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1 S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A DATE: Monday, September 21, 2015 TIME: 7:00 10:00 p.m. PLACE: 2100 Clarendon Boulevard Courthouse Plaza, 1st Floor, Cherry and Dogwood Rooms Arlington, VA SPRC STAFF COORDINATOR: Samia Byrd, Item N. Stuart Street (SP #436, Ballston Oak Townhomes) (RPC# through 015) Planning Commission and County Board meetings to be determined. Arlova Vonhm (CPHD Staff) 7:00pm 8:25pm Item Key Boulevard (SP #439, Washington Vista) (RPC # and -057) Planning Commission and County Board meetings to be determined. Peter Schulz (CPHD Staff) 8:30pm 10:00pm 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. 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 Private Development To view the current Site Plan Review Committee schedule, go to the web site

2 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 2 I T E M N. Stuart Street Site Plan (SP #436, Ballston Oak Townhomes) (RPC # , -012, -013, -014, and -015) Jane Siegel, SPRC Chair SPRC Agenda: First Meeting July 23, 2015 (Final Site Plan) 1) Informational Presentation a) Overview of Requested Site Plan (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) 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) 3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents 4) 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 vii) Historic Preservation (if applicable) 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

3 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 3 iv) Exterior/rooftop lighting SPRC Agenda: Second Meeting September 21, ) Informational Presentation a) Site design and building architecture revisions since last SPRC meeting (Applicant) 6) 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.) 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) 8) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 9) Construction issues a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison

4 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 4 Site Location: The 25,000 sq. ft. (0.57 acres) site is located at N. Stuart Street. The site is roughly bounded by Washington Boulevard (north), N. Stuart Street (east), 11 th Street North (south), and N. Taylor Street (west). Applicant Information: Applicant Stuart-Ballston LLC 1332 Lynnbrook Drive Arlington, VA Eric Ritland (703) eritland@comcast.net Engineer Walter L. Phillips, Inc. 207 Park Avenue, Suite 104 Falls Church, VA Antoinette Aguilar (703) aaguilar@wlpinc.com Attorney Bean, Kinney & Korman, PC 2300 Wilson Blvd., 7th Floor Arlington, VA Lauren K. Rote (703) Lrote@beakinney.com Landscape Architect Studio Grovedale Drive, Suite 100-A Alexandria, VA Loren Helgason (703) lhelgason@studio39.com Architects W. C. Ralston Architects LLC 3684 Centerview Drive, Suite 110A Chantilly, VA Jeremiah Potter (703) jpotter@wcralston.com Trafic Engineer Wells and Associates 8730 Georgia Avenue, Suite 200 Silver Spring, MD Chris L. Kabbatt, P.E (301) ckabbatt@mjwells.com

5 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 5 BACKGROUND: A site plan is proposed to redevelop the property located at N. Stuart Street. The applicant, Stuart-Ballston, LLC, proposes to redevelop the site with four townhouse buildings containing a total of 12 units. There is no General Land Use Plan (GLUP) or zoning amendment requested with this application. In association with the site request, the applicant requests modifications to required yards as well as building lot coverage. The following provides additional information about the site and location: Aerial View of Site (Source: Google Maps ) Site: The 25,000 sq. ft. (0.57 acres) site is located at N. Stuart Street with the following boundaries and adjacent uses: To the north: To the east: To the south: To the west: Immediately to the north is the Arlington Market, which fronts on Washington Boulevard and is zoned R15-30T and designated as Low-Medium Residential on the GLUP. N. Stuart Street; Across the street to the east are a mix of single-family detached homes, townhomes, and small apartment buildings, zoned R15-30T and designated as Low-Medium Residential on the GLUP. To the immediate south is a single family detached house, zoned R15-30T and designated as Low-Medium Residential on the GLUP. The Olde Ballston Towne East townhouse development (SP# 179) abuts the property to the west and is zoned R15-30T and designated as Low-Medium Residential on the GLUP; Safelite Auto Glass is located to the north and west of the site, at the corner of N. Taylor Street and Washington Blvd., and shares the same zoning and GLUP designation.

6 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 6 Zoning: R15-30T Townhouse Dwelling District. General Land Use Plan Designation: Low-Medium Residential Neighborhood: Ballston-Virginia Square Civic Association. The subject site is located south of commercial uses located on Washington Boulevard and adjacent to a mix of single-family detached, townhouse, and small multi-family residential uses. Washington and Lee High School is located two blocks to the east along Washington Boulevard and the property is located two blocks north of the Ballston Metro station. Existing Development: The site is currently developed with four, single-family, detached houses, built during the 1920 s and 1930 s. Current building heights range from 1 to 1½ stories and the buildings are primarily wood construction. One of the houses, located at 1124 North Stuart Street, is a stucco covered Apartment Bungalow that is eligible for listing in the National Register of Historic Places as part of the Arlington Bungalow and California-Type Houses of Arlington County Multiple Property Document. The property has three existing curb cuts which provide access to parking pads for four on-site parking spaces. View of existing site (Source: Bing Maps ) DISCUSSION: Development Potential: Site Plan Area: 25,000 sq. ft. DENSITY ALLOWED/TYPICAL USE MAXIMUM DEVELOPMENT R15-30T By-Right R15-30T Site Plan One-family dwellings: 5,000 sq. ft. per unit; Other: min. 5,000 sq. ft. lot area Two-family dwellings: 4,350 sq. ft. per unit; Semi-detached/townhouse dwellings: Up to 15 units per acre One-family dwellings: 5 units Two-family dwellings: 5 units Semi-detached/townhouse dwellings: 8 units

