FAR Retail Retail GFA 3,660 s.f. Retail Density.094 FAR Office Office GFA 4,704 s.f. Office Density.10 FAR Total Density FAR UCMUD within Clarendon Revitalization District Base Density 1.5 FAR 4 Building Height Average Site Elevation ft. Main Roof Elevation ft. Main Roof Height 55 ft. Penthouse Roof Elevation ft. Penthouse Height (above main roof) ft. Number of Stories 5 UCMUD within Clarendon Revitalization District Max Height 55 ft. 4 ACZO Section provides for a bonus of up to an additional 1.5 FAR through provision of ADU s; and provides for bonus for LEED consistent with the adopted Green Building Density Incentive Program. 5 Measured to the top of elevator overruns.

24 Page 24 UCMUD within Clarendon Revitalization District Base Stories 3 6 UCMUD within Clarendon Revitalization District Max 12 ft. Penthouse Height above main roof Parking Parking Spaces spaces Residential Parking Ratio 1 space/unit Retail Parking Ratio 1 space/407 s.f. retail parking not provided Office Parking Ratio 1 space/392 s.f. Required Residential Parking Ratio 1 space/unit Required Office Parking Ratio 1 space/580 s.f. Required Retail Parking Ratio N/A 7 Open Space Open Space (pervious surface) 10% UCMUD within Clarendon Revitalization District Open Space 10% LEED Residential Building (NC) 65 (Gold) Density and Uses: The site is zoned C-3 General Commercial District, and is designated Service Commercial on the GLUP. The site is also located within the Clarendon Revitalization District and is subject to the Clarendon Sector Plan. The C-3 District provides that sites located within the Clarendon Revitalization District be subject to standards as set forth in the Clarendon Revitalization District Special Planning Area Regulations as provided for in ACZO Section 9.2 (which generally provides for redevelopment regulations through site plan) or the Unified Commericial/Mixed Use Development within the Clarendon Revitalization District as provided for in ACZO Section The regulations for UCMUD within the Clarendon Revitalization District provides for development of residential, commercial, hotel, and retail uses with a base density of 1.5 FAR. The regulations also provide for bonus density up to an additional 1.5 FAR through provision of affordable dwelling units either on site or through a cash contribution. The regulations also provide for bonus density through the County s Green Building Density Incentive Program. The applicant proposes a five-story building containing 126 residential units, eight live/work units, and 3,660 square feet of retail gross floor area for a total of 128,206 square feet of gross floor area for a total floor-area ratio of The applicant proposes to meet the UCMUD regulations for ADU s on site (5,397 square feet of GFA dedicated to ADU s), and to achieve 65 LEED points at the Gold level (for a bonus of an additional.4 FAR). UPDATE 4/17/2014: The applicant has entered into an agreement with the abutting property owner directly to the south on N. Highland Street (AACH) to purchase and incorporate their 6,350 square foot, C-3 -zoned parcel into the project site area. This results in a revision of the site area and total development statistics to incorporate additional GFA for AACH offices, and 11 additional residential units as a result of the increase in site area. Site area is now 45,466 square feet. The applicant has revised the plan to now propose a five-story building containing 136 residential units, nine live/work units, 3,660 square feet of retail GFA, and 4,835 square feet of office GFA. Total FAR will decrease to 3.28 FAR. The applicant will continue to meet UCMUD 6 Clarendon Sector Plan provides for a base of three stories on the subject block; additional stories up to five maximum are achievable through bonus as described in ACZO Section Retail parking spaces not required if within 1,000 feet of metro station entrance.

25 Page 25 code for bonus density for ADU s (6,274 square feet of GFA for ADU s), and to achieve 65 LEED points at the Gold level (for a bonus of an additional.4 FAR). Site and Design: The applicant proposes a building utilizing the site s 10 th Street North frontage from the corner with North Highland Street to the public alley that bisects the block. The building is relatively narrow, maintaining 30 feet rear yard setback from the rear property line. The ground floor of the building proposes retail on the western portion of the building adjacent to the alley, with the main entrance at the corner of the alley and 10 th Street North. Moving from west to east, the ground floor contains eight live/work units and a fitness room, before a residential lobby that anchors the building s corner at 10 th Street North and North Highland Street. The main entrance to the residential lobby is at the corner of 10 th Street North and North Highland Street. Loading access is located behind the retail space accessed from the alley. UPDATE 2/20/2014: In response to comments made at the first and second meetings the applicant has revised the ground floor plan so that the retail is located at the corner of N. Highland Street and 10 th Street North, and the fitness center and office have a presence on the 10 th Street frontage. The building lobby is shifted towards the center of the building, followed by the live work units, which make up the remainder of the 10 th Street frontage. See image below of the architect s sketch: UPDATE 4/17/2014: As noted above, the applicant has reached an agreement with the abutting AACH property to the south, and is incorporating the property into the site area and constructing an office space for AACH subject to the sketch below:

