SITE PLAN REVIEW COMMITTEE MEETING AGENDA. Courthouse Plaza 2100 Clarendon Boulevard Conference Rooms C&D Arlington, VA 22201

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1 SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, April 1, 2013 TIME: 7:00 10:00 p.m. PLACE: Courthouse Plaza 2100 Clarendon Boulevard Conference Rooms C&D Arlington, VA SPRC STAFF COORDINATOR: Samia Byrd, Item 1. Item 2. Metropolitan Park 4/5 (SP #105; SP-9) (RPC#s pt., pt., pt., pt.) Planning Commission and County Board meetings tentatively scheduled for June Aaron Shriber (CPHD Staff) (RPC#s , -011, -015) Planning Commission and County Board meetings to be determined. Elizabeth Kays (CPHD Staff) 7:00pm 8:30pm 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 Development Proposals/Site Plans plansmain.aspx To view the current Site Plan Review Committee schedule, go to the web site CSchedule.aspx

2 Page 2 ITEM 1 Metropolitan Park 4/5 (SP #105; SP-9) (RPC#s pt., pt., pt., pt.) SPRC AGENDA: First Meeting November 20, ) Informational Overview a) Presentation of Site Plan Proposal (Staff) i) Land Use & Zoning (1) Relationship of site to GLUP, sector plans, etc. (2) Relationship of project to existing zoning (a) Requested bonus density, height, etc. (b) Requested modification of use regulations ii) Associated Applications (1) Encroachments (2) MTP Amendment b) Presentation of Site Plan Proposal (Applicant) 2) Pentagon City PDSP Context (Staff) a) PDSP history b) Allocation of uses by parcel 3) Metropolitan Park Context (Staff) a) Metropolitan Park development history b) Metropolitan Park Design Guidelines i) Purpose ii) Elements (1) Framework Plan (2) Street Classification (3) Circulation (4) Phasing (5) Street Sections (6) Open Space (7) Public Art (8) Building Guidelines (9) Landscape Guidelines SPRC AGENDA: Second Meeting January 24, ) Grocery Store Proposal Discussion a) Grocery Stores in Arlington County Presentation (Staff) b) Discussion of Appropriateness of Grocery Store at this Location c) Grocery Store at Metropolitan Park 4/5 Presentation (Applicant) d) Grocery Store Proposal Discussion

3 Page 3 i) Design (1) Appearance (2) Layout ii) Operational issues (1) Loading (2) Garage access and circulation (3) Parking space allocation (4) Access to store iii) Street Activation iv) Use Conformance with Metropolitan Park Design Guidelines SPRC AGENDA: Third Meeting February 14, ) Site Design and Characteristics a) Allocation and discussion of uses on the site i) Residential ii) Retail b) Relationship and orientation of proposed buildings and uses to public space and other buildings c) View vistas through site d) Visibility of site or buildings from significant neighboring perspectives e) Compliance with adopted planning documents f) Streetscape Improvements 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) Sustainable Design vi) Accessibility b) Retail Spaces 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 SPRC AGENDA: Fourth Meeting March 11, ) Building Architecture (continued from previous meeting)

4 Page 4 a) Building form (height and massing) b) Building materials c) Loading areas 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.) SPRC AGENDA: Fifth Meeting April 1, ) Actions Associated with Metropolitan Park 4/5 Approval 10) Open Space a) Private Open Space--Orientation and use of open spaces i) Public ii) Private 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) 11) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Other 12) Construction issues a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison SPRC AGENDA: Sixth Meeting April 18, ) Conclusion

5 a) Applicant response to issues b) SPRC final comments Page 5

6 Page 6 ITEM 1 Metropolitan Park 4/5 Final Site Plan Site Location: The 2.64 acre (115,097 square feet) site area is identified as Phases 4 and 5 of the Metropolitan Park portion of the Pentagon City Phased Development Site Plan (SP #105). Specifically, the area subject to the proposed final site plan is defined by 12 th Street South (to be constructed) to the north, South Eads Street to the east, 13 th Street South (to be constructed) to the south, and South Elm Street (to be constructed) to the west. Applicant Information: Applicant 1200 Eads St. Inc. c/o Vornado/Charles E. Smith 2345 Crystal Drive, Suite 1000 Arlington, VA Jason Fudin (703) jfudin@vno.com Engineer Vika 8180 Greensboro Drive, #200 McLean, VA Robert Cochran, LS (703) cochran@vika.com Trafic Engineer Gorove/Slade 3914 Centreville Road, Suite 300 Chantilly, VA Chris Tacinelli (703) Chris.tacinelli@goroveslade.com Attorney Venable, LLP 8010 Towers Crescent Dr. Vienna, VA John Miliken (703) jgmiliken@venable.com Landscape Architect Studio Grovedale Drive, Suite 100-A Alexandria, VA Joseph Plumpe (703) jplumpe@studio39.com Architect Torti Gallas Urban th Street, NW, 2 nd Floor Washington, DC Sarah Alexander (202) salexander@tortigallasurban.com LEED Consultant SD Keppler 51 Monroe Street, Suite 402 Rockville, MD Rachel Hardesty Sowards (240) rhardesty@sdkeppler.com BACKGROUND: The applicant requests approval of a final site plan for Phases 4 and 5 of the Metropolitan Park area of the Pentagon City Phased Development Site Plan (SP #105). In addition, amendments to the Pentagon City PDSP (SP #105) and the Master Transportation Plan (MTP) are requested to support the development proposed with the final site plan application. The Pentagon City PDSP was approved by the County Board on February 25, 1976 and provides a framework for the redevelopment of an approximately 116 acre area, which at the time of approval was defined by industrial uses. This PDSP has been amended numerous times for the purpose of revising the amount of density allocated to each parcel and modifying other development related matters. Since the time of approval in 1976, the Pentagon City PDSP area has been developed with a high-density mix of office, multifamily residential, hotel and retail

7 Page 7 uses. In 2002, when the owner of the 16 acre Parcel 3 of the Pentagon City PDSP applied for a final site plan for the first residential building on this parcel, the County requested that a set a design guidelines be established to help guide the development of this high-density residential portion of the Pentagon City PDSP. The result of this effort was the creation of the Metropolitan Park Design Book and the Metropolitan Park Design Guidelines. These documents were not approved in their entirety by the County Board with the final site plan for the first building within Parcel 3 (Metropolitan Park 1), though they have been approved in portions as they have applied to the individual areas of the final site plans previously approved on this parcel. Since 2002, final site plans for the first three phases of Metropolitan Park have been approved, with two of the three buildings occupied and the third undergoing construction. The applicant (1200 Eads St. Inc.) proposes a final site plan to combine Phases 4 and 5 of the Metropolitan Park development (phases as defined by the Metropolitan Park Design Guidelines) into one building consisting of 699 residential units and 41,679 square feet of retail space. A proposed Whole Foods grocery store will comprise 37,058 square feet of the ground floor of the building. The building will incorporate multiple rooflines with a maximum proposed height of 22 stories (261 feet). In addition, amendments to the Pentagon City PDSP (SP #105) and the Master Transportation Plan are necessary to support the development proposed with the final site plan. The Pentagon City PDSP amendment requests approval to permit building heights to be considered as recommended by the Metropolitan Park Design Guidelines. The amendment to the MTP requests the removal of this tertiary road from the MTP Map. The applicant has also applied for multiple encroachments to allow for the proposed underground garage to encroach into areas that will be provided as easements for public sidewalk and utility purposes. These encroachments will be addressed separately by the Department of Environmental Services. The following provides additional information about the site and location: Site: The proposed final site plan for Phases 4 and 5 of the Metropolitan Park portion of the Pentagon City PDSP (SP #105) is a 2.64 acre area defined by the following uses: To the north: To the east: 12 th Street South (to be constructed) and the proposed PenPlace development (Pentagon City PDSP (SP #105) amendment pending). The properties are designated by the General Land Use Plan (GLUP) as ¾ High-Medium Residential and ¼ Medium Office-Apartment-Hotel and within a Coordinated Development District (GLUP Note 4). The properties are zoned C-O-2.5 Commercial Office Building, Hotel and Apartment Districts. South Eads Street and the Bennington (SP #110) and Warwick House (SP #337) apartment buildings. The properties are designated by the General Land Use Plan (GLUP) as High Office-Apartment-Hotel and are zoned RA-H- 3.2 Multiple Family Dwelling Districts.

