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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: TIME: PLACE: Monday, May 18, :00 10:00 p.m Clarendon Boulevard Conference Room 311 Arlington, VA SPRC STAFF COORDINATOR: Samia Byrd, Item 1. Item 2. Clarendon West (Red Top Cab) (SP #438) (RPC#s , -008, -011, -012, -013, -014, -016, -017, -018, -019, , -020, -010, -011, -012, -021, -022, -024, , ) Planning Commission and County Board meetings to be determined. Aaron Shriber (CPHD Staff) SP # Glebe Road (672 Flats) (RPC# ; -012; -013; -014; -016; -017) Scheduled to be heard no earlier than the June, 2015 PC and CB meetings. Matthew W. Pfeiffer (CPHD Staff) 7:00pm 8:25pm 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

2 Page 2 I T E M 1 Clarendon West (Red Top Cab) (SP #438) (RPC#s , -008, -011, -012, -013, -014, -016, -017, -018, -019, , -020, -010, -011, -012, -021, -022, -024, , ) SPRC #1: May 2, ) Walking Tour of Site SPRC #2: May 18, ) Informational Presentations a) Overview of Site Plan Proposal (Staff) i) Land Use & Zoning (1) Relationship of site to GLUP, sector plans, etc. (a) Requested changes (if any) (b) Justification for requested changes (if any) (2) Relationship of project to existing zoning (a) Special site designations (historic district, etc.) (b) Requested bonus density, height, etc. (c) Requested modification of use regulations (d) Requested Zoning Ordinance amendment b) Presentation of Site Plan Proposal (Applicant) SPRC #3: June 18, ) Site Design and Characteristics (Applicant) 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 (Applicant) a) Design Issues i) Building form (height, massing, tapering, setbacks) ii) Facade treatments, materials, fenestration iii) Roof line/penthouse form and materials/rooftop uses 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

3 Page 3 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 #4: July 16, ) Transportation (Applicant) 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 (Applicant) 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 (Staff) a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 8) Construction issues (Applicant) i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison Site Location: The site plan area is located at the west end of Clarendon and is comprised of two compositions of parcels: 1) the block bounded by Washington Boulevard, 13 th Street N., and N. Irving Street (the West Block ); and 2) the block bound by N. Irving Street, 13 th Street N., N. Hudson Street, and

4 Page 4 Applicant Information: an alley located behind retail establishments along Wilson Boulevard (the East Block ). Applicant The Shooshan Company, LLC 4075 Wilson Boulevard Suite 440 Arlington, VA Brian Scull bscull@shooshancompany.com Engineer Bowman Consulting 3863 Centerview Drive Suite 300 Chantilly, VA John Lutostanski jlutostanski@bowmanconsulting.com Trafic Engineer Gorove/Slade Associates 1140 Connecticut Avenue, NW Washington, DC Dan VanPelt dan.vanpelt@goroveslade.com Attorney Bean, Kinney, Kormen 2300 Wilson Boulevard 7th Floor Arlington, VA Jonathan Kinney, Esq. jkinney@beankinney.com Landscape Architect Parker Rodriguez Inc. 101 N. Union St. Suite 320 Alexandria, VA Trine Rodriguez trodriguez@parkerrodriguez.com Architect WDG Architecture, PLLC 1025 Connecticut Ave, NW Suite 300 Washington, DC George Dove gdove@wdgarch.com LEED Consultant Paladino and Company 51 Monroe Street Suite 402 Rockville, MD Alicia Cushman aliciac@paladinoandco.com BACKGROUND: The Shooshan Company (the Applicant ) proposes to redevelop the Red Top Cab properties located in the west end of Clarendon with three residential buildings. The proposed site plan is comprised of two distinct areas, along with portions of 13 th Street N. and N. Ivy Street that the Applicant requests to be vacated, for a total site plan area of 154,412 square feet (3.54 acres). The site plan proposes to develop three residential buildings consisting of a total of 584 multi-family dwelling units and 1,295 square feet of retail space. The total proposed density for the project is 3.74 floor area ratio (FAR). The following provides additional information about the site and location: Site: The 3.54 acre (154,412 square feet) site is located within the Clarendon Revitalization District and is defined as two separate compositions of parcels (referred to as the East Block and West Block ) located between 13 th Street N. and Washington Boulevard. The East and West blocks primarily operate as the operational headquarters for Red Top Cab of Arlington. In addition to the taxi cab use of the site, a childcare facility is located on the West Block and a two story commercial building is located on the East Block which is listed as an Important structure on the County s Historic Resources Inventory (HRI), though the site is not identified for preservation by the Clarendon Sector Plan. The site is surrounded by the following uses:

5 Page 5 To the west and north: To the east: To the south: The New England Antique Furniture Repair shop, the former RR Battery Service shop (vacant), a single-family dwelling (vacant), the Bromptons at Clarendon development (SP #326), the Clarendon Presbyterian Church playground, residential buildings, the Beacon Apartment Building (SP #392), and the Clarendon Apartment Building (SP #344) across N. Hudson Street. The properties are designated Public, Low-Medium Residential (16-36 du/ac), Low Residential (11-15 du/ac), Semi-Public, and Low Residential (1-10 du/ac), and Medium Density Mixed-Use and within the Clarendon Revitalization District (east and south of 13 th Street N. only) by the General Land Use Plan. The properties are zoned C-3 General Commercial District, R15-30T Townhouse Dwelling District, R-5 One Family and Restricted Two-Family Dwelling District, RA8-18 Multiple-Family Dwelling District, and C-R Commercial Redevelopment District. The Beacon Apartment Building (SP #392) and retail establishments along Wilson Boulevard. The properties are designated Medium Density Mixed-Use and within the Clarendon Revitalization District by the General Land Use Plan. The properties are zoned C-3 General Commercial District. The Beacon Apartment Building (SP #392) and St. Charles Catholic Church across Washington Boulevard. The properties are designated Semi-Public and within the Clarendon Revitalization District by the General Land Use Plan. The properties are zoned C-3 General Commercial District. Existing/Proposed Zoning: The properties are zoned C-3. No rezoning of the properties is requested in association with this site plan application. General Land Use Plan Designation: Medium Density Mixed-Use and within the Clarendon Revitalization District (Note 12). Neighborhood: The properties are located within the Clarendon Sector Plan s 13 th Street Corridor. The site is within the Lyon Park Civic Association and is adjacent to the Clarendon-Courthouse Civic Association and the Ballston-Virginia Square Civic Association. Existing Development: The site primarily contains the maintenance and operations headquarters for Red Top Cab of Arlington. Additional uses on the site include a KinderCare childcare facility and a two-story office building (HRI-Important; not identified for preservation by the Clarendon Sector Plan).

6 Page 6 Development Potential: Site Plan Area: 3.54 ac (154,412 sf) Existing Zoning C-3 By-Right C-3 Site Plan Source: ACMaps On Point Map Viewer DENSITY ALLOWED/TYPICAL USE Single Family Dwellings (6,000 sf/lot); Hotel (600 sf/room) Commercial Uses 1 Mixed-Use Development per the recommendations of the Clarendon MAXIMUM DEVELOPMENT 25 dwellings 257 rooms varies 463,236 sf Revitalization District (3.0 FAR Base) 1 Maximum floor area shall not exceed the number of square feet that results from compliance with the requirements stated in the ordinance with no less than nine feet between floors Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan: Site Area Density Residential Retail C-3 / Clarendon Revitalization District Max. Permitted Average Site Elevation Proposed 154,412 sf (3.54 acres) 576,988 gsf 3.74 FAR 575,693 sf 584 units 1,295 sf 456,936 sf ft. (East Block) ft. (West Block)

7 Page 7 Height Building 1 Building 2 Building 3 Total Height ft ft ft. AMSL Main Roof 103 ft. 110 ft ft. AMSL Penthouse 18.5 ft ft ft. AMSL C-3 / Clarendon Revitalization District Max. Permitted Parking Total 468 spaces C-3 / Clarendon Revitalization District Total Required 584 spaces Residential 468 spaces (0.8 sp/unit) Standard 313 spaces Compact 140 spaces Accessible 15 spaces C-3 / Clarendon Revitalization District Required 584 spaces (1 sp/unit) Retail 1 0 spaces C-3 / Clarendon Revitalization District Required 3 spaces (1 sp/580 sf) LEED Rating Gold 18% energy savings 1 Per Zoning Ordinance Section A.2, the first 5,000 square feet of retail space may be excluded from the parking requirement when the proposed use is within 1,000 feet of a Metrorail station entrance. Density and Uses: The site plan proposes to redevelop the two areas with three residential buildings, two located on the East Block and one on West Block. Overall, 584 multi-family residential units and 1,295 square feet of retail space is proposed. The total density for the site plan is 576,988 square feet (3.74 FAR) and is allocated amongst the buildings as follows: Building Residential Retail Parking Height 1 239,543 s.f. 247 units spaces (.8 sp/unit) 103 ft. (main roof) ft. (penthouse roof) 2 238,745 s.f. 1,295 s.f. 110 ft. (main roof) 234 units 270 spaces ft. (penthouse roof) 3 97,405 s.f. 103 units -- (.8 sp/unit) ft. (main roof) ft. (penthouse roof) Total 575,693 s.f. 584 units 1,295 s.f. 468 spaces (.8 sp/unit)