26 Page 26 Building Design and Architecture: The building s modern design utilizes wood panels and wood and aluminum trellises to create differentiation on the façade given the project s long frontage along 10 th Street. The ground floor uses masonry, glass, and aluminum and provides for 82% transparency. The middle segments of the building use fiber cement paneling. Colors vary from brown and buff to red undertones to provide differentiation on the façade. UPDATE 4/17/2014: The AACH offices will extend the building southwards; the addition will be five stories dropping to one story in the rear. The building s architectural pattern will remain consistent, utilizing red and buff fiber cement paneling material. The sketch below depicts the building s N. Highland Street and rear facades:

27 Page 27 LEED: The applicant proposes to utilize LEED for Homes Mid-rise, and to achieve 65 points plus 20.5 maybe points. This would certify the building as LEED Gold. Transportation: The project is located in Clarendon on the block bound by 10 th St. N. to the north, N. Highland St. to the east, an existing two-way public alley to the west, and a mix of single family homes and low rise multifamily residential development to the south. The site is easily accessible by multiple modes of transportation to allow for flexibility in transportation options. The site is approximately 900 feet from the Clarendon Metro Station, several ART and Metrobus stops, and two Capital Bikeshare stations. Streets: The Master Transportation Plan (MTP) identifies 10 th St. N. as a Type A-Primarily Retail Oriented Mixed-Use and N. Highland St. is identified as a Non-Arterial. The Clarendon Sector Plan identifies 10 th St. N. as a Main Street and N. Highland St. as a Secondary Street. At this location, 10 th St. N. is a four (4) lane road with a median in the middle and on street parking on both sides. N Highland St. is a two (2) lane road with parking on both sides. The two-way paved alley functions as a yield road and serves as a secondary access point to the office building parking lot on the west side and the office buildings on the project site (to be demolished with the proposed project). This project proposes to maintain the current number of travel lanes and on street parking on 10 th St. N. and N. Highland St. and expand the width of the alley from 10 th St. N. to the project loading and garage access points. The expanded alley width will allow fire truck access to the loading and garage access points. The planned by-right development to the south of the site has its underground garage access from the alley, but only southbound travel will be allowed from that garage. 10 th St. N. is owned by the Virginia Department of Transportation (VDOT), and any changes to the roadway will need to be reviewed and approved by VDOT. Sidewalk and Pedestrian Circulation: The project site currently has sidewalks along 10 th St. N. and N. Highland St. The proposed streetscape has a total minimum width of 14 with an 8 banding section adjacent to the curb, a 5 tree pit, and a minimum 8 clear sidewalk width. On 10 th St. N. there is one location where the clear sidewalk width is proposed to be reduced to 6.75 for a length of 18 to accommodate an architectural feature on the building and at the entry the clear sidewalk width is proposed to be reduced for 18 feet. On N. Highland St. there are proposed planting adjacent to the building with a curb around the edge in addition to the clear sidewalk area. The alley is proposed to have a sidewalk that will be flush with the alley surface to allow for fire truck access for the length of the proposed building. The Master Transportation Plan (MTP) calls for a wide sidewalk and 6 furniture/tree pit zone on 10 th St. N. and the Clarendon Sector Plan calls for a minimum 14 wide sidewalk with an 8 clear sidewalk width and 6 furniture/tree pit zones. The MTP does allow for pinch points along the sidewalk but they cannot extend more than two feet into the sidewalk for a length no greater than two feet. Parking and Loading: The project proposes to have parking spaces (1 sp/unit) including 5 12 spaces for retail office use. The proposed compact ratio is 1.4%. All of the parking will be within two levels below grade and accessible from the alley. The loading and trash areas are