8 Page 8 To the south: To the west: 13 th Street South (to be constructed) and the Pentagon Industrial Center warehouse (identified as Phase 6 of the Metropolitan Park development (SP #105)). The properties are designated by the General Land Use Plan (GLUP) as ¾ High-Medium Residential and ¼ Medium Office-Apartment-Hotel and within a Coordinated Development District (GLUP Note 4). The properties are zoned C-O-2.5 Commercial Office Building, Hotel and Apartment Districts. South Elm Street (to be constructed) and Phase 3 of the Metropolitan Park development (SP #105). The properties are designated by the General Land Use Plan (GLUP) as ¾ High-Medium Residential and ¼ Medium Office- Apartment-Hotel and within a Coordinated Development District (GLUP Note 4). The properties are zoned C-O-2.5 Commercial Office Building, Hotel and Apartment Districts. Existing/Proposed Zoning: C-O-2.5 Commercial Office Building, Hotel and Apartment Districts. General Land Use Plan Designation: ¾ High-Medium Residential and ¼ Medium Office-Apartment-Hotel and Coordinated Development District (GLUP Note 4) Neighborhood: The site is located within the Pentagon City neighborhood and is a part of the Pentagon City Phased Development Site Plan (SP #105). Existing Development: The site is identified as Phases 4 and 5 of the Metropolitan Park development, which is a section of the Pentagon City Phased Development Site Plan (SP #105). Currently, the site contains a portion of the Pentagon Industrial Center warehouse, which is a complex of industrial warehouse buildings that occupies the eastern side of the Metropolitan Park development between 12 th Street South and 15 th Street South.

9 Page 9 Development Potential: Source: Image from Google Maps Site Plan Area: DENSITY ALLOWED/TYPICAL 2.64 ac (115,097 sf) USE Existing/Proposed Zoning C-O-2.5 By-Right One-Family Dwellings: 6,000 sf/lot; or Non-Retail Commercial Use:.6 FAR C-O-2.5 Site Plan Commercial Uses: 2.5 FAR; Apartment Use: 115 du/ac; or Hotel Use: 180 units/ac MAXIMUM DEVELOPMENT 19 lots; or 69,058 sf 287,742 sf; 303 du; or 475 units Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan: Site Area Density Residential 699 units Retail 41,679 sf C-O-2.5 Max. Residential Retail Pentagon City PDSP/Metropolitan Park Max. 1 Residential Retail Average Site Elevation Proposed 115,097 sf (2.64 ac) 800,069 GSF 6.95 FAR 310 du/ac 2.5 FAR 110 du/ac 2.5 FAR 734 units N/A 38.3 ft

10 Page 10 Height Total Height ft. AMSL 299 ft. Upper Roof (22-stories) ft. AMSL 281 ft. Penthouse (Upper Roof) 18 ft. AMSL 299 ft. C-O-2.5 Max. 16 stories Pentagon City PDSP/Metropolitan Park Max stories Parking Total 882 spaces C-O-2.5 Total Required spaces Pentagon City PDSP/Metropolitan Park Total 933 spaces Required 4 Residential 696 spaces Standard 552 spaces Compact 129 spaces Accessible 13 spaces Van 2 spaces C-O-2.5 Required 724 spaces Pentagon City PDSP/Metropolitan Park Required spaces Retail 186 spaces Standard 161 spaces Compact 19 spaces Accessible 5 spaces Van 1 spaces C-O-2.5 Required spaces Pentagon City PDSP/Metropolitan Park Required spaces LEED Rating Certified 1 The Pentagon City PDSP (Condition #2) allocates up to 3,212 units and 100,000 square feet of retail space to Parcel 3 (Metropolitan Park). The Metropolitan Park Design Guidelines allocates 348 units to Phase 4 and 386 units to Phase 5. 2 The Pentagon City PDSP (Condition #54) allows up to four buildings to exceed 16 stories and up to a maximum of 22-stories. The Metropolitan Park Design Guidelines recommends that three buildings within the development could be up to 22-stories in height. An amendment to the Pentagon City PDSP is requested to permit building heights to be considered in conformance with the recommendations of the Metropolitan Park Design Guidelines. 3 Up to 15,000 square feet of grocery store density may be excluded from the parking calculation due to proximity to the Pentagon City Metro Station (Zoning Ordinance Section 33.C.3.a(3)). This modification has not been requested by the applicant. 4 The Pentagon City PDSP (Condition #37) requires these minimum ratios be provided unless otherwise approved with an individual final site plan. Density and Uses: The Pentagon City PDSP (SP #105) allocates up to 3,212 residential units and 100,000 square feet of retail to the Metropolitan Park development. Guidance for the development of this area has been shaped by the Metropolitan Park Design Guidelines which provide recommendations regarding the phased nature of development of this area that is defined by buildings oriented around a grid network of streets and a central open space. To date, 1,110 residential units and 35,769 square feet of retail space has been approved by final site plans for Phases 1, 2 and 3; Phases 1 and 2 are currently occupied while Phase 3 is nearing commencement of construction activities. With the subject final site plan, the applicant proposes

11 Page 11 to consolidate Phases 4 and 5 into a single building consisting of 699 residential units (758,390 square feet) and 41,679 square feet of ground floor retail space. A Whole Foods grocery store consuming 37,058 square feet of the retail space is proposed on the ground floor of the building with the remaining 4,618 square feet of retail space provided in two smaller spaces in the northwest and southeast corners of the building. The building will be served by a four level underground parking garage containing 882 spaces that will be accessed from South Elm Street. The first level of the garage is proposed by the applicant to be reserved for exclusive use by the grocery store. The following table explains the proposed building: Floor Parking (spaces) Retail (sf) Studio (units) 1 BR (units) 1 BR + Den (units) 2 BR (units) 3 BR (units) Gross Square Feet Total Units Floor Height (feet) G4 234 G3 236 G2 226 G ,679 74, , , , , , , , , , , , , , , , , , , , , , Penthouse 5, Total , , The density for the final site plan is as follows (density allocation per the Pentagon City PDSP is explained later in this report): Retail Residential Amenities Shafts Service* Total Total 41,679 sf 703,226 sf 16,525 sf 19,407 sf 19,232 sf 800,069 sf (gross)

12 Page ,837 sf (net) Site Area 115,097 sf (2.64 ac) FAR (gross) 6.95 FAR (net) 6.78 *Service areas (loading and mechanical penthouses) are not considered gross floor area. Site and Design: The applicant proposes to consolidate Phases 4 and 5 of the Metropolitan Park development into a single 800,069 square foot building consisting of 699 multifamily residential units and 41,679 square feet of ground floor retail space. A grocery store will consume the majority of the retail space. Proposed building s ground floor plan Source: Applicant s final site plan submission, Sheet A01 The building has been designed as a single residential building with a retail base that will consume the entire Phase 4 and 5 blocks that is defined by 12 th Street South to the north, South Eads Street to the east, 13 th Street to the south, and South Elm Street to the west. Residential units will be located above the ground level that will contain a grocery store, two other retail spaces, loading facilities for both the retail and residential uses, and residential amenity and leasing spaces. The grocery store will be oriented towards 12 th Street South and South Eads Street with smaller retail spaces in the northwest and southeast corners of the building. Residential lobbies will be provided from 12 th Street South (primary) and South Eads Street (secondary). Access to the underground garage will be provided from South Elm Street. Loading for the grocery store will be provided on the south side of the building along 13 th Street South while loading for the residential units, along with the associated trash collection area, will be provided on the west side of the building along South Elm Street.