8 Page 8 BUILDING 3 BUILDING 1 BUILDING 2 West Block East Block Per the Clarendon Revitalization District (Zoning Ordinance Sect D), properties designated Medium Density Mixed Use and located within the Clarendon Revitalization District as designated by the GLUP, may request approval of a special exception site plan to redevelop property up to a maximum density of 3.0 FAR. Additional density may be approved by the County Board as long as the maximum building heights as shown on the Maximum Heights Limit Map (Zoning Ordinance Sect ) are not exceeded. Density for the site plan project is proposed as follows: Site Area Proposed Density Base Density Additional Density 154,412 s.f. 576,988 s.f. 463,236 s.f. 113,752 s.f FAR 3.0 FAR 0.79 FAR Site and Design: The site plan proposes a redevelopment of the site consisting of three residential buildings, with two buildings on the East Block and one on the West Block. Associated with the new buildings, the Applicant proposes to provide public improvements including the provision of 12 th Street N., a reconfigured intersection of Washington Boulevard/13 th Street N. including a new connection of N. Johnson Street to 13 th Street N., and the foundation for the Washington Boulevard/13 th Street N. Park. As designed, the layout proposes to configure the West Block in a manner that deviates from that recommended by the Clarendon Sector Plan due to the relocated extension of 12 th Street N. and the vacation of N. Ivy Street. With the reconfigured block structure, the Applicant proposes an amendment to the Zoning Ordinance (Sect ) to allow for a revision to permissible building heights.

9 Page 9 Site Plan Layout The site layout consists of Building 1 located within the West Block at the intersection of Washington Boulevard and 13 th Street N., with the East Block located between N. Hudson Street and N. Irving Street and containing Building 2 situated between 12 th Street N. and the alley while Building 3 will be located between 13 th Street N. and 12 th Street N. The provision of 12 th Street N. from N. Hudson Street to Washington Boulevard (a small stub segment was constructed with the Beacon Apartment Building) is the unifying element between these two blocks that are separated by the Beacon Apartment Building structures. In addition to the 12 th Street N. connection, the site plan proposes to construct improvements to the intersection between Washington Boulevard and 13 th Street N., which includes the reconfiguration of the connection of N. Johnson Street to 13 th Street N. These improvements are all essential improvements to the public realm of this western portion of Clarendon Sector Plan area. Building 1 will be separated from the Beacon Apartment Buildings by an 18.5-foot wide pedestrian pathway along its north side to provide a connection between 13 th Street N. and 12 th Street N., while 12 th Street N. will separate the buildings along Building 1 s east side. Service functions (loading and garage access) for Building 1 will be provided from the west side of 12 th Street N. Individual access ground-floor residential units will be located along the building s 13 th Street N. frontage, with common residential amenities (public entrance, lobby, leasing, etc.) located along the building s Washington Boulevard frontage and service functions along 12 th Street N. A courtyard internal to Building 1 is proposed, as well as rooftop uses including a pool, deck, activity area, and green roof elements. Building 1 will begin as a 55-foot tall structure adjacent to 13 th Street N. and will taper up in height, first to a 73-foot tall section and ultimately up to 103 feet (not inclusive of an 18.5-foot tall penthouse).

10 Page 10 Building 1 Perspective from Washington Boulevard Building 2 is the tallest of the proposed buildings (tapering up in height from 80 foot to 110 feet) and will be separated by the retail buildings along Wilson Boulevard by a widened alley, which will provide access to the garage and loading areas for this building. Pedestrian access will be provided from a public lobby entrance along N. Hudson Street, a private lobby entrance will be provided through a courtyard situated along 12 th Street N. A 1,295 square foot retail space is proposed in the southeast corner of the building. Amenity spaces for Building 2 are proposed through an at-grade private courtyard, internal areas (fitness room, amenity room, etc.) and rooftop uses. Building 3 is the smallest of the proposed buildings (55 foot maximum height) and will be situated between 13 th Street N. and 12 th Street N. As Building 2 and Building 3 share the underground parking structure, access to this space will be provided from the alley on the east side of Building 3. Access to the service and loading areas for Building 2 will be provided from N. Hudson Street. Lobby access to the building will be provided through an internal courtyard along 12 th Street N., opposite the courtyard for Building 2. Amenity spaces for this building will be provided through an at-grade courtyard, internal amenity spaces, and rooftop uses.