28 Page 28 adjacent to the parking entrance/exit along the alley. An additional trash area serving the retail will be located on the N. Highland Street façade. DISCUSSION: Modification of Use Regulations: The following modifications to Zoning Ordinance regulations are requested with the subject UCMUD: Bonus density and floors (1.39 FAR for ADU s +.4 FAR for LEED Bonus) and two additional floors within absolute height limit. Density exclusion for vent/shaft space. Ground floor clearance height from required slab to slab clearance of 15 feet to a minimum of 12 feet, 1 inch in portions of the ground floor. Elimination of required six-foot masonry wall along a portion of rear property line 15 foot elevator overrun that extends above main roof (12 foot maximum) Build-to Line requirements (75% if Building sited within 2 feet of Build-to line; applicant provides 60%). UPDATE 2/20/2014 the applicant has revised the design of the ground floor façade, including the live/work units. Open Space less than required 10% UPDATE 4/17/2014: With the addition of the AACH parcel, the project now meets the 10% open space standard. UPDATE 2/20/2014 mechanical penthouse setback from building edge. The applicant requests that two mechanical penthouses be permitted reduced setback from the building edge given redesign of the architectural hood. Adopted Plans and Policies: The UCMUD within the Clarendon Revitalization District regulations provide for development whose density and use, placement, orientation and massing, height, and urban design conforms to that provided for in the Clarendon Sector Plan. Provisions The Clarendon Sector Plan is prescriptive and provides for an almost form-based approach to redevelopment; the UCMUD zoning regulations make reference to maps and illustrations as provided for in the plan. The plan designates the subject block as Block 41 and contains the following specific guidance: Density: 1.5 FAR (the County Board may consider additional density for certain community benefits) Use Mix: Residential, commercial, hotel, or mixed use (retail required at 10 th Street and N. Highland Street; optional retail or personal and business services along remainder of frontage) Maximum Height Limits: Three floors and 55 feet The Clarendon Sector Plan also contains area-specific guidance for the site through recommendations on the 10 th Street Corridor.

29 Page 29 Additional guidance for the 10 th Street Corridor is contained within the Clarendon Sector Plan s Urban Design Guidelines: Live/work, work/live type units are desired and could be used along the 10 th Street corridor. Ownership opportunities for these spaces are encouraged. (P.46) The 10 th Street frontage type, primarily recommended for 10 th Street, follows many of those principles described for Main Street frontage with a few important exceptions. For 10 th Street frontages, the required space between entries, the required structural clear ceiling heights and ground-floor elevation requirements are the same as for Main Streets; however slightly less transparency for storefronts is permitted. This change permits more variation in the ground floor façade conditions to accommodate a wider range of groundfloor uses than are permitted along Main Streets. Within the 10 th Street Frontage, live/work and work/live units could occur along 10 th Street, but are not required. Where traditional retail, live/work or work/live units are not proposed on the ground floor, personal/business service uses would be encouraged as an alternative. (P. 121) Finally, the Clarendon Sector Plan s Urban Design Guidelines contain specific guidance on building massing: Human-scaled architectural elements, such as cornice lines, to break up large expanses along the street edge and define a building s base Avoid large expanses of single-plane facades by including building step-backs, changes in materials, articulation of details, and fenestration Vary materials, textures, patterns, colors, and details on building facades to reduce the mass of large buildings. Buildings and facades should be well-proportioned and/or divided to minimize the perception of large or monolithic buildings Regular volumes of building forms, such as storefront bays, utilized to define the public realm Special building elements such as towers should be used strategically at building intersections

30 Page 30 Roof equipment should be designed as a natural extension of the building Preliminary Issues: Staff has identified the following issues for discussion by the SPRC: Land Use: The Zoning Ordinance, through reference to the Clarendon Sector Plan, requires retail at the corner of 10 th Street North and North Highland Street, while requiring optional retail and/or personal or business services along the remainder of the frontage. The applicant proposes ground floor retail at the western portion of the building, live/work units along the middle portion of the frontage, and a fitness room and residential lobby at the corner desired for retail. UPDATE 2/20/2014 The applicant has redesigned the ground floor, and the retail is now shown at the corner of N. Highland Street and 10 th Street North, making the plan consistent with sector plan guidance. While live/work units are encouraged by the Clarendon Sector Plan, there is concern that the design of the ground floor façade as well as the floor plans of the units would encourage residential-only tenants. UPDATE 2/20/2014 The applicant has redesigned the ground floor façade, eliminating the porch element and bringing portions of the live/work storefronts to the build-to line. Site and Design: The UCMUD within the Clarendon Revitalization District regulations require the building sited to the build-to line as provided for in the Urban Design Guidelines within the Clarendon Sector Plan. The building must be sited to the build-to line for 75% of its frontage. The applicant proposes an enclosed porch area between the live/work units and the sidewalk. Because of this only 60% of the building is sited on the build-to line. UPDATE 2/20/2014 New design of ground floor façade meets build-to line standard.. The regulations and sector plan require a 15-foot ground floor clearance height for development of the 10 th Street Frontage Type. The applicant proposes varying clearance heights for the ground floor of the building. The regulations require that mechanical equipment project not more than 12 feet above the height limit. The applicant proposes elevator overruns that project 15 feet above the height limit. The applicant proposes to locate a transformer for the project above-grade and on the neighboring property (also owned and being developed by Clark). The 10 th Street Corridor Plan Overview illustrative drawing within the Clarendon Sector Plan shows the subject site developed with two separate buildings. There is concern that the reason for this was to break up a long façade along the block frontage and that the proposal does not achieve the desired massing. UPDATE 2/20/2014 See discussion in section on third meeting. Landscape and Open Space:

31 Page 31 The regulations require that 10% of the site be landscaped area. The Zoning Administrator has opined that landscaped area pertains to area that is pervious and planted. The applicant proposes landscaped area that may include hardscape. UPDATE 4/17/2014: The addition of the AACH parcel into the project site area will result in a landscaped open space of 10%. Transportation: The applicant proposes to reduce the size of a median within 10 th Street North in order to facilitate left turns from westbound 10 th Street into the alley. There are concerns about vehicle stacking on westbound travel lanes on 10 th Street should this be implemented. The applicant proposes bike racks within the parking lane along 10 th Street. UPDATE 4/17/2014: Recent plans shown by the applicant show this feature removed. Second Meeting: At the first UCMUD Review meeting, the applicant presented an overview of the project, and staff presented an overview of the UCMUD process and history, the Clarendon Sector Plan, and Clarendon UCMUD Regulations. Land Use and Density were discussed, with the major issued being identified as the location of the proposed retail. Site and Design were discussed but not concluded. The following issues and questions were raised with requested follow-up from staff: Zoning Ordinance UCMUD Regulations: What elements of the UCMUD regulations can be modified; specifically, can elements of the UCMUD regulations be modified if they are not specifically mentioned in the code as permitted modifications (example: bonus density under Section L)? The Unified Commercial/Mixed-Use Development regulations of ACZO Section 10.2 cite the general purpose of UCMUD projects regardless of location (Nauck, Clarendon, etc.). Section provides that: o Any proposed unified commercial/mixed use development shall comply with the standards below in , or , and with any zoning requirements that are consistent with those standards, unless through the use permit process, the County Board modifies such standards or requirements after finding that such modifications will better accomplish the purposes and intent of [Emphasis by Author] Provided, however, that in no event shall the County Board modify the standards in that pertain to the amount of residential density, building height or density, and in no event shall the County Board modify the standards in that pertain to the maximum building height (exclusive of penthouses). Projects within the Nauck Village Center Special Revitalization District can be approved pursuant to the requirements of , below. Elements of the UCMUD regulations can therefore be requested to be modified by the County Board, with the exception of building height and density, provided that the modification allows the project to better achieve the general purposes of the UCMUD regulations. Commercial Service Goals: A question was raised regarding the retention of commercial uses within the UCMUD project given that the stated purposes of the UCMUD to provide for the redevelopment of strip shopping centers, to preserve commercial service levels, and to retain local and small businesses. While these are some of the stated purposes of the UCMUD process, they are not the only goals. Section B states that if an

32 Page 32 UCMUD project is proposed within a sector plan area which may contain conflicting requirements, the standards of the Zoning Ordinance may be modified to achieve development more consistent with the sector plan. This statement implies a certain amount of deference to the sector plans. The UCMUD process within the Clarendon Revitalization District was designed to implement the Clarendon Sector Plan. Therefore, so long as the proposed project is in conformance to the Clarendon Sector Plan with respect to land use, then it is compliant with the intent of the UCMUD regulations. Live/Work Research: Questions were raised about live/work units and their history in Arlington. The following projects were approved with live/work units: o SP #371 (1800 Wilson Blvd.): Three units fronting Wilson Boulevard and seven units fronting Clarendon Boulevard. Units are two-story with lower level designed for commercial use and upper level for residential use. According to Condition #73, the workspace in the live/work units is intended to provide accessory office/professional and retail services to the residential site plan development and surrounding residential uses. The space shall be accessible, ventilated with operable windows, and have restroom facilities. o SP #330 (Avalon Bay/Arna Valley): Condition #52 states a total of up to 14,000 square feet of gross floor area shall be dedicated to live/work units in the 24 town houses located on both sides of 27th Street. The live/work unit is defined as a town house unit whose lower level is devoted to a service commercial or retail use, home occupation, etc., and which the upper level floors are residential. The lower-level workspace in the live/work units is intended to provide accessory office/professional and retail services to the residential site plan development. Residential use or occupancy of these work spaces is prohibited, with the exception of office space for home use or retail. These work spaces shall not be used on a regular basis as dens, living rooms, bedrooms or other residential type rooms not associated with office or work space. The storefront windows and adjoining sidewalk areas of these spaces shall be maintained in an attractive commercial manner, with unified window covering treatment complimentary to the architecture