13 Page 13 The Metropolitan Park Design Guidelines permit up to three buildings to be constructed with a maximum height of 22-stories; one of those buildings is located on the subject site. As proposed, the building will rise to a maximum height of 22-stories (261 feet) with lower heights of 15, 18 and 2-stories. Essentially, the building is designed with a C-configuration around a courtyard and internal amenity spaces located on top of the retail base. Private rooftop terraced spaces will be provided at the 2 nd floor along the exterior of the building and within, and adjacent to the courtyard, as well at the 16 th floor. The courtyard is designed as a public space to be used by the building s occupants. In addition, a rooftop pool and lounge amenities will be located on the upper roof above the 22 nd floor. Building materials will consist primarily of buff colored brick with horizontal bands of cream colored cast stone highlighting transitions between various levels of the building. The base level of the building will be defined by a granite base where the building meets the finished grade and through the use of cream colored masonry units with glass curtain wall applications for the retail and residential amenity spaces. Through the incorporation of variation in building height and the subtle contrast in colors, the building presents definable base, shaft and crown elements. Steel rolling doors will be used for the garage and loading areas along 13 th Street South and South Elm Street, while aluminum louvers will be used to conceal ventilation systems on the building s façade. Proposed building from northeast Source: Applicant s final site plan, Sheet A01a Proposed building from southwest Source: Applicant s final site plan, Sheet A01c Penthouses containing mechanical equipment are located on each portion of the building s three elements. The penthouse located above the 22 nd floor of the tower located parallel to South Eads Street will contain a pool and amenity spaces that are designed to be used exclusively by residents of the building. The C-O-2.5 Zoning District permits penthouses, which do not count as a story for height calculations, to contain the following uses: elevators, mechanical and maintenance equipment, private clubs, auditoriums, meeting rooms and restaurants. As the uses proposed for this amenity level are permitted to be contained within a penthouse, this level does

14 Page 14 not count as a story. Regardless, the Pentagon City Phased Development Site Plan (PDSP) does limit the height of buildings. Specifically, Condition #54 of the Pentagon City PDSP states: At the time of final site plan, building heights of up to 22 stories for not more than four apartment and/or hotel buildings shall be considered, for the purpose of improving the overall design without increasing density. Though the proposed building will be the first 22 story apartment building in the Pentagon City PDSP area, there are four other apartment buildings (Metropolitan at Pentagon Row, Gramercy at Metropolitan Park, Millennium at Metropolitan Park, and Three Metropolitan Park) that have already been approved to exceed the 16 story limitation of the C-O-2.5 Zoning District. Condition #54, as stated above, permits four apartment buildings to exceed 16 stories but no more than 22 stories. The limitations of this condition have already been met. Therefore; and even though the Metropolitan Park Design Guidelines recommend that three buildings up to 22 stories can be constructed at Metropolitan Park, the proposed building cannot be considered at its proposed height without an amendment to the Pentagon City PDSP to expressly permit heights at Metropolitan Park consistent with the Metropolitan Park Design Guidelines. Grocery Store: A defining aspect of this building is the proposed Whole Foods grocery store that will occupy the majority of the ground level. Proposed as a 37,058 square foot, one-story grocery store, this retail use is designed with an orientation to 12 th Street South and South Eads Street. Parking for the grocery store will be provided on the G-1 level of the underground garage, which will be dedicated to use by customers and employees of the grocery store. Direct access between the G-1 garage level and the grocery store will be provided by way of a vestibule containing elevators and a stairway. Pedestrian access from the neighborhood will be provided from an entrance at the northeast corner of the building at the intersection between 12 th Street South and South Eads Street. Loading for the grocery store will be provided by a loading area on the south side of the building along 13 th Street South, which will be used exclusively by the grocery store. Unobstructed storefronts will be provided for the grocery store s frontage along 12 th Street South and South Eads Street, with the exception of the vestibule area along South Eads Street. Factors that influence the success and sustainability of grocery stores are accessibility, visibility, demographics, consumer demand and buying power, competition, and other factors. The site is strategically located between two Metro stations (Pentagon City and Crystal City), is well served by bus routes, and in the future will have a streetcar station located adjacent to the site near the intersection of 12 th Street South and South Eads Street. Additionally, the grocery store is proposed in a high visibility area on the southwest corner of the 12 th Street South/South Eads Street intersection and will have sufficient underground parking to serve the grocery use. These factors will allow the grocery store to serve the immediate vicinity by way of pedestrian and transit connections, as well as those that will access the store by private automobile through capturing pass-by trips or those residing outside of the neighborhood. As for service area, approximately 2,100 households are located within one-quarter mile of the site and another 3,100 housing units have been approved but not yet constructed. As such, a catchment area containing

15 Page 15 greater than 5,200 households will provide sufficient support for this store, not to mention the pass-by automobile trips that will provide additional customers to this grocery store. Arlington County is served by grocery stores in the locations shown below: Grocery Stores in Arlington County Source: Arlington County CPHD, Planning Division A Harris Teeter grocery store within the Pentagon Row development is located within one-half mile of the site and is the primary full-service grocery store in the vicinity of the subject site. A grocery store at this site will serve the Crystal City community, though considering the specialty nature of the Whole Foods brand, it is not expected that this store would prevent another type of grocery store from locating within Crystal City as redevelopment occurs. As there are no grocery stores located within the Crystal City Sector Plan Area, this proposed grocery store will provide an additional grocery shopping opportunity until a grocery store is provided within Crystal City, as is recommended by the Crystal City Sector Plan. Pentagon City PDSP: The Pentagon City Phased Development Site Plan (PDSP) (SP #105) was approved by the County Board on February 25, The original approval provided planning guidance for an approximately 116 acre area generally bound on the north by Army- Navy Drive, on the east by South Eads Street, on the south by South Hayes Street, and on the west by South Joyce Street. The Western Electric Company site (now Pentagon Center) was not included in this PDSP. Specifically, the Pentagon City PDSP provides planning goals and objectives for how these parcels could be redeveloped from their industrial status to a thriving mixed-use environment. The following graphic and table explain the parcels that comprise the Pentagon City PDSP and the density allocations per the approved PDSP conditions:

16 Page 16 Source: Arlington County CPHD, Planning Division Pentagon City PDSP Density Allotment As Approved Through July 11, 2009 Parcel Office Retail Hotel Residential Park (GFA) (GFA) (Units) (Units) Pentagon Row 300, (1A/2A) Pentagon City Mall 172,000 1,019, (1B/2B) Lincoln Park (1C) 1,078, PenPlace (1D) Parc Vista/Metropolitan (2C) Metropolitan Park (3) , , Virginia Highlands Park Park (4) Claridge House -- 2, Total 1,250,000 1,421,800 1,632 5,468 Park 1 Any of the 930 residential units allocated to Parcel 1D may be used on that parcel or on Parcel 3 2 Any of the 300 hotel units allocated to Parcel 3 may be used on that parcel or on Parcel 1D Each of the Pentagon City parcels has been almost completely built out according to their density allotment per the PDSP conditions. The exceptions to this are Parcel 1D (PenPlace) and Parcel 3 (Metropolitan Park). An amendment to the Pentagon City PDSP is under review, which focuses on the PenPlace parcel, with a primary focus on permitting additional density for this parcel and prescribing design guidelines for how this parcel can be developed. The Metropolitan Park parcel has been partly developed this final site plan proposes the construction of the fourth and fifth phases of this eight phase development program. As identified in the table above, the