7 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 7 Site Plan Area: 25,000 sq. ft. DENSITY ALLOWED/TYPICAL USE Townhouses, semi-detached, and one-family dwellings on sites at least 17,424 sq. ft.: Up to units per acre MAXIMUM DEVELOPMENT Townhouses, semi-detached, and onefamily dwellings on sites at least 17,424 sq. ft.: 9-17 units Proposed Development: The following table provides the preliminary statistical summary for the requested site plan amendment: Requirement Proposal Site Area 8,712-17,244 sq. ft. (for site plans) 25,000 sq. ft. (0.57 acres) Density Residential Units/GFA 12 units/37,503 sq. ft. Residential Density 21 units per acre R15-30T Max. Permitted Density 17 units (30 units per acre) Site Plan (Townhomes) Building Height Average Site Elevation Buildings 1 & 2 Main Roof Height Main Roof Elevation Number of stories 4 Building 3 Main Roof Height Main Roof Elevation Number of stories 4 Building 4 Main Roof Height 31.6 Main Roof Elevation Number of stories 3 R15-30T Max. Permitted Height 45 feet Coverage 56% 69.7% Yards Feet Front - building 25 8 Front stoop 25 4 Side Rear Parking Number of Spaces Residential Spaces Visitor Spaces Total Parking Spaces R15-30T Required Parking Spaces 2 spaces per unit + Townhomes 1/5 of unit count for visitor parking

8 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 8 Adopted Plans and Policies: The following regulations, plans, and guiding documents are applicable to development on this site: R15-30T Zoning District; General Land Use Plan; Ballston Sector Plan, 1980; and Rosslyn-Ballston Corridor Streetscape Standards. The site s current zoning of R15-30T permits by site plan a variety of low-medium density residential uses, including townhouses, two-family dwellings, and single-family, semi-detached dwellings. In addition, the inclusion of existing single-family dwellings into new development projects is encouraged. While the standard site plan density for townhomes is 15 units per acre, additional density is permitted via site plan on larger sites (17,242 sq. ft. min.) and where the GLUP designation permits Medium density residential uses. The site s General Land Use Plan designation for the site is Low-Medium Residential which is consistent with the current zoning. This provides for the development of dwelling units per acre of residential uses in this zoning district. The Ballston Sector Plan, adopted in May 1980, established planning goals and objectives as well as urban design guidelines for the Ballston Station Area, roughly 250 acres of land surrounding the Ballston Metro station. The subject property is located in the North Ballston subarea, which is defined in the Concept Plan as an area for neighborhood preservation and residential infill. Land use guidance for this site found in the Sector Plan includes support for maintaining the existing zoning ( R15-30T ) and GLUP designations ( Low-Medium Residential) as a way to achieve selective preservation of existing dwellings and residential infill. The Sector Plan also contains a section on Urban Design, which addresses streetscape and neighborhood preservation. Relevant plan guidance for this site includes recommendations for pedestrian street lighting, screening of at-grade parking lots, maximum driveway widths for entrances into townhouse projects (24 ), and ways to reinforce existing neighborhood character in infill housing projects. The 2007 update to the Rosslyn-Ballston Corridor Streetscape Standards provides guidance for street widths and street tree treatment based on the street type, by station area. The subject site is classified as a Type C street, which should have a minimum 6 wide sidewalk plus a minimum 4 wide planting strip. Recommended street trees for this portion of N. Stuart Street would be in a 4 wide or larger planting strip located at the back of the curb. Density and Uses: The existing zoning and GLUP designation for the site permits residential site plan densities ranging from units per acre, on sites that are at least 17,242 sq. feet in size. Permitted site plan density for the proposed residential use, based on the subject site area, is 9-17 units. The applicant proposes to redevelop the 25,000 square foot site with 12 dwelling units in four buildings, for a proposed density of 21 units per acre. The applicant is not requesting bonus density or any zoning/glup changes as part of this proposal.

9 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 9 Site and Design: The applicant proposes to construct 12 units in four buildings on the subject site. Each building would have three single-family dwelling units. Seven (7) dwelling units, including the easternmost unit in Building 3, would have main building entrances facing N. Stuart Street, with the remainder accessed internally. A pedestrian paths is proposed in between Buildings 1 and 2, which would provide access to Building 4, located at the western edge (rear) of the site. Specialty paving is proposed to identify areas designated for pedestrian travel. Vehicular access to the site would be provided via the use of a single curb cut from N. Stuart Street. A concrete drive would provide access to at-grade, 2-car, parking garages within each dwelling unit. In addition, three (3) open, visitor parking spaces are proposed along the western edge of the site. Garage entrances for Buildings 1 and 2 would be located at the rear of these street facing units. For Building 3, garage access would be perpendicular to N. Stuart Street, partially screened from view by a proposed 6 brick wall. Garage entrances would be on the east façade (front) of Building 4, accessed from the internal drive. Proposed Site Plan Buildings 1 and 2, with front stoops facing N. Stuart Street, are proposed to be identical with regard to their design. Due to the existing change in grade on the site, these units would have the option to include basements. The ground level for each dwelling unit accommodates a two-car parking garage, powder room, and either storage or recreation/study space. Units in Building 3, located along the north edge of the site, are also proposed to have at-grade patio spaces. Proposed building materials consist of brick, stucco, aluminum, and glass. Proposed N. Stuart Street elevation