11 Page 11 Buildings 2 and 3 Perspective from N. Hudson Street Sustainable Design: The Applicant proposes to construct the buildings according to a LEED Gold certification standard, and to achieve an energy efficiency level of at least 18%. Transportation: A detailed transportation analysis will be provided in the report for the June 18, 2015 SPRC meeting. DISCUSSION Modification of Use Regulations: The following modifications of Zoning Ordinance requirements are requested with the subject site plan proposal: Treatment along major streets (Sect B.1) o Modification to allow buildings along Washington Boulevard and 13 th Street N. to contain functioning entry doors at intervals greater than 50 linear feet Ground floor retail uses (Sect D.3(d)) o Modification to allow buildings to not provide ground-floor retail uses as designated on the Use Mix Map (Sect , Map 2) Streetscape improvements (Sect D.6(a)) o Modification to allow streetscape improvements to be commensurate with the proposed revision to the block structure of the West Block Build-to-lines (Sect D.6(b)) o Modification to allow a loading entrance to be provided for Building 3 from N. Hudson Street Residential parking ratio (Sect (a)) o Modification to allow less than 1 parking space per residential dwelling unit Penthouse height (Sect (d)

12 Page 12 o Modification to allow penthouses to be closer to the main roof s edge than a distance equal to the height of the penthouse structure Step-backs (Sect (f)) o Modification of the step-back requirement along the Washington Boulevard frontage of Building 1 Compact parking ratio (Sect F) o Modification to allow greater than 15% of the parking space requirement to be provided as compact spaces Approved Policies and Plans: The subject site plan area is located within the Clarendon Revitalization Area as designated by the General Land Use Plan, thus redevelopment of the site is subject to the recommendations of the Clarendon Sector Plan. This Sector Plan takes a formbased approach with its recommendations for the redevelopment of Clarendon. The Clarendon Sector Plan identifies the subject site plan area within the 13 th Street Corridor. Clarendon Sector Plan 13 th Street Corridor Plan Overview Specific form-based redevelopment recommendations for the subject area (Clarendon Sector Plan Blocks 11, 14 and portions of Blocks 10 and 13) include the following, with the applicable Clarendon Sector Plan map references cited in parenthesis: Maximum density (Map 2.3): Up to 3.0 FAR with additional density permitted for certain community benefits including, but not limited to, building preservation, affordable housing, sustainable building design, public space improvements, etc. Receiving sites (Map 2.4): Additional density above 3.0 FAR may be approved by the County Board as long as the maximum building heights are not exceeded.

13 Page 13 Use mix (Map 2.5): Residential, commercial, hotel, or mixed use, with residential use fronting 13 th Street N. and retail and/or personal/business service frontages along Washington Boulevard and N. Irving Street and N. Hudson Street between 12 th Street N. and the alley. Building preservation (Map 2.6): No buildings, including the HRI listed building located on the East Block, are identified for any form of preservation. Maximum building height (Map 2.7): 55 feet for the portions of the site located west of 12 th Street N. and 110 feet east of 12 th Street N. Building heights may taper up in height at a ratio of 1 foot of building height for every 3 feet in distance greater than 165 feet from the zoning line of any property zoned R or RA. Step-backs (Map 2.8): 20 foot step back at the third, fourth, or fifth floors, for any portion of buildings greater than 60 feet in height along Washington Boulevard. Public spaces (Map 2.9): Creation of the Washington Boulevard & 13 th Street Park (passive open space uses), to be located in the northwest quadrant of the reconfigured intersection between Washington Boulevard and 13 th Street N. This open space improvement would be made possible by this intersection improvement, as well as the conveyance of ownership of the parcels between the Bromptons at Clarendon development and Washington Boulevard, including the reconfiguration of the intersection between N. Johnson Street and 13 th Street N. Streets (Map 2.10): Washington Boulevard (Main Street), 13 th Street N. (Secondary Street), N. Irving Street (Secondary Street), N. Hudson Street (Secondary Street), 12 th Street N. (Planned Tertiary Street), N. Ivy Street (Planned Tertiary Street). This block structure includes the extension of N. Ivy Street from 13 th Street N. to 12 th Street N. Intersection improvements (Map 2.12): Washington Boulevard and 13 th Street N (including the intersection of N. Johnson Street and 13 th Street N.), which will normalize this intersection and allow the implementation of the Washington Boulevard & 13 th Street Park. Issues: The following are issues that are the primary focus of staff s evaluation, this list will be updated as staff continues its analysis of the site plan application through the SPRC process: Zoning Ordinance amendment (Agenda Item 2.a.2.d): The Applicant s proposal includes building heights for Building 1 that exceed that permitted by the Clarendon Revitalization District according to the Maximum Building Heights map (Sect Map 1). Per the Clarendon Revitalization District, building heights should not exceed 55 feet adjacent to 13 th Street N. and may taper up in height (1 foot in building height for every 3 feet in distance greater than 165 feet from a property zoned R or RA ) up to a maximum height of 110 feet. Properties located across 13 th Street N. from Building 1 are zoned C- 3, R-5 and RA8-18, with the zoning districts for the R-5 and RA8-18 properties