17 Page 17 PenPlace and Metropolitan Park parcels are linked by way of a density allocation that allows 930 residential units from the PenPlace parcel to be used at Metropolitan Park and for 300 hotel units from the Metropolitan Park parcel to be used at PenPlace. This final site plan for Phases 4 and 5 of the Metropolitan Park development has no impact on the pending PenPlace PDSP amendment, as Metropolitan Park already has been allocated density per the PDSP conditions that conforms to the allotment identified in the Metropolitan Park Design Guidelines. The PenPlace PDSP amendment is seeking approval to permit a density allocation and a set of design guidelines to direct future development of the PenPlace parcel in a manner similar to that which has occurred with Metropolitan Park. An amendment to the Pentagon City PDSP is requested concurrently with this final site plan for the purpose of modifying Condition #54 to allow building heights to be considered in conformance with the recommendations of the Metropolitan Park Design Guidelines. Metropolitan Park Design Guidelines: The Metropolitan Park Design Guidelines were created in association with the first final site plan for the Metropolitan Park parcel, which was approved by the County Board in Since the time of approval of this first final site plan, two other final site plans have been approved with two of the buildings occupied and the third under construction. These design guidelines were used as reference for each of these final site plans as they provide the planning goals and objectives for how the entirety of the Metropolitan Park parcel should be developed. As the Pentagon City PDSP allocates 3,212 residential units and 100,000 square feet of retail space to this parcel, the Metropolitan Park Design Guidelines provide guidance of the pattern of development comprised of this amount of density. To date, 1,110 dwelling units and 35,769 square feet of retail space has been approved. As proposed, the applicant s proposed final site plan for Phases 4 and 5 will consume an additional 699 dwelling units and 41,679 square feet of retail space, which is consistent with the phasing identified in the Metropolitan Park Design Guidelines as is illustrated below: Phase Residential Units Permitted Residential Units Approved by FSP Metropolitan Park Density Allocation Retail Retail Approved Permitted by FSP (s.f.) (s.f.) , , , Total 3,212 1,809 1,403 remaining 699 proposed 41,679 proposed 100,000 77,448 22,552 remaining Hotel Units Permitted Hotel Units Approved by FSP 300 remaining The Metropolitan Park Design Guidelines is comprised of design principles derived from the companion Metropolitan Park Project Book. The elements of these guidelines address the following development issues for Metropolitan Park:

18 Page 18 Framework Plan: The Framework Plan establishes the preferred grid network of streets that define the buildings that will compose Metropolitan Park. This conceptual plan provides the guidance for the layout of buildings that are oriented around public open spaces and defined by a street network that creates distinct blocks. Additionally, maximum building heights are assigned which are further discussed in the Building Guidelines section. Metropolitan Park Conceptual Ground Level Plan Source: Metropolitan Park Design Guidelines Metropolitan Park Framework Plan Source: Metropolitan Park Design Guidelines Street Classification (including Circulation and Entrances): The Street Classification section of the Metropolitan Park Design Guidelines depicts the configuration of the preferred network of streets that are defined as primary, secondary and tertiary streets. Additionally, this section illustrates the preferred circulation routes and building entrances. Metropolitan Park Street Classification System Source: Metropolitan Park Design Guidelines

19 Page 19 Phasing: The Metropolitan Park Design Guidelines defines the phasing of development based upon individual blocks (phases), which includes the total number of residential units, open space improvements, and street construction that should occur with each phase. Metropolitan Park Framework Plan by Phase Source: Metropolitan Park Design Guidelines with staff annotations regarding phases Phase Residential Units Open Space Streets Park, approximately 0.31 acre Private courtyard amenity Elm St, adjacent segment; streetscape improvements on west side and street improvements to face of curb to face of curb 14 th St., adjacent segment. Right turn lane will be constructed with Phase Portion of central park, approximately 1.33 acre Park, approximately 0.29 acres Open space amenity, approximately 3,000 square feet Tertiary street serving residential entrance West Elm St. Alley on east side of park providing temporary access 13 th St., adjacent segment Elm St., adjacent segment 12 th Street, partial section of adjacent segment Tertiary street serving residential entrance 12 th Str., partial section of adjacent segment Tertiary street serving residential entrances N/A 13 th St. completion Park, approximately 0.56 acres East Elm St. replaces alley on east side of the park Tertiary street serving residential entrance N/A Portion of tertiary street serving residential entrance Open space amenity, approximately 10,000 square feet Completion of tertiary street serving residential entrances Elm St., adjacent segment: streetscape improvements on east side

20 Page 20 Street Sections: The Metropolitan Park Design Guidelines provides the typical sections of each of the streets that are to be constructed with the phases of development within Metropolitan Park. This includes internal streets, as well as those (12 th Street South, South Eads Street, 18 th Street South, and South Fern Street) that define the boundaries of the Metropolitan Park development. Open Space: As depicted in the Framework Plan, Metropolitan Park is to be provided with approximately two acres of public open space. The primary element of this open space network is the Central Green, though each phase is recommended to provide some aspect of open space that is connected visually and physically to this space. Metropolitan Park Landscape Plan Source: Metropolitan Park Design Guidelines Public Art: Public art is recommended by the Metropolitan Park Design Guidelines to be provided in certain locations throughout the Metropolitan Park development. Individual final site plans are expected to contribute to the achievement of the public art goals for the Metropolitan Park development. Metropolitan Park Public Art Plan Source: Metropolitan Park Design Guidelines

21 Page 21 Building Guidelines: The Metropolitan Park Design Guidelines provides recommendations for buildings based upon the following characteristics: height and massing, architectural elements, materials, retail characteristics, and signage. Metropolitan Park was designed to include three 22-story buildings that serve as anchors to the other buildings. All buildings are recommended to taper in height and provide variation and setbacks as they approach streets. Each building should be designed with definable base, shaft and crown building elements and incorporate building materials consisting primarily of masonry (brick) for the exterior with other masonry materials permitted as enhancing elements. Up to 100,000 square feet of ground-floor retail space is recommended to be provided within the Metropolitan Park development, with locations fronting on South Fern Street and 12 th Street South as the primary retail locations. General signage guidance is provided with the Metropolitan Park Design Guidelines, though signage is to be addressed with individual final site plan applications following this guidance. Landscape Guidelines: The Metropolitan Park Design Guidelines provides guidance about the design and construction of streetscape areas, as well as the selection of planting materials and the specifications for plantings overtop of structures. Proposed Revisions: The applicant proposes revisions to the Metropolitan Park Design Guidelines as they apply to phases 4 and 5, which is the subject of this final site plan application. Specifically, the applicant proposes to combine phases 4 and 5, reorient the buildings with the 22-story portion of the building oriented parallel to South Eads Street, and to eliminate 12 th Road South and an at-grade public open space. These issues are described elsewhere in this report and illustrated in the proposed revisions to the Framework Plan and the Conceptual Ground Level Plan depicted below: Metropolitan Park Framework Plan Source: Metropolitan Park Design Guidelines, as revised by Applicant Metropolitan Park Conceptual Ground Level Plan Source: Metropolitan Park Design Guidelines, as revised by Applicant Sustainable Design: The applicant has designed the building to achieve a LEED Certified level of certification (LEED 2009 for New Construction and Major Renovation).