10 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 10 The maximum permitted building height under the R15-30T zoning district is 45. Buildings 1, 2, and 3 are proposed to have four stories and would be just under 44 in height. Building 4, to be located on the west edge of the site, would be three stories and approximately 31.5 in height. All of the proposed buildings would have accessible rooftop areas, improved with mechanical equipment as well as open trellises and green roof areas (Building 4). Buildings 1, 2, and 3 would have the option to include internal elevators. The applicant has indicated that the proposal is projected to attain Earthcraft Gold certification for the project. All of the units in Building 3 are designed to include green roof spaces. Green roofs would be optional for unit owners of the remaining units. Transportation: The Ballston Oak Townhomes site has strong regional (I-66, Route 29, Route 50) and local (Washington Boulevard, Fairfax Drive, Glebe Road) vehicular, pedestrian, bicycle and transit access. It is located within a connected network of arterial and local streets and sidewalks. The site is on the west side of N. Stuart Street just south of Washington Boulevard. The site is approximately ¼ mile walking distance from the Ballston-MU Metro station on the Orange and Silver Lines. The Master Transportation Plan (MTP) classifies N. Stuart Street as a Residential Local Street and Washington Boulevard as a Type E- Primarily Single-Family Residential Neighborhood arterial. The site is immediately served by a highly integrated network of pedestrian and bicycle facilities, providing commuters with multi-modal transportation alternatives. Transportation Analysis and Trip Generation A Traffic Impact Analysis (TIA) dated March 27, 2014 and prepared by Wells + Associates was submitted by the applicant. The analysis assessed the impact of the development on the adjacent street network and found that the Ballston Oak Townhomes redevelopment would not impact the adjacent street network. The analysis concluded that the project would generate 12 AM peak hour vehicle trips and 13 PM peak hour vehicle trips upon project completion and full occupancy. This equates to 6 net-new AM peak hour vehicle-trips and 7 net-new PM peak hour vehicle trips over the existing site uses. The TIA analyzed three (3) signalized intersections within the vicinity of the site. The analysis found that, in the future with the redevelopment of the site, all of the study intersections would continue to operate at acceptable levels of service (LOS) consistent with background levels during both the AM and PM peak hours. The movements for the two (2) unsignalized intersections studied would continue to operate at acceptable levels of service (LOS) during both the AM and PM peak hours. The highest increase in delay, 3.2 seconds, at the STOP controlled intersections occurs on the northbound movement at the N. Stuart street intersection with Washington Boulevard and is insignificant. Streets N. Stuart Street provides direct vehicular and pedestrian access to the proposed project site. There are three existing curb cuts serving the four properties on the project site. The proposed development will have only one (1) curb cut on N. Stuart Street that will serve the site for ingress and egress purposes.

11 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 11 The project proposes to maintain the existing N. Stuart Street curb alignment for a cross-section of approximately 29 feet. A 22-foot clear zone is provided for fire access and is achieved by removing 6 existing on-street parking spaces on the west side of N. Stuart Street. Two (2) proposed on-street parking spaces would remain on the west side closest to the Washington Boulevard intersection and one (1) zoned parking space on the east side of N. Stuart Street is proposed to be removed. The table below summarizes the changes to both on- and off-street parking with the proposed development. Table 1 Summary of proposed on- and off-street parking spaces Number of Spaces Existing Proposed Net Change On-Street (Permit) Off-Street Total Parking and Loading Access Access to parking and loading for the proposed project would be via one curb cut on N. Stuart Street. The proposed development includes twelve (12) townhouse units with 2 vehicle parking spaces per each dwelling unit. These spaces are provided in 2-car garages for each of the units. Three (3) surface lot visitor parking spaces also serve the development for a total of 27 off-street parking spaces available for the Ballston Oak residents and visitors. Residents of the proposed development will not be eligible for on-street parking passes. Sidewalks and Pedestrian Connections Sidewalks currently exist on both sides of N. Stuart Street in the vicinity of the development site. The proposed project includes a 6 wide sidewalk tying into the existing sidewalks north and south of the development. Also proposed is a 4 wide planting strip between the proposed sidewalk and curb. Crosswalks with pedestrian signals are present at the Glebe Road/Washington Boulevard intersection, the Glebe Road/11 th Street N. intersection, and at the Washington Boulevard/N. Stafford Street intersection. Pedestrian signals with countdowns and ADA access ramps between the crosswalks are at all of the signalized study intersections. Crosswalks are also present at the unsignalized intersection of Washington Boulevard and N. Stuart Street. Public Transit The site is located approximately 1,400 feet from the Ballston-MU Metro station which serves the Orange and Silver Lines. There is a Metrobus stop approximately 280 feet from the Ballston Oak site at the intersection of Washington Boulevard and N. Stuart Street serving route 38B. The Ballston-MU Metro station also serves Metrobus routes 1A, 1B, 1E, 1F, 1Z, 2A, 2B, 2C, 2G, 10B, 22A, 22B, 23A, 23C, 25A, 25B, 25E, and 38B. ART bus routes 42, 51, and 52 also serve the Ballston Oak Townhomes site with nearby stops along Washington Boulevard and at the Ballston-MU Station. Bicycle Access There are several Capital Bikeshare stations located in the vicinity of the site, including at the northeast corner of the Glebe Road/Fairfax Drive intersection, on Glebe Road at 11 th Street N.,