14 Page 14 extending to the centerline of 13 th Street N. With the proposed reconfiguration of the block structure for Building 1 and the anticipated creation of the Washington Boulevard/13 th Street Park, the Applicant proposes to comply with the 1:3 taper, but bases the increase in height 165 feet from the residential structures on the west side of 13 th Street N. rather than from the extent of their associated zoning district boundary. As such, this proposal requires an amendment to the Zoning Ordinance to allow for heights of Building 1 to be reflective of the site plan proposal. This would not result in building height greater than what is already permitted for the block, though the proposal does shift the building height closer to the R-5 and RA8-18 zoned properties. Staff is evaluating the proposal, and any potential adverse impacts that may result by allowing these building heights and will be formulating a recommendation upon completion of this analysis. 165 buffer from adjacent properties zoned R-5 and RA8-18

15 Page 15 Building 1 Main Roof Heights Revised block structure (Agenda Item 3): The Applicant s site plan proposal proposes a block structure that varies from that as recommended by the Clarendon Sector Plan for the area occupied by Building 1. Per the Sector Plan, N. Ivy Street remains as a complete street connection between 13 th Street N. and 12 th Street N. In addition, the Sector Plan recommends that new buildings be located on the east side of 12 th Street N. and the north side of N. Ivy Street adjacent to the Beacon Apartment Building structures. The Applicant proposes a revision to this block structure as highlighted by the vacation of N. Ivy Street and the provision of 12 th Street N. as the separation between Building 1 and the Beacon Apartment Building. This treatment allows a single building to occupy the block and not require new buildings to be built against the existing Beacon Apartment buildings. Staff is analyzing the treatment of this block structure, with a primary focus on the adequacy of the connection between 13 th Street N. and 12 th Street N., the streetscape improvements along 12 th Street N., the treatment of the Beacon Apartment Building and site on the east side of 12 th Street N., and the building massing along Washington Boulevard. Staff will be formulating a recommendation on this issue upon completion of their analysis. Step-backs (Agenda Item 4.a.i): The Applicant requests a modification to the step back requirement applicable to Building 1. Per Zoning Ordinance Section (f), a 20 foot setback must be provided at the third, fourth, or fifth floors, for any portion of buildings greater than 60 feet in height along Washington Boulevard. A stepback is proposed, though not for a full depth of 20 feet for the extent of the tower above the base. Staff is analyzing the impact of this stepback related to the tower and base alignment with the adjacent Beacon Apartment Building and any negative impacts on the public realm along Washington Boulevard. Staff will be formulating a recommendation on this issue upon completion of their analysis. Rooftop uses (Agenda Item 4.a.iii): The Applicant proposes rooftop uses on each of the buildings. Staff is analyzing these for the purpose of ensuring that uses provide amenity spaces in a manner that do not negatively impact the residential uses on the west side of 13 th Street N. Ground floor treatment of buildings (Agenda Item 4.a.iv): Staff is working with the Applicant to incorporate more pedestrian scale features into the design of Buildings 2 and 3, primarily along N. Hudson Street and N. Irving Street. This could include individual access units, lobby entrances, amenity spaces, landscaping within the building shy zone, and other similar features. Lack of retail (Agenda Item 4.b): The Applicant requests approval of a modification to not provide ground-floor retail uses as designated in the Use Mix Map (Sect , Map 2). Ground-floor retail uses are designated for the site plan s frontages along Washington Boulevard, and N. Hudson Street and N. Irving Street between 12 th Street N. and the alley. The Applicant proposes a small amount of ground-floor retail space (1,295 square