22 Page 22 Transportation: The Metropolitan Park project is located in Pentagon City, which is wellserved by regional roadways, a wide range of transit options, an increasing network of bike facilities, and a local street network that continues to be expanded with planned development of the area s super blocks. A robust multi-modal transportation network provides residents, employees, and shoppers in the area multiple options for traveling to, from, and within the area without using a car. The effectiveness of the multi-modal network is demonstrated in employee journey-to-work data. The data reveals that only 41% of employees in Crystal City/Pentagon City drive alone to work on a daily basis, with 59% walking, biking, carpooling or using transit to get to work. Census data also shows that 20.5% of the households in Pentagon City live car free, (on average 10.8% of Arlington households are car free) demonstrating that the area is accessible without owning a car. Trip Generation: A Traffic Impact Analysis (TIA) submitted by the applicant, prepared by Gorove/Slade Associates, Inc., dated July 13, 2012 assessed the impacts of the proposed development on the surrounding roadway network, with supplemental analysis documented in a Technical Memorandum dated February 19, The analysis estimated that at build-out of the site including a 40,000 square foot grocery store and 699 residential units, the site would generate approximately 188 AM and 333 PM new peak hour vehicle trips (assuming 50% of the grocery trips and 60% of the residential trips are not made using a vehicle). The mode spit assumptions used in the TIA are based on exiting travel patterns for residential and retail uses within the Jefferson Davis Corridor. However, using a more conservative estimate for the mode split for the grocery store use (25% non-auto use for grocery trips), the supplemental analysis estimated that 216 AM and 385 PM new peak hour vehicle trips would be generated. The TIA showed that, at full build-out of the proposed development, all of the intersections within the study area would operate at level of service D or better. The supplemental analysis showed that even with a higher grocery store automobile use that the network would continue to operate at acceptable levels of service, with few movements experiencing a change in the level of service. The signalized intersections studied included: 12 th Street South and South Eads Street 12 th Street South and South Fern Street 15 th Street South and South Eads Street 15 th Street South and South Fern Street The supplemental analysis also looked at 1) potential lane configuration options for South Eads Street that would also allow on-street bike lanes; and 2) lane configurations for 12 th Street South that would combine the left-turn and through lanes into a single shared through, right, left turn lanes. Staff continues to review this supplemental analysis. Streets: The Metropolitan Park 4/5 site consists of the following street frontages:, 12 th Street South, South Eads Street, 13 th Street South (proposed) and South Elm Street (to be constructed with Metropolitan Park 3). The Master Transportation Plan (MTP) classifies these streets as

23 Page 23 follows: South Eads Street as a Type B Arterial (Primary Urban Mixed-Use); 12 th Street South as a non-arterial street and planned as a portion of the County s Primary Transit Network to support dedicated transit as part of the Crystal City/Potomac Yards transit improvements; South Elm Street and 13 th Street South as Non-Arterial Urban Center Local Streets. Arterial streets and interstates in the vicinity of the site include U.S. Route 1, Crystal Drive, Army Navy Drive, and Interstate 395. A number of new internal streets are proposed for the Metropolitan Park project, which are designed to help break up the development into definable blocks. The Metropolitan Park Design Guidelines recommend a phasing plan for the build out of the new internal streets to be provided on the interior portion of the Metropolitan Park development. In addition to the streets proposed with the project, the Metropolitan Park Design Guidelines identify the construction of a new local service tertiary roadway (12 th Road South) off South Elm Street between the Metropolitan Park Blocks 4 and 5. The project proposes consolidating two blocks (Phases4 and 5) to create a larger floor plate at the ground floor to support a grocery store. This would require a deviation from the Metropolitan Park Design Guidelines, as well as requiring an amendment to the MTP to remove this street (12 th Road South) from the MTP Map. The tertiary street (12 th Road South) identified on the MTP Map that is recommended to be provided between the Phase 4 and 5 buildings per the Metropolitan Park Design Guidelines is shown below: Arlington County Master Transportation Plan Map Sidewalks: The project proposes to construct new sidewalks with the build-out of the new street grid. As proposed, 12 th Street South will be a major multi-modal hub of activity with a varying sidewalk width between 20-feet and 23-feet 8-inches. The sidewalk along Elm Street is proposed to be a minimum of 18-feet, including a 10-foot clear walkway. The sidewalk on 13 th Street South is proposed with a 16.5-foot section including 5-foot wide tree pits and a 10 foot minimum clear sidewalk. The sidewalk on South Eads Street is proposed to be in excess of 34- feet wide. The proposed sidewalk widths are generally consistent with the Metropolitan Park

24 Page 24 Design Guidelines with the exception of the sidewalks along South Elm Street and 13 th Street South which are both shown 20-feet wide sidewalks. Public Transit: The project site is conveniently located between the Pentagon City and Crystal City Metrorail stations. Both stations are within walking distance of the site; the Pentagon City station is the nearest to the site and is located one block west of the site along 12 th Street South. The site is also served by existing Arlington Transit (ART) and Metrobus bus routes, which are focused on 15 th Street South and South Eads Street. Located adjacent to the site, 12 th Street South is identified as part of Arlington County s Primary Transit network. With the full build out of 12 th Street South, completing the missing link between South Eads Street and South Fern Street, the street is planned to support dedicated transit lanes to provide high frequency transit service between Pentagon City and Potomac Yards. The proposed ultimate cross section for 12 th Street South will provide a 72-foot cross section including on-street parking and support either a streetcar/light rail or a bus rapid transit system. Parking: In accordance with Section 33 of the Zoning Ordinance, the building proposed by this site plan is required to provide 891 parking spaces (724 residential and 167 retail), though Pentagon City PDSP Condition #37, which supersedes the Zoning Ordinance requirement, requires that 933 parking spaces (724 residential and 209 retail) be provided. The applicant proposes to provide 882 parking spaces (696 residential and 186 retail) within the four level underground parking garage. As proposed, the entirety of the uppermost level of the parking garage (G-1 level) will be reserved entirely for use by the grocery store and other retail tenants, while the other levels will be reserved for use by residential tenants. Access to the parking garage will be provided by an entrance from the east side of South Elm Street that will divert traffic between the two uses at the bottom of the entrance ramp. To permit the parking composition as proposed by the applicant, the following modifications of Zoning Ordinance provisions have been requested: increase the compact parking ratio to an amount greater than 15% of the total number of parking spaces (18.5% requested for the residential component); and reduce the residential parking ratio to an amount less than 1 parking space per dwelling unit (.99 parking spaces per dwelling unit requested). Loading: Loading for the building is proposed in two separate locations, to serve the residential and retail area in the northwest corner of the building and the grocery and retail space in the southeast corner of the building. The residential and northwest retail space loading bay is proposed to be located on the east side of South Elm Street and will include space for two (sideby-side) 12 foot by 50 foot vehicles and another bay to accommodate a 12 by 25 foot truck to be used for refuse removal purposes. Loading for the grocery store and southeast retail space is proposed to be located on the north side of 13 th Street South and will include space for two angled (side-by-side) 12 foot by 65 foot loading vehicles and a separate bay to accommodate refuse removal services. In accordance with Section 33.C.5.b of the Zoning Ordinance, six loading spaces are required (two for the retail area and four for the residential units). The applicant requests approval of a modification of this section of the Zoning Ordinance to permit three loading spaces to accommodate the residential use of the building.

25 Page 25 Bicycle Access: On-street bicycle lanes are provided on 15 th Street South and connect Crystal Drive and South Joyce Street. In addition, Arlington County is working to improve bicycle facilities along Army Navy Drive with a dedicated cycle track. DISCUSSION Modification of Use Regulations: The following modifications of Zoning Ordinance requirements are requested with the subject site plan proposal: Parking o Compact ratio increase (Zoning Ordinance Section 33.A.7) o Residential parking ratio reduction (Zoning Ordinance Section 33.C.4.b(2)) o Loading space decrease for the residential portion of the building (Zoning Ordinance Section 33.C.5.b) Density exclusions for retail uses, mechanical shafts, and amenity spaces Setbacks less than 50 feet from centerline of adjacent streets and 25 feet from right-ofway of adjacent streets (Zoning Ordinance Section 32.D.1.d) Issues: The following are preliminary issues identified by staff: Site Design Conformance with the Metropolitan Park Design Guidelines o One building rather than two buildings o Elimination of open space at grade o Elimination of pedestrian connection through block to South Eads Street Loading impacts on 13 th Street South and South Elm Street Streetscapes 12 th Street South activation Building Design Conformance with the Metropolitan Park Design Guidelines o Orientation of 22-story building height along South Eads Street rather than 13 th Street South o Retail space in southeast portion of building Grocery store impact on building design and development program Building height (Pentagon City PDSP amendment necessary) Building articulation Street level retail activation of 12 th Street South and South Eads Street Requested building density exclusions Transportation Elimination of 12 th Road South (MTP amendment necessary) Status of 12 th Street South full section construction Parking space modifications