12 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 12 Glebe Road at N. Wakefield Street, at 11 th Street N. and N. Utah Street, at N. Stuart at 9 th Street N. and at the intersection of Fairfax Drive and N. Randolph Street. In addition to the Capital Bikeshare stations, bicycle connectivity is provided by bicycle lanes on Fairfax Drive from N. Wakefield Street to N. Jackson Street. This bicycle lane connects with the Custis Trail and the Bluemont Junction Trail. Additional on-street bicycle lanes in the site vicinity include those on N. Utah Street and N. Stafford Street. On-site bicycle parking (bike rack) is proposed adjacent to the sidewalk in front of Building 3. Utilities The applicant is proposing to relocate a public storm sewer easement for the proposed 15 storm sewer system. The applicant is also requesting vacation of an existing 5-foot wide public storm sewer easement. Modification of Use Regulations: The following modifications to Zoning Ordinance requirements are requested with the subject site plan: Reduced residential yard requirements for buildings and encroachments (screen wall, rear trellis); Increased height for screen wall (4 permitted, 6 proposed); Increased lot coverage (56% permitted, 69.7% proposed); and Off-street parking in rear yard setback Staff Issues: Staff has not identified any major issues with this request, however the following are project features that have been identified by staff that require additional review and discussion, referenced by the agenda item(s) associated with each issue. This list will be updated as staff continues its analysis of the site plan application through the SPRC process: Agenda Item 4.a.iv, Street level activism/entrances & exits The proposed site plan includes twelve townhouse units, seven of which have direct street frontage. While the applicant has provided front stoops to help activate the street, staff is concerned about the proposed site layout as it relates to Building 3, the northernmost building. This building is oriented to be perpendicular to N. Stuart Street and as a result, the view from the street highlights the vehicular access and garage entrances. Further, the applicant has requested to increase the permitted wall screening height from 4 to 6 to shield this area from view. Staff suggests that the applicant explore ways to try and shift the orientation of at least one additional unit so that it has street frontage on N. Stuart Street. Staff also suggests exploring alternative solutions to screening that could include lowering the wall height and/or incorporating a staggered brick pattern to allow some light penetration through the wall. Agenda Item 6f, Landscape Plan The proposal would result in the removal of a significant tree on site. While staff is mindful that preservation of this resource would have a major impact on the utilization of the remainder of the site, there is a desire to ensure that the redevelopment project provides optimal conditions for adding and maintaining as much new tree canopy as possible. Staff is still evaluating this proposal to determine if it meets the current Chesapeake Bay Ordinance minimum requirement for tree canopy.

13 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 13 The applicant has submitted additional information that confirms compliance with this requirement. Staff has no further issues regarding compliance with the Chesapeake Bay Ordinance. Agenda Item 4a, Design Issues Staff has some concerns about the overall configuration of the proposed building facades, including the proposed location and design of the roof stair tower. Staff provided detailed drawings to help illustrate potential design solutions at the July SPRC meeting. The applicant has submitted revisions to building architecture in response to comments received at the July 23 rd SPRC meeting. While staff is supportive of the changes made to the facades of Buildings 1 and 2, staff has asked the applicant to explore the potential for the ground story brick veneer to be flush with wall surfaces above. For Building 3, staff recommends re-introducing the raised entry with stoop facing Stuart Street that was present in the previous design as well as moving the ground floor windows up slightly so that top of windows align with underside of expression line, eliminating the need for the soldier-course header. The following is a list of issues expressed by SPRC Committee members at the first meeting, held on July 23, 2015: Agenda Item 2.b.iii, Modifications of Use Committee members expressed concern regarding the number and degree of modifications of use being requested from yard requirements and lot coverage. Concerns were related to impacts on site drainage given the high amount of coverage as well as compatibility with neighboring uses. Additional information was requested regarding the existing setbacks for other buildings in the neighborhood as well as what modifications to lot coverage have been granted for nearby projects. The applicant has completed an analysis of front, side, and rear setbacks for the 1100 block of N. Stuart Street (see Attachment A). It appears as though none of the existing properties meet the 25 front yard requirement, with front yards on the 1100 block of N. Stuart Street ranging from 6 to 21.5 in depth. The other townhouse development located further south on N. Stuart Street has end units that are located 7-9 from the N. Stuart Street property line. With regard to side yard setbacks, most lots have side yards that are greater than 5, with many in excess of 12. For the existing townhouse projects nearby, side setbacks range from less than 5 to over 12 in width. The current proposal would provide a 10 side yard setback from both side property lines, which meets the zoning requirement for townhouses in this district. Similar to front yards, most existing buildings to do not have rear yard setbacks in excess of 25 feet, as required by the Zoning Ordinance. The applicant s analysis indicates that most nearby properties have rear yard setbacks of 8-12 in depth. The proposal would be consistent with the predominant pattern of development in that regard. The table below provides a summary of several site plans for townhouse projects in the R15-30T district, located within two blocks of the site. Nearly all exceed the maximum lot coverage (56%) for the district, however to a lesser extent than the current proposal.