33 Page 33 of the building. The space shall be commercially rated, accessible, ventilated with operable windows, restroom facilities, and separate utility meters. o SP #375 (2008 N. Westmoreland): Five units facing N. Westmoreland Street designed and marketed for live/work use. Third Meeting: At the second meeting, staff made a short presentation containing additional information on some points that were brought up at the first meeting, including information on live/work units in Arlington. The applicant presented new material including a new floor plan that addressed several of the comments raised at the first meeting. The discussion on site and building design, and architecture was concluded, however several questions were raised for staff to research for the third meeting: Building height and hood elements: Questions were raised about the hood element, and whether it is permitted given it is a structure that exceeds the 55 foot height limit

34 Page 34 required for buildings on Block 41 within the Clarendon Sector Plan. The architectural element in question was raised 9 feet above the main roof height, did not constitute space capable of occupancy, and was intended as an architectural embellishment that served as a building top as well as a vertical element to differentiate sections of the facade. On site plan projects, and other projects not an UCMUD within the Clarendon Revitalization District, structures such as smokestacks, antennae, and architectural embellishments are permitted up to 23 feet above the height limit for the district. However, in this case, Section F.1 of the Zoning Ordinance requires that on UCMUD projects within the Clarendon Revitalization District, no structures save elevator overruns or mechanical penthouses can exceed the maximum height limit. Therefore, the hood elements were determined to be not permitted. Given that this dealt with the maximum height limit, it was determined that this was a code section that the County Board could not modify. As a result of this information, the applicant worked with staff and the Zoning Administrator on options that would be permitted by the UCMUD regulations. The applicant has revised their roof plan to include mechanical penthouses at the building edge, and the hood elements as a cornice of the penthouse. As the hood is now part of the penthouse, this is permitted by the regulations. However, because of this addition the penthouse is located closer to the building edge than is permitted (penthouses must be located an equal distance from the building edge as their height). The applicant is requesting a modification to use regulations to permit this element. Active Roof Concern was raised by several community members over the applicant s proposed active roof concept whereby residents would be permitted to access the roof. Specifically, concerns centered on whether an active roof would violate height limits, and also whether an active roof would create adverse noise impacts to surrounding residential properties to the south. To address the first concern, staff researched similar situations whereby rooftops of residential properties were used as gathering space. Site Plan #424, at 1720 S. Eads Street, encountered a similar situation to the subject project in that the zoning district (C-O Crystal City) and the Sector Plan (Crystal City Sector Plan) did not permit the height maximum to be modified. The applicant for the site plan proposed a

35 Page 35 rooftop pool and other rooftop amenities. It was determined that a pool and other structures were violations of the height limitations, and the applicant agreed to move to the top floor. However, it was also determined that use of the roof as an amenity space was permitted given no permanent structure was built. Given that there are no permanent roof structures proposed with the subject use permit, use of the roof is permitted. Concerns about noise impacts to the residential properties to the south of the site are addressed with the applicant s new roof plan, which depicts the active portion of the roof projected towards 10 th Street North and screened from the south by a row of condensers. In addition, should staff find that it is warranted, additional conditions can be considered to mitigate noise impacts. Illustrative plan and architecture: At the first two meetings there were several comments to the effect that the illustrative plan for the site shown in the Clarendon Sector plan showed two buildings, and there was concern that the proposed project would result in a building not properly scaled for the block and with a monotonous and unbroken façade. Because of the build-to line requirement, which requires that 75% of the building be sited to within 24 inches of the build-to line (located 14 feet from the face of curb), there is little opportunity for differentiation using elements such as recesses and projections. However, the applicant s proposal is consistent with the sector plan with respect to massing and building design, which provides the following guidance: o Utilize human-scale architectural elements, such as cornice lines, to break up large expanses along the street edge. The applicant s proposal contains a strong line between the building base and upper floors by alternating materials, texture, and colors. Varied use of ground floor façade material and columns also achieves this result. o Avoid large expanses of single-plane facades and monotonous walls that lack stepbacks, changes in materials, articulations of details, and fenestration. The building s design does not contain step-backs given the build-to line requirement. The façade provides fenestration throughout, varies materials, and provides two distinct patterns utilizing the hood elements and different color and material schemes. o Vary materials, textures, patterns, colors, and details on building facades to reduce the perceived mass of large buildings and to create the illusion of smaller scale buildings. See response above.