26 Page 26 Sustainable Design Minimal LEED certification and sustainable design commitments SPRC Neighborhood Members: Jim Oliver Aurora Highlands Civic Association Arthur Fox Arlington Ridge Civic Association Paula Garner Christer Ahl Arlington Ridge Civic Association Crystal Park Condominium Judy Freshman Crystal City Resident Community Alberto Donoso Kettler Wanda Reyna Bella Vista Condominium Interested Parties: Rob Mandle Dennis Vrem Kathryn Buck Nancy Swain Molly Watson Scott Wierzvankowski Robert Platt Planning Commissioners Chairing This Item: Inta Malis Karen Kumm Crystal City Business Improvement District Bella Vista Condominium Arlington Ridge Civic Association Arlington Ridge Civic Association Arlington Ridge Civic Association Arlington Ridge Civic Association Arlington Ridge Civic Association Staff Members: Aaron Shriber CPHD Planning (703) Robert Gibson DES Transportation (703)

27 AGENDA: First Meeting December 20, 2012 Page 27 1) Informational Presentation a) Overview of Site Plan Proposal and Adopted Planning Documents (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) Requested bonus density, height, etc. ii) 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 AGENDA: Second Meeting April 1, 2013 I T E M 2 (RPC# , -011, and -015) 4) Informational Presentation a) Presentation of Revised Site Plan Proposal (Applicant) b) Staff Comments (Staff) 5) Review of Revised Proposal a) Land Use & Zoning i) Relationship of site to GLUP, sector plans, etc. (1) East Falls Church Area Plan recommendations ii) Relationship of project to zoning (1) Requested bonus density, height, etc. 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

28 Page 28 vi) Compliance with adopted planning documents 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 Score vi) Accessibility vii) Historic Preservation b) Retail Spaces 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 7) Open Space (time permitting) a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Preservation of historic features d) Compliance with existing planning documents and policies e) Landscape plan (incl. tree preservation) AGENDA: Third Meeting Tentatively Scheduled for April 25, ) 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.)

29 Page 29 9) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 10) Construction issues a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison Site Location: The 74,360 square-foot site is located in East Falls Church on the block bounded by Lee Highway to the east, Fairfax Drive and I-66 to the north, the County boundary with the City of Falls Church to the south, and N. Little Falls Road to the west. Applicant Information: Applicant: Shreve Apartments, LLC 1925 Isaac Newton Square East, Suite 110 Reston, VA Mark Silverwood/Brad Mowbray (703) Engineer: VIKA 8180 Greensboro Drive, Suite 200 McLean, VA Jeff Kreps (703) Traffic Consultant: Wells & Associates, LLC 1420 Spring Hill Road, Suite 600 McLean, VA Michael R. Pinkoske (703) Attorney: Walsh, Colucci, Lubeley, Emrich & Walsh, P.C Clarendon Blvd., Suite 1300 Arlington, VA Nan E. Walsh (703) Landscape Architect: Studio Grovedale Drive, Suite 100-A Alexandria, VA David Lesiuk (703) Architect: The KTGY Group, Inc Westwood Center Drive, Suite 300 Vienna, VA Rohit Anand, AIA, NCARB ( LEED Consultant: SDKeppler, Ltd. 51 Monroe Street, Suite 402 Rockville, MD Rachel H. Sowards, LEED, AP (240) BACKGROUND: The following provides additional information about the site and location: Site: The 74,360 square-foot (1.71 acre) site is located in East Falls Church on the block bounded by Lee Highway to the east, Fairfax Drive and I-66 to the North, the County boundary with the City of Falls Church to the south, and N. Little Falls Road to the west. The surrounding land uses are as follows:

30 Page 30 To the north: To the west: To the east: Immediately adjacent, Washington and Old Dominion Trail (W&OD Trail). The property is designated Public on the General Land Use Plan (GLUP) and is zoned CM and M-1. Immediately adjacent, Fire Station #6 which is owned by the City of Falls Church and jointly operated with the Arlington County Fire Department. The property is designated Public on the GLUP and is zoned S-3A. Immediately adjacent, Suburban Animal Hospital and Don Pool Mercedes-Benz Specialists. The properties are designated Low Office-Apartment-Hotel on the GLUP and zoned CM. Across Lee Highway, Econo Lodge, La Cote D Or Café, and the WestLee condominium building. The properties are designated Low Office-Apartment -Hotel on the GLUP and are zoned CM and C-O-1.5. To the south: Immediately adjacent, a driveway owned by the Falls Church Volunteer Fire Department which serves Fire Station #6, the subject site and the Don Pool Mercedes- Benz site. The property is designated as Low Office-Apartment-Hotel on the GLUP and zoned C-O-1.5. Immediately adjacent south of the driveway property, the County line with the City of Falls Church and Four Mile Run. Zoning: CM Limited Industrial Districts and M-1 Light Industrial Districts General Land Use Plan Designation: Low Office-Apartment-Hotel (Up to 1.5 FAR, 72 units/acre apartments, and 110 units/acre hotel) Neighborhood: The site is located within the Arlington-East Falls Church Civic Association. Existing Development: The 74,360 square-foot site is currently developed with a one-story office building on Lee Highway and several smaller buildings and tanks used for the Petro oil and heating company.

31 Page 31 Development Potential: The following provides a summary of the site s by-right and C-O- 1.5 site plan maximum development potential. Site Area: 74,360 Density Allowed/Typical Use Maximum Development sq. ft. CM By-Right Limited industrial and commercial: 1.5 FAR 111,540 s.f. M-1 By-Right Limited industrial and commercial: 1.5 FAR 111,540 s.f. Proposed Zoning: C-O-1.5 By-Right One-family Dwellings: 6,000 s.f./lot; or Office uses only at 0.6 FAR Aerial View of Site 12 one-family dwellings; 44,616 s.f. Proposed Zoning: C-O-1.5 Site Plan Commercial/office/institutional: max 1.5 FAR; Apartments at max 72 units/acre; Hotel at 110 units/acre 111,540 s.f. 123 apartment units 188 hotel units Proposed Development: Since the December 20, 2012 SPRC meeting, the applicant has revised the proposal, reducing the retail area, the number of units, and the height. The following table sets forth the revised, preliminary statistical summary for the proposed site plan. SITE AREA Density Residential Density Base number of units Affordable Housing (25%) LEED Silver Bonus (up to 0.2/.15 FAR) Other Bonus acres (74,360 sq. ft.) units units 30 units 16 units units

32 Page 32 Retail Density 1,449 12,719 sq. ft. ( FAR) C-O-1.5 Max. Permitted Residential Density 72 units/acre C-O-1.5 Max. Permitted Commercial Density 1.5 FAR Building Height Average Site Elevation feet Main Roof Elevation feet Main Roof Height feet Penthouse Roof Elevation feet Penthouse Height feet Number of Stories 5 6 stories plus 2 3 below-grade parking levels C-O-1.5 Max. Permitted Bldg. Height (Site Plan) 10 stories Parking Total Number of Spaces Residential Parking Spaces Standard Spaces Compact Spaces Handicap Spaces 5 6 Residential Parking Ratio sp/unit Retail Parking Spaces 5 49 Standard Spaces 4 47 Compact Spaces 0 Handicap Spaces 1 2 Retail Parking Ratio 1 sp/ s.f. retail GFA Other (Fire Station #6 Parking Spaces) 3 36 Standard Spaces 36 Compact Spaces 0 Handicap Spaces 0 C-O-1.5 Required Residential Parking Ratio sp/unit for first 200 units; 1 sp/unit for additional units ( spaces) Site Plan Required Retail Parking Ratio 1 sp/580 s.f. (3 22 spaces) LEED Silver LEED Score 50 1 Applicant proposes additional bonus density for a contribution towards open space. Applicant proposes additional bonus density that is equivalent to a sixth floor for the provision of a grocery store as recommended in the East Falls Church Area Plan. 2 Applicant requests density exemption for all retail GFA. 3 Applicant proposes to provide 36 spaces for use by Fire Station #6. This would replace 23 parking spaces for Fire Station #6 that are currently located in the adjacent access driveway owned by the Falls Church Volunteer Fire Department and provide an additional 13 spaces. Density and Uses: The subject site is proposed to be rezoned from CM and M-1 to C-O The Low Office-Apartment-Hotel GLUP designation recommends, and the C-O-1.5 zoning district permits by site plan, retail/commercial/office development up to 1.5 FAR;