14 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 14 On average, townhouse site plans in this area have lot coverage of 58.5%. However, it is important to note that among the older site plan proposals a lower off-street parking ratio was provided ( spaces per unit). Among more recent site plans, which provide from parking spaces per unit, the average lot coverage increases to 60.2%. Table 2 Summary of Nearby Townhouse Site Plan Approvals in the R15-30T District Site Plan Address Dwelling Units/ Density N. Stafford 20/ 1101 N. Stuart 28.8 units/ac N. Taylor 16/ 28 units/ac N. Utah 13/ 28.8 units/ac N. Stafford 60/ 29.5 units/ac N. 17/ Taylor 27 units/ac N. 13/ Taylor 28 units/ac N. Utah 14/ 29 units/ac N. Utah 18/ 23.7 units/ac N. Taylor 11/ 26.6 units/ac N. Stuart 32/ 27 units/ac N. Randolph 11/ 21.5 units/ac N. Utah 11/ 23 units/ac 171/ N. Vernon 11/ 22 units/ac N. Stuart 18/ 25 units/ac th Street N. 31/ 21.5 units/ac N. 8/ Vermont 20.7 units/ac N. Stuart 12/ 21 units/ac Coverage Parking Spaces Parking Ratio 63% sp/unit 64.5% sp/unit 54.4% sp/unit 56% sp/unit 59% sp/unit 49.2% sp/unit 58% sp/unit 57.7% sp/unit 57.6% sp/unit 56% sp/unit 57% sp/unit 61% sp/unit 62% sp/unit 61.4% sp/unit 59.5% sp/unit 60.6% sp/unit 69.7% sp/unit

15 N. Stuart Street (SP #436 Ballston Oak Townhomes) Page 15 Agenda Item 6.a.ii, Street systems Committee members also expressed concern regarding the proposed change to the street network, which includes provision of two, 11 wide travel lanes for the portion of N. Stuart Street that is adjacent to the project site, narrowing back down to a single, 15 wide yield lane for the remainder of the street. SPRC members asked for additional clarification as to the safety of that operation. Staff explained that the 22 wide right-of-way was required for Fire Department access and agreed to evaluate it further in advance of the next SPRC meeting. SPRC Neighborhood Members: Nia Bagley Ballston Virginia Square Civic Association, ahcapresident@gmail.com Collier Cook Ballston Virginia Square NCAC collier.cook@gmail.com Interested Parties: Phil Hocker Olde Ballston Towne East HOA phil@hockers.com Charles Feinson Olde Ballston Towne East HOA cdfeinson@aol.com Planning Commissioners Assigned to this Request: Jane Siegel Chair janesiegel@icloud.com Brian Harner bharner@mac.com Chris Forinash Christopher.forinash@alumni.duke.edu Staff Members: Arlova Vonhm CPHD Planning (703) Avonhm@arlingtonva.us Jane Kim DES Transportation (703) jskim@arlingtonva.us Joan Kelsch DES LEED (703) Jkelsch@arlingtonva.us

16 Page 16 I T E M Key Boulevard (SP #439, Washington Vista) (RPC # and -057) Jane Siegel, SPRC Chair SPRC Agenda: First Meeting September 21, ) Informational Presentation a) Overview of Requested Site Plan (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes ii) Justification for requested changes b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. iii) Requested modification of use regulations 3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents 4) 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 vii) Historic Preservation (if applicable) 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

17 Page 17 iv) Exterior/rooftop lighting 5) 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.) 6) 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) 7) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 8) Construction issues a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison

18 Page 18 Site Location: The 38,020 sq. ft. site is located at Key Boulevard and 1541 N. Colonial Terrace. The site is on the block roughly bounded by N. Colonial Terrace (north), N. Nash Street (east), Key Boulevard (south), and N. Ode Street (west). Applicant Information: Applicant NVR, Inc Plaza America Dr., Suite 500 Reston, VA Jay Johnson (703) Engineer Vika Virginia, LLC 8180 Greensboro Dr., Suite 200 McLean, Va Jeff Kreps (703) Attorney McGuire Woods, LLP 1750 Tysons Blvd., Suite 1800 Tysons Corner, VA Tad Lunger, Esq. (703) Landscape Architect Vika Virginia, LLC 8180 Greensboro Dr., Suite 200 McLean, Va Jeff Kreps (703) Architects R2L Architects 3222 N St NW, Suite 500 Washington, DC Sacha Rosen (202) srosen@r2l-architects.com Trafic Engineer Wells and Associates 1420 Spring Hill Rd., Suite 610 Tysons, VA Michael J. Workosky (703) mjworkoskey@mjwells.com BACKGROUND: The subject site is located at the northwest corner of Key Boulevard and North Nash Street in the Rosslyn station area, in a location generally known as the Colonial Terrace neighborhood. It borders, but is not located in, the Rosslyn Coordinated Redevelopment District. The applicant proposes a General Land Use Plan change from Low-Medium Residential to Medium Residential and a site plan for a 63-unit multifamily building. The existing zoning is RA6-15 and no change to the zoning is proposed. The subject property was the subject of two Long range Planning Committee (LRPC) meetings in April and June 2015 to study whether a GLUP change from Low-Medium (16-36 units/acre) to Medium Residential (37-72 units/acre) for this particular site might be in the realm of consideration. The LRPC reached the conclusion that a Medium Residential designation might be appropriate. The results of the LRPC meeting will be discussed at the September 10, 2015 Planning Commission. In 1967 and 1972 the County Board denied rezoning applications by previous owners of this site to C-O. Existing Development: The site consists two parcels under the same ownership: One parcel contains a four-story 33-unit garden apartment building built in 1955 with a surface parking lot, and the other parcel consists of a small two-story house with no off-street parking, converted to apartments sometime after construction in Neither of the sites is identified on the Historic Resources Inventory (HRI) although being more than 50 years old the structures might qualify for listing on the National Register of Historical Places. The site also has a pathway which leads from Colonial Terrace down to Key Boulevard. Although it is not a public path (it is on private property and was built for emergency egress purposes, not for public use), the public has been

19 Page 19 accustomed over the years to use this path as a shortcut to the heart of Rosslyn, avoiding a long walk west to Ode Street. Figure 1-Site outlined in yellow, courtesy of applicant The following provides additional information about the site and location: Site: The 38,020 sq. ft. site is located at Key Boulevard and 1541 N. Colonial Terrace with the following boundaries and adjacent uses: To the north: Immediately to the north is an 18-unit garden apartment building constructed in 1954 (Carydale) zoned RA6-15 and designated Low-Medium Residential on the GLUP. To the east: N. Nash Street; Across the street to the east is the 248-unit 27-story Turnberry Tower condominium (SP #18), zoned C-O-Rosslyn and designated High Residential on the GLUP, and is within the Rosslyn Coordinated Redevelopment District (RCRD). To the south: Across Key Boulevard is currently A 12-story office building (SP #12) constructed in the 1960s, but the site has an approved site plan (SP #419) for a 24 story office and 28-story residential complex with a proposed new grocery store facing Key Boulevard. The site is zoned C-O-Rosslyn and designated High Office-Apartment-Hotel on the GLUP, and is within the Rosslyn Coordinated Redevelopment District (RCRD).

20 Page 20 To the west: An unbuilt 15-foot public right of way. Across the right-of-way are small garden apartments) zoned RA6-15 and designated Low-Medium Residential on the GLUP. The apartments at Colonial Terrace and 1509 Key Boulevard are a 10-unit affordable housing project (U ) Zoning: RA6-15 Multiple-family Dwelling District. General Land Use Plan Designation: Low-Medium Residential (16-36 Units/acre) Neighborhood: The subject site is located in the North Rosslyn Civic Association area. DISCUSSION: Development Potential: Site Plan Area: 38,020 sq. ft. RA6-15 By-Right DENSITY ALLOWED/TYPICAL USE One-family dwellings: 6,000 sq. ft. per unit; Multiple family/townhouse: 1 unit per 900 sq. ft. of lot size RA6-15 Site Plan Multiple family/townhouse: 1 unit per 900 sq. ft. of lot size Additions to existing Low-and-moderate income sites with more than 10 units: 60 units/acre MAXIMUM DEVELOPMENT One-family dwellings: 6 units Multiple family/townhouse: 42 units Multiple family/townhouse: 42 units Additions to existing Low-andmoderate income sites with more than 10 units: 52 units. Proposed Development: The following table provides the preliminary statistical summary for the requested site plan: As required by RA6-15 or Zoning Ordinance Proposed Site Area Minimum 7,500 sq. ft. 38,020 sq. ft. (0.87 acres) Number of Units Maximum Total Density Gross Floor Area N/A 126,888 sq. ft. Floor Area Ratio N/A 2.54 Units Per Acre 48.2 units per acre 72.4 units per acre Density Bonuses LEED SILVER + EBOM ADU Bonus.35 FAR 25% of base density 13,307 s.f./12.57 units units Building Height Average Site Elevation Main Roof Height Main Roof Elevation N/A 197 Penthouse Roof Height Penthouse roof elevation N/A 207 Total Height Converting with an average unit size of 1058.