16 Page 16 feet) in the southwest corner of Building 2. Staff is analyzing the impact of not providing ground-floor retail uses for the buildings as required by the Clarendon Revitalization District and will be formulating a recommendation on this issue upon completion of their analysis. Parking ratio (Agenda Item 5.c.i): The Applicant proposes a parking ratio of 1 parking space per 0.8 dwelling units, where the Zoning Ordinance requires the provision of 1 parking space per dwelling unit. Staff is analyzing the requested modification for the purposes of determining that the sufficient amount of parking is provided and that other modes of transportation are sufficient to support the number of residential units proposed with this site plan. Additional information and staff s recommendation on this modification will be provided once this analysis is complete. Open space improvement (Agenda Item 6): The Clarendon Sector Plan recommends that a public open space consisting of passive recreational amenities be created in the northwest quadrant of the intersection of Washington Boulevard and 13 th Street N. This improvement is only possible with the reconfiguration of this intersection, which the Applicant proposes to complete, as well as the acquisition of the parcels that comprise this area. Staff is evaluating the Applicant s proposed intersection improvements and will continue to analyze the feasibility of creating the park space as recommended by the Clarendon Sector Plan. Additional information and staff s recommendation on this modification will be provided once this analysis is complete. SPRC Neighborhood Members: Loria Porcaro John Goldener Adam Thocher Scott Sklar Nia Bagley Lyon Village Civic Association Lyon Park Civic Association Clarendon-Courthouse Civic Association Ashton Heights Civic Association Ballston-Virginia Square Civic Association loriap@att.net president@lyonparkcitizens.org Cccapresident@yahoogroups.com solarsklar@aol.com president@ballstoncivic.org Interested Parties: David & Kathy Haines Nearby resident Ddh.kbh@gmail.com Tom Herman Nearby resident tomherman@gmail.com Collier Cook Ballston-VA Square Collier.cook@gmail.com Civic Association E. Baptist Nearby resident elfuda_baptist@yahoo.com Matt Hussman Clarendon Alliance matt@clarendon.org Martha Moore Lyon Village Civic Martha.moore@verizon.net Association A.L. Henrichser Lyon Village Civic Association Lhenric60@yahoo.com Planning Commissioner Chairing This Item:

17 Page 17 Rosemary Ciotti Staff Members: Aaron Shriber CPHD Planning (703) Joanne Gabor DES Transportation (703)

18 Page 18 I T E M 2 SP # N. Glebe Road (672 Flats) (RPC# ; -012; -013; -014; -016; -017) First Meeting March 9, Introduction a. Introductions [Review Chair] b. Framing of the review [Review Chair] c. Overview of site context and history of development [Staff maximum 5 minutes] d. Overview of the Site Plan Application [Applicant maximum 10-minute presentation] e. Analysis of the Site Plan Application, Related County Policies, and Requested Exceptions [Staff Presentation maximum 15-minute presentation] f. Questions and comments from SPRC g. SPRC discussion h. Public comment i. Wrap up Second Meeting April 16, Site Analysis Urban Form and Context a. Site visit [6:30 7:00 on site] b. Introductions c. Staff follow-up [maximum 10 minutes] a. Context Continued b. Streets c. Alleys d. Analysis 3. Applicant presentation [maximum 15 minutes] 4. Questions and comments from SPRC d. SPRC Discussion 1. Natural/Environmental Constraints and opportunities, if applicable 2. Built Environment Physical Constraints and opportunities, if applicable 1. Surrounding uses, landmarks, etc. 2. Buildings, including historic elements, if applicable 3. Transportation Networks, including pedestrian and bicycle routes, transit 4. Infrastructure (Utilities) 5. Open Space 6. Other e. Public comment f. Wrap up Third Meeting May 18, 2015

19 Page Site Design, Building Form, and Architecture [Maximum 15 minute applicant presentation] a. Staff Presentation [maximum 5 minutes] b. Site design 4. Location of the building on the site 5. Allocation of uses on the site 6. Orientation/relationship of proposed uses to adjacent streets and neighboring buildings c. Heights, including tapering, relationship to surrounding buildings d. Building massing, including articulation, stepbacks, sculpting, encroachments, overhangs and canopies, etc. 1. Podium/Base ground floor treatment 2. Tower 3. Top Roof, Penthouse and/or Special Treatments e. Façade treatments, materials, fenestration, exterior lighting and other special features f. Vehicle, bicycle and pedestrian access through the site 1. Pedestrian access 2. Bicycle access 3. Access to parking and loading, use of alley g. Landscaping and Green Alley 1. Softscape/hardscape/landscape treatment 2. New Plantings 3. Seating and furniture [if applicable] 4. Streetscape design, including street lighting, tree layout and tree species, furnishings, fences, walls Fourth Meeting June 18, Transportation 1. Location of retail, retail entrances and relationship to exterior spaces 2. Delivery issues 3. Circulation 4. Accessibility 5. Parking ratio 5. Sustainable Design Features [Maximum 15 minute applicant presentation] a. Community Energy Plan (Consistency/Compliance) b. Sustainable Program Elements c. Performance Measures, Operations and Maintenance d. Stormwater management e. Tree canopy f. Other 6. Community Benefits Bonus Density [Maximum 10-minute staff presentation]

20 Page 20 a. Public Improvements Beyond Site Plan Standards [if applicable] b. Exceptional Benefits for Mitigation of Bonus Density or Height 7. Other Issues a. Construction and Phasing b. Public Safety (In Building Wireless) Site Location: On the eastern half of the block bounded on the east by North Glebe Road, on the south by North Carlin Springs Road, on the west by North Tazewell Street, and on the north by 7 th Street North. The site is approximately 43,900 square feet (1 acre). Applicant Information: Developer 670 Glebe Road Associates, LLC, c/o The Penrose Group 8330 Boone Blvd. Ste. 460 Vienna, VA (703) Mark Gregg mgregg@thepenrosegroup.com Engineer Vika 8180 Greensboro Dr. Tysons, VA (703) Jeff Kreps Kreps@vika.com Traffic Consultant Wells + Associates 1420 Springhill Rd. Ste. 600 McLean, VA (703) Chris Kabatt Clkabatt@mjwells.com Attorney Walsh Colucci Lubeley Walsh, PC 2200 Clarendon Blvd. Ste Arlington, VA (703) M. Catherine Puskar, Esq. cpuskar@thelandlawyers.com Landscape Architect Studio 39 Landscape Architecture 6416 Grovedale Dr. Ste. 100-A Alexandria, VA (703) Dan Dove Ddove@studio39.com Lighting Consultant Hartranft Lighting Design 113 S. Adams St. Rockville, MD (240) Andrea Hartranft Andrea@adhlighting.com Architect Hord Coplan Macht 2000 Duke St. Ste. 120 Alexandria, VA (571) Joe Schneider Jschneider@HCM2.com LEED Consultant Everyday Green 1350 Spring Rd. NW Washington, DC (202) Andrea Ross andrea@everydaygreendc.com BACKGROUND: The applicant proposes a rezoning from C-2 to R-C ; and a site plan for a 6 story building with approximately 185,000 square feet of gross floor area. The proposal will demolish an existing Exxon gas station. The subject site is located in Ballston along the western side of Glebe Road. Adopted plans relevant to the site include the Ballston Sector Plan and the West Ballston Land Use Study which was adopted by the County Board in 1981 through the adoption of several General Land Use Plan (GLUP) amendments.

21 Page 21 Site: The approximately 43,000 square-foot site is located in the Ballston station area on the northwest quadrant of North Glebe Road and North Carlin Springs Road intersection on the block bounded by North Carlin Springs Road to the south, North Glebe Road to the east, 7 th Street North to the north, and North Tazewell Street to the west. The surrounding land uses are as follows: To the north: To the west: To the east: To the south: Across 7 th Street North is the Enterprise Rent-A-Car and Rosenthal Mazda sites. The properties are designated High-Medium Residential Mixed- Use on the GLUP and zoned R-C. Immediately adjacent, the Townes of Ballston project (SP #245) contains 38 townhouse units fronting N. Tazewell Street and across a public alley from the site. The properties are designated High-Medium Residential Mixed- Use on the GLUP and zoned R-C. Across North Glebe Road, the Ballston Commons Mall and parking structure (SP #193). The property is designated Medium Office- Apartment-Hotel on the GLUP and is zoned C-O-2.5. Across S. Carlin Springs Road is the Goodyear site plan (SP #72, 650 N. Glebe Road). The property is designated High-Medium Residential Mixed-Use on the GLUP and is zoned R-C. Zoning: R-C Apartment Dwelling and Commercial Districts. General Land Use Plan Designation: High-Medium Residential Mixed-Use (Up to 3.24 F.A.R.). Neighborhood: The site is located within the Bluemont Civic Association, and is adjacent to the Buckingham Civic Association and the Ballston-Virginia Square Civic Association. The site is also adjacent to the Townes of Ballston Homeowners Association.

22 Page 22 SITE Source: Pictometry 2015 Development Potential: The following provides a summary of the site s by-right and R-C site plan maximum development potential. Site Area: 43,936 sq. ft. Density Allowed/Typical Use Maximum Development C-2 By-Right Retail and service commercial uses up to 1.5 FAR and 45 feet; hotel up to 1.5 FAR and 45 feet; one-family dwellings up to 6,000 square 65,904 sq. ft. of commercial or hotel GFA 7 single-family detached units feet per lot. R-C Site Plan Up to 3.24 FAR Apartment 142,353 sq. ft. apartment project The following uses at a rate of.62 sq. ft. for every one sq. ft. apartment uses, provided that total FAR does not exceed 3.24: Retail and service commercial uses restricted to the first floor of any structure; and Offices, business and professional. Mixed use: 87,872 sq. ft. (2.0) residential 54,481 sq. ft. (1.24) maximum non-residential Proposed Development: Below is a summary of the proposed development for a six (6)-story residential building with ground-floor retail. SP #437, 670 N. Glebe Rd. SITE AREA 43,936 sq. ft. Site Area Allocations Residential 42, sq. ft. (96.85%) Office/Commercial 1, sq. ft. (3.15%)

23 Page 23 SP #437, 670 N. Glebe Rd. Density Residential GFA 179,836 sq. ft. Residential units 178 units Residential FAR 4.09 FAR Office/Commercial GFA 4,488 sq. ft. Office/Commercial FAR.11 FAR Total GFA 184, sq. ft. Total FAR 4.2 FAR Base Density 142, sq. ft. (3.24 FAR) Total Bonus Density 41, sq. ft. (.96 FAR) LEED Silver Certification Bonus.20 FAR for retail portion of the bldg sq. ft. (.006 FAR).25 FAR for residential portion of the bldg. 10, sq. ft. (.24 FAR) Affordable Dwelling Unit Bonus (22.5%) R-C Max. Permitted Density R-C Max. Permitted Residential Density R-C Max. Permitted Mixed-Use Office/Commer. Density Building Height Average Site Elevation Main Roof Elevation Main Roof Height Penthouse Roof Elevation Penthouse Height Number of Stories R-C Max. Permitted Bldg. Height (Site Plan) 31, sq. ft. (.71 FAR) 3.24 (142, sq. ft.) 3.24 (142, sq. ft.) 1.24 (54, sq. ft.) feet 346 feet 75.5 feet 357 feet 11 feet 6 (with mezzanine level) feet Parking Residential 178 Retail/Office 0 Total Number of Spaces 178 Standard Spaces 162 Compact Spaces 10 (5.62%) Accessible Spaces 5 Accessible Van Spaces 1 Residential Parking Ratio 1 sp/unit R-C Required Residential Parking Ratio sp/unit (201 spaces) Office/Retail Parking Ratio 0

24 Page 24 SP #437, 670 N. Glebe Rd. R-C Required Office/Retail Parking Ratio 1 sp/580 sq. ft. commercial GFA (8 spaces) LEED LEED Score Silver 58.5 Density and Uses: The proposed site plan amendment generates density solely based on the properties owned by the applicant (RPC# ; -012; -013; -014; -016; -017). For the purposes of calculating bonus density, the site area has been divided by use (96.85% residential and 3.15% retail). The proposed redevelopment of the site includes 184, square feet square feet of gross floor area (GFA) at a floor-area ratio (FAR) of 4.20 FAR. The maximum permitted density in the R-C zoning district by site plan is 3.24 FAR. Therefore, the applicant proposes to achieve bonus density above 3.24 through providing LEED Silver certification (consistent with the County s Green Building Density Incentive Program) and affordable housing consistent with ACZO Section which permits bonus density above the level designated in the GLUP in exchange for affordable housing. The applicant proposes the ADU bonus of 22.5% for the residential portion of the building only. The applicant proposes a residential building with retail located on the ground floor; the R-C district permits residential uses with an option for retail (ground floor only) and commercial uses at a ratio of a maximum of.62 square feet of commercial GFA for each square foot of residential GFA. 1 The applicant s proposal meets this standard. Site and Design: The proposed 184, square-foot mixed-use building would be developed on the 43,936 square foot rectangular site, which encompasses the eastern portion of the block fronting Glebe Road. The proposed building generally conforms to the shape of the site in that it is narrow (approximately 80 feet wide) and runs the length of the Glebe Road frontage (413 feet). The ground floor contains an approximately 2,000 square foot retail space at the building s northern corner at 7 th Street N., and an approximately 2,400 square foot retail space at the opposite end of the building wrapping N. Carlin Springs Rd. Ground floor uses fronting N. Glebe Road include a bike storage space, the building s leasing office, mail room, and amenity room, and a fitness room. The building entrance is located on the N. Glebe Road frontage directly in the middle of the building. Double-loaded corridors run the length of the building. Residential loft units face the alley; four (4) such units contain rear patios opening onto the alley. A trash room on