33 Page 33 apartment dwellings up to 72 units per acre; and hotel units up to 110 units per acre. Site area shall not be counted twice in allocating the permitted total density. The revised proposal for redevelopment of the site includes 180 dwelling units and 1,449 square feet of ground floor retail. The residential building is proposed to have 10 studios, 109 onebedroom units, and 61 two-bedroom units. The applicant requests bonus density for LEED Silver Certification, the provision of on-site affordable housing units, and a contribution towards open space improvements which the County Board may grant in consideration of a site plan per Section 36.H of the Zoning Ordinance. Staff is currently reviewing the revised density proposal. The following is a summary of the requested bonus density on the site: Base Density LEED Silver Certification Bonus (.15 FAR retail/.20 FAR residential) 1 Affordable Housing Bonus (25%) 1 Additional Bonus Density Total Density 1 Units yielded based on an average unit size of 924 square feet. 121 units 16 units 30 units 13 units 180 units Site and Design: The applicant proposes to redevelop the subject site with a five-story, mixeduse building. The 73,360 square-foot subject site is irregularly shaped, with limited street frontage of approximately 106 feet on Lee Highway. The majority of the site does not have direct street frontage and is set back from Lee Highway an additional 110 to 135 feet behind the Suburban Animal Hospital and Don Pool Mercedes-Benz Specialists properties. The ground floor of the building along Lee Highway would contain the proposed retail space, the main entrance to the residential building, and an access driveway to the building s at-grade parking and garage. Approximately 25 feet of the frontage would be dedicated to the retail space and approximately View of proposed building from Lee Highway 25 feet would be used for the building lobby. The building would be set back 10-7 from the northeast property line, allowing space for potential café seating and direct access from the W&OD Trail. The retail space would wrap the northeast corner of the site, and approximately 55 feet of frontage adjacent to the W&OD Trail is proposed to have transparent treatment. A secondary garage entrance and loading access are proposed to be located at the southwest edge of the site, with access from an existing easement on the adjacent property owned by the Falls Church Volunteer Fire Department. The remainder of the ground floor would contain residential units, amenity space,

34 Page 34 and bicycle storage. Subject to discussions with the Northern Virginia Regional Park Authority, the applicant also proposes to provide direct access for bicycles and pedestrians from the adjacent W&OD Trail on the northeast side of the building. Ground floor plan The proposed building would be comprised of a concrete podium at the two levels of belowgrade parking and at the ground floor and wood construction at the four stories of apartment units above. On the ground floor, there would be a landscaped central courtyard with a pool and other amenities for the apartment tenants. The primary building material is brick, with varying colors and patterns used to break up the horizontal massing of the building. Glass, metal panel, awnings, and canopies are also proposed as accents and to define the main entries to the building. The applicant has proposed to utilize design queues from the existing Shreve Oil building in windows and potential signage on the building. Railroad Siding Along the W&OD Trail: A former elevated railroad siding that once served the Washington & Old Dominion Railroad is located partially on the subject site and partially on the adjacent W&OD Trail. Preservation of the siding was recommended as part of the East Falls Church Area Plan. In addition, the railroad siding has been nominated for Local Historic District designation, and staff estimates that the nomination will go before the Historical Affairs and Landmark Review Board later this year. The applicant is proposing to the preserve the siding as part of the development proposal and is currently discussing potential preservation measures, landscaping improvements, and historic signage with staff and the Northern Virginia Regional

35 Page 35 Park Authority (NVRPA) who has jurisdiction over the W&OD Trail. The proposed residential building is proposed to be set back approximately 10 feet from the railroad siding. The revised plan would locate five parking spaces between some of the existing concrete bays. LEED: The applicant proposes that the building would be certified as LEED Silver. The applicant requests.15 FAR bonus density for the commercial portion of the building and.20 FAR bonus for the residential portion of the building for a total bonus of 16 units. Staff is currently evaluating the LEED Silver proposal. TRANSPORTATION: The subject site is located in the East Falls Church area of Arlington County, south of the I-66 interchange, and south of the Lee Highway intersections with Washington Boulevard and Fairfax Drive. Lee Highway (U.S. 29) is a four-lane principal arterial in the vicinity of the site. In the immediate vicinity of the site, Lee Highway meets North Westmoreland Street, a two-lane collector, at a T-intersection. The Master Transportation Plan (MTP) classifies this portion of Lee Highway as a Type B Primarily Urban Mixed-Use arterial. North Westmoreland Street is classified as a neighborhood street. Trip Generation: Wells & Associates prepared a traffic impact analysis (TIA) dated June 8, 2012, and revised March 15, 2013, assuming a redevelopment plan for the site including a 180-unit apartment complex above a 2,000 square-foot grocery store. Relative to the existing vehicle trips at the site, the project is estimated to produce 84 new a.m. peak trips and 126 new p.m. peak trips (net). The TIA analyzed six relevant signalized and unsignalized intersections within close proximity of the site: Lee Highway (US 29) and Washington Boulevard Lee Highway (US 29) and Fairfax Drive Lee Highway (US 29) and Westmoreland Street Lee Highway (US 29) and fire station driveway, paired with North Washington Street and North Gresham Street (in Falls Church) North Washington Street and Jefferson Street (in Falls Church) North Washington Street and Columbia Street (in Falls Church) Arlington County transportation division staff is currently reviewing the revised TIA. Further analysis of the TIA will be provided after this review is complete. Streets and Sidewalks: The applicant will set its proposed building back from the current curb line of Lee Highway by approximately 13.5 to accommodate future widening of Lee Highway, as recommended in the East Falls Church Area Plan (April 2011). The applicant is also proposing improvements to the sidewalk on Lee Highway in the vicinity of the project, widening it to current County standards. The subject application does not include full consolidation of the block as was recommended in the East Falls Church Area Plan. Therefore, a full widening of the Lee Highway cannot be achieved at this time. Lee Highway: In its existing state, the width of Lee Highway varies in the immediate vicinity of the site. Northeast of the North Westmoreland Street intersection, it is comprised of a 57.5 travel