21 Page 21 Number of stories 6 6 Coverage 56% 59% Parking Ratio 1 1/8 spaces/unit 1 sp/unit Total Spaces Full size spaces N/A 58 Compact Spaces No more than 15% (or 11 spaces) 4 Handicapped Spaces N/A 2 Adopted Plans and Policies: The following regulations, plans, and guiding documents are applicable to development on this site: General Land Use Plan (GLUP); RA6-15 Zoning Ordinance Regulations; Rosslyn Transit Station Area Study 1977; LRPC Special GLUP study; Rosslyn-Ballston Corridor Streetscape Standards. GLUP: The current GLUP designation for the site is Low-Medium Residential, which envisions development at a density of units per acre, as is the entire Colonial Terrace area where this site is located. With a base density of 48 units per acre, and a total density of 72 units per acre after proposed bonuses, the proposed development does not conform to the existing GLUP. The applicant has therefore requested a GLUP amendment to match the existing zoning classification of RA6-15. The special GLUP study is discussed in greater detail below. Zoning: The proposed site plan generally conforms to the existing zoning of RA6-15, with requested modifications for building height, parking, and for bonus density for LEED and affordable housing. Rosslyn Transit Station Area Study 1977: This site is located in what was designated the Colonial Terrace Conservation Area. The Study designates the entire area north of Key Boulevard, including the subject site as a conservation area (Pages and Map 5). The Study states [p]ositive actions are needed to protect and preserve the low-density single and two-family uses in this area from higher density development pressures and makes the following recommendations for this area: 1) Investment of Community Development Funds, 2) Restriction of commuter parking and provision of additional parking for residents; 3) Reinvestment in existing housing; 4) Code Enforcement, and 5) Rezoning to a lower density zoning district. Illustration 1, Entitled Land Use Recommendations labels the Colonial Terrace area as Seek to preserve and enhance Colonial Terrace through Community Development Funds, and for Intensive Code Enforcement. The Study also recommended, in Map 9, entitled Recommended Rezonings, that the Colonial Terrace area, including the subject site, be downzoned to RA8-18 in order to match the existing GLUP designation. The Colonial Terrace area, including the subject site, is not included in areas recommended for redevelopment at higher densities.

22 Page 22 In 1978, as part of a general Rosslyn rezoning effort in order to implement the Zoning recommendations of the Study, the Colonial Terrace area was advertised on the Board s own motion to be downzoned from RA6-15 to RA8-18. Opposition from landlords caused the County Board to deny the rezoning, but the County Board instructed staff to draft a Zoning Text Amendment reducing the maximum by-right height in the RA6-15 district. The County Board subsequently adopted a text amendment reducing the maximum by-right height (from 75 feet to 60 feet) in December The Rosslyn Sector Plan Addendum 1992 does not address the site in any detail apart from a streetscaping recommendation. The recently-adopted Rosslyn Sector Plan makes recommendations for areas only inside the Rosslyn Coordinated Redevelopment District (RCRD) and states that guidance for areas outside of the RCRD, such as the subject site, is generally provided by the Rosslyn Station Area Plan Addendum and other applicable planning documents. However, the new Sector Plan provides some general guidance that may be applicable to this area: The Sector Plan recommends step-downs in height to transition to the low-density Colonial Terrace area (p. 57), and recommends affordable housing be created in the entire Rosslyn station area (p.79). LRPC Special GLUP Study: The purpose of the first meeting was for staff to receive feedback from the Long Range Planning Committee (LRPC) as to whether or not the proposed scope and process for this special study is appropriate and to provide them with sufficient background information for them to identify issues that they would like staff to research for subsequent meetings. The five (5) LRPC members present, then discussed the question of amending the GLUP for this site. Representatives from the North Rosslyn Civic Association were also invited, but did not participate in this meeting. One (1) topic of discussion was whether or not a change in the GLUP for this site might set a precedent for other nearby sites. The commissioners also noted that there is no existing intermediate density or transition area between this site and the much taller, high density buildings in the Rosslyn Coordinated Redevelopment District. The commissioners also discussed the fact that site plan bonuses have increased greatly over the years and that the current affordable housing and LEED bonuses are resulting in a built form that is taller and more dense than seen in the past and generally expressed through the GLUP. The purpose of the second meeting was to receive feedback from the LRPC on whether or not the GLUP should be amended and, if so, to which GLUP category or categories. At this meeting, staff presented three (3)-dimensional modeling of various potential redevelopment scenarios and a transportation analysis. The seven (7) LRPC members present then discussed the question of amending the GLUP for this site and all seven (7) indicated that they supported the advertisement of such an amendment. Representatives from the North Rosslyn Civic Association were also invited, but did not participate in this meeting. One (1) commissioner asked how the heights of the three (3)-dimensional models were calculated. Staff responded that the heights are based off the North Nash Street elevation, so the heights would actually be somewhat lower if they were calculated off the average site elevation. Any buildings on the site would appear lower from Colonial Terrace than from North Nash Street due to the change in topography. One (1) commissioner said that the GLUP offers guidance, but the zoning, which is