36 Page 36 way, including two eastbound travel lanes of 12 each, and two westbound travel lanes of 13.5 and 11. There is a striped center median of approximately 3.9, which becomes a turn lane of approximately 7.5 at intersections. Southwest of the North Westmoreland Street intersection, the travel way narrows to 52. There are two eastbound travel lanes of 11.3 and 10.7, and two westbound lanes of 14.7 and 11.5, with a 3.8 striped center median. The applicant proposes no changes to the Lee Highway roadway section, but its project would accommodate future widening of the roadway. Northeast of North Westmoreland Street, a 14 sidewalk 8 clear sidewalk with 6 tree pits is proposed for the north side of Lee Highway, as well as an additional 13.5 feet of sidewalk width nearer to the existing curb line, for a total of 27.5 of sidewalk width along the building s frontage (until widening of Lee Highway occurs). No changes are proposed to the sidewalk on the south side of Lee Highway. Since the applicant does not own the animal hospital and automobile repair sites, the existing 4-5 clear sidewalk would remain as is in front of those sites for approximately 220. The applicant also proposes provide a 23 curb cut along the Lee Highway front for access to the development s at-grade parking spaces and garage. North Westmoreland Street: North Westmoreland Street dead-ends at Lee Highway in a signalized T-intersection. Its 35 travel way includes two 10.5 travel lanes, and parking on both sides of the street; sidewalks on the west side of the street are 17, and vary from 6 to 15 on the east side. A curb nub at the T-intersection reduces the width of North Westmoreland Street to 30. No changes are proposed to the street or sidewalk on North Westmoreland Street. Secondary Building Access Drive: The applicant has an existing easement for use of the adjacent driveway owned by the Falls Church Volunteer Fire Department. The driveway, which is located adjacent to the subject site s southwest property line, is primarily used by Fire Station #6 staff and visitors, including access for fire vehicles responding to an emergency. The driveway intersects in a T with Lee Highway; the signal at the intersection is activated only for emergency calls. The existing roadway section is 66 from curb to curb, and it includes two 12 travel lanes separated from diagonal parking for the fire station (15 ) by a 5.5 striped median. Beyond the parking lane is a 22 travel lane, for fire access. The applicant s easement is 21-6 wide. The applicant proposes to utilize the existing 21-6 easement as access to the building s loading dock and secondary garage entry. No improvements are proposed to the access drive. Summaries of the street and sidewalk configurations are provided in the table below: LEE HIGHWAY NORTHEAST OF WESTMORELAND Existing Street Existing Clear Sidewalk (north) Existing Total Sidewalk (north) Proposed Street Proposed Clear Sidewalk (north) Proposed Total Sidewalk (north) LEE HIGHWAY SOUTHWEST OF WESTMORELAND Existing Street Existing Clear Sidewalk Existing Total Sidewalk

37 Page 37 (north) (north) Proposed Street Proposed Clear Sidewalk (north) Proposed Total Sidewalk (north) NORTH WESTMORELAND STREET Existing Street Existing Clear Sidewalk Existing Total Sidewalk 35 varies, 6 to 17 varies, 6 to 17 Proposed Street Proposed Clear Sidewalk Proposed Total Sidewalk 35 varies, 6 to 17 varies, 6 to 17 FIRE STATION/BUILDING ACCESS DRIVE Existing Street Existing Clear Sidewalk Existing Total Sidewalk 66 none None Proposed Street Proposed Clear Sidewalk Proposed Total Sidewalk 58 5 (east side only) 5 (east side only) Parking, Loading, and Access: Parking: The proposed development would include nine at-grade parking spaces, with four spaces located adjacent to the residential building and designated for leasing/short-term parking and five retail spaces located adjacent to the historic railroad siding. There would also be 219 parking spaces in a two-level, below-grade garage. Entry and egress for the parking garage would be provided from two points, a 23-foot driveway from Lee Highway and the 21-6 access easement on the fire station driveway. The 180 residential units will be served by 223 parking spaces, an average parking ratio of 1.23 spaces per unit. Per Section 33 of the Zoning Ordinance, the minimum parking requirement would be 203 spaces. Thirty of these spaces, or 13.4%, would be for compact cars. Five parking spaces are provided for the 1,449 s.f. of retail space, for a parking ratio of 1 space per 289 square foot. If the standard site plan ratio of 1 space per 580 s.f. is used, the applicant would be required to provide a minimum of 3 spaces. Loading: A one-bay loading dock would be provided adjacent to the parking entry/exit at the southwest end of the site, accessed by the existing easement. The loading bay would be connected to the trash area through the internal residential corridor. The loading bay does not have direct access to the retail space. The applicant has provided updated turning movements to demonstrate how trucks would enter the access drive, fulfill loading/unloading service, and exit the access drive. Staff is currently reviewing this information. Pedestrian Access: For the retail portion of the proposed project, there would be a pedestrian entry at the building s northeastern edge, fronting Lee Highway. The main residential lobby is also located on the Lee Highway frontage and directly accessible from the public sidewalk. The applicant has also proposed secondary bicycle/pedestrian paths to the building from the W&OD Trail. The nearest pedestrian crosswalks on Lee Highway are at North Westmoreland Street (a diagonal crosswalk from the west side of Westmoreland) and at Fairfax Drive.

38 Page 38 Transit: The project area is reasonably well served by transit; the East Falls Church Metrorail station is approximately one-half mile east of the site. Pedestrian and bicycle access to the station is most directly provided via the W&OD Trail and 19 th Road North, or via Westmoreland Street North and North 19 th Street. Metrobus serves the site along Lee Highway, with Routes 2A, 2B, 2C, 2G, 3A, 3B, and 26E. Bus service is also provided to the East Falls Church Metrorail station via Metrobus 24T and ART routes 52 and 53. Bicycling: The W&OD Trail, immediately adjacent to the site, provides access to a large number of northern Virginia destinations and is a heavily used bicycle commuter route and recreation trail. The trail crosses Lee Highway at the off-ramp from I-66 (eastbound), and is an area of conflict between bicyclists and vehicles turning westbound onto Lee Highway, an already heavily congested route. The applicant shows two points of connection from its proposed building to the W & OD Trail. One connection is from the trail to the retail frontage. A second connects the building s parking area and continues around the building s back to the bicycle storage room on the southwest side of the building. DISCUSSION Modification of Use Regulations: The applicant requests the following modifications to Zoning Ordinance requirements: Density exclusions for retail, totaling 12,719 sq. ft.; and Bonus density for LEED Silver Certification, provision of on-site affordable housing units, and a contribution towards open space. Adopted Plans and Policies: The General Land Use Plan (GLUP), the East Falls Church Area Plan, and Section 23A (the C-O-1.5 regulations) of the Zoning Ordinance guide development on this site. General Land Use Plan and Zoning: The GLUP designation is Low Office-Apartment-Hotel. The subject site is proposed to be rezoned from CM and M-1 to C-O-1.5. East Falls Church Area Plan: On April 16, 2011 the County Board adopted the East Falls Church Area Plan and designated this area as the East Falls Church Neighborhood Center District on the General Land Use Plan. The vision for East Falls Church is to create an inviting, walkable Neighborhood Center that will serve as an economic and social hub where people can live, work and shop near transit and to preserve and protect the nearby existing single-family residential areas. The plan recommends that the majority of the area remain residential while allowing new mid-rise (generally 4-9 stories) development along the Lee Highway corridor and at the East Falls Church Metro Station. The new development would include public spaces, neighborhood serving retail, and improved streetscapes and bicycle connections that would balance the automobile traffic with other transportation modes. Development within the

39 Page 39 Neighborhood Center is envisioned to occur within three nodes: the Transit Mixed-Use Area, the Neighborhood Transition Area, and the Gateway Mixed-Use Area. Plan Goals: The major goals of the East Falls Church Area Plan include: Preserve adjacent single-family neighborhoods; Ensure that new buildings are compatible with and transition appropriately to adjacent single family neighborhoods; Provide a balance among residential, office, retail and hotel uses within the new Neighborhood Center; Ensure that, with new development, the needs of low to moderate income families are met through a variety of measures, including the provision of on-site affordable units and a mix of housing options; Incorporate sustainable and green building principles and quality architectural design in the development of new buildings and open spaces; Mitigate potential traffic impacts and expand travel choice; Enhance transit access and facilities to meet the future needs of East Falls Church; and Improve bicycle and pedestrian connections in and through the area. Site Specific Guidance: The subject site is within the Gateway Mixed-Use Area. The plan encourages full consolidation of the parcels fronting Lee Highway between Fairfax Drive and the County line (Sites A and B on the map at the right). Some of the specific elements identified for redevelopment of this site include: Enhanced streetscape along the Lee Highway frontage is required. Development should be consistent with the massing provisions set forth in the Design Guidelines section of the Plan. Gateway Mixed-Use Area Illustrative Plan, East Falls Church Area Plan