23 Page 23 the legal framework, already is the RA6-15 that corresponds to the proposed GLUP category. Another commissioner noted that she has mixed opinions regarding the proposed change for this conservation area, but believes that the topography is a unique, constraining element for this site. On September 10, 2015 staff presented the findings of this study to the Planning Commission. During its discussion, Planning Commissioners discussed how the Planning Commission should provide guidance to the County Board on this subject. They also discussed whether or not amending the GLUP for this site might set a precedent for the nearby apartment building on North Nash Street that shares the same GLUP and zoning designations as the subject site. The Planning Commission voted 11-0 to indicate its concurrence with the findings presented in the staff memorandum and to recommend to the County Board that it approve a request to advertise changing the GLUP for the Washington Vista property. The Planning Commission also recommended that its letter to the County Board state that the Commission found that staff s observations regarding the GLUP amendment for this site could be appropriate if a project would use the existing grade as well as tapers to mitigate height as it transitions to the Colonial Terrace Conservation area. Rosslyn-Ballston Corridor Streetscape Standards: The Standards recommend Type C sidewalks along the west side of North Nash Street and the north side of Key Boulevard. Type C calls for minimum six-foot sidewalks and a minimum 4 planting strip. The applicant s proposal meets or exceeds this standard. Density and Uses: The proposed site plan proposes a 63-unit multi-family building with typical residential amenities. There is no proposed retail, as retail is not permitted in RA6-15 and the Arlington County Retail Plan does not recommend retail at this location. The base density permitted by the RA6-15 zoning would permit 42 dwelling units. The applicant proposes bonus density of.25 FAR for achieving LEED Silver and an additional.10 FAR for Energy Star or Existing Buildings certification. The total LEED bonus would yield units. The applicant is also requesting an affordable housing bonus density of 25% of the base density, or units. 2 Site and Design: The applicant proposes to construct 63 units in one apartment building with an average of six (6) stories of housing over two (2) levels of underground parking built into the hillside. The placing of the building takes advantage of the 40 slope between the high point Colonial Terrace and the lowest point at the intersection of Nash and Key. Materials are traditional, including red brick cladding with metal cornices and trim. Along Nash Street, the applicant proposes 3- story townhouse-style multifamily units, with five (5) stories of conventional condominium units above stepped back about 30 feet from the townhouse-style units. The townhouse-style units will be placed at the back of sidewalk with 2 Bonuses add up to more than 63 units. If/when site plan is approved only 63 units will be permitted.

24 Page 24 individual entrances (staff has encouraged dooryards for these units to soften the transition to the public sidewalk). The applicant also proposes to have the parking and loading, as well as an above ground transformer enclosure along Nash Street, however in the current plans as submitted the arrangement of the loading dock and transformer enclosure creates a large expanse of blank wall along Nash Street. Staff has encouraged the applicant to consider alternative designs and to move or further disguise the loading and transformer. On the Colonial Terrace (west) frontage, the building will be set back for most of its frontage about 57 feet from the street behind a large (private) landscaped courtyard and due to the higher elevation the building will appear as a five story building above grade. The main lobby will be entered on Key Boulevard, immediately across the street from the proposed new grocery store (a part of the recently approved 1401 Wilson site plan). The applicant has located the elevator core against the Key Boulevard façade, not in the center of the building, which creates a large area of blank wall on a prominent elevation. Staff has advised the applicant to examine whether the elevator core can be moved and the lobby entrance made more prominent. Figure 2--Ground Plan The site has a large private courtyard facing the Colonial Terrace neighborhood area, an area of garden apartments and townhouses with large landscaped areas. This courtyard also creates a large setback area from the low-density neighborhood as well as being compatible with the prevailing neighborhood style of development. Due to the will be terraced. The applicant s plans call for the removal of all existing trees on site. The applicant s proposed lot coverage, at 59% is only slightly more than the maximum 56% required for by-right development in the RA6-15 zone.

25 Page 25 Figure 3--East Facade (Nash Street) Pedestrian path: The applicant proposes to construct a public path on the unbuilt publicallydedicated alley adjacent to this property, for the convenience of the neighborhood. Currently there is a private path through the existing apartment property that, although not dedicated to the public, but residents of the Colonial Terrace neighborhood have become accustomed to using it as a shortcut to central Rosslyn and Key Boulevard. Construction of the new building would remove this private path. While the applicant, staff, and the surrounding community strongly desire this path, the steep grade poses possible difficulties with compliance with Americans With Disabilities Act (ADA). Staff and the applicant are currently researching this issue. Transportation: The Master Transportation Plan (MTP) classifies North Nash Street adjacent to the as Type B Primarily Urban Mixed-Use arterials. Key Boulevard along the site frontage and North Oak Street in the vicinity of the site are classified as Urban Center Local nonarterials. Transportation Analysis and Trip Generation A Traffic Impact Analysis (TIA) dated October 6, 2014 and prepared by Wells + Associates was submitted by the applicant. The analysis assessed the impact of the development on the adjacent street network and found that the 1411 Key Boulevard redevelopment would result in a modest increase in peak hour trips, but would result in all of the movements at the study area intersections to continue to operate at acceptable levels of service with minimal increase in overall delay. The analysis concluded that the project would generate 21 AM peak hour vehicle trips and 24 PM peak hour vehicle trips upon project completion and full occupancy. This equates to 17 net-new AM peak hour vehicle-trips and 20 net-new PM peak hour vehicle trips over the existing conditions. The TIA analyzed four (4) intersections within the vicinity of the site. The total future traffic forecasts were developed using traffic counts developed with the 1401 Wilson Boulevard data as a base and took into consideration the future development projects in the vicinity of the 1411 Key Boulevard site. Upon completion, the proposed 63 residential units will account for 249 daily trips upon project completion. The results of the future capacity analysts indicate that all of the stop controlled turning movements will continue to operate at acceptable Levels of Service of A, B, or C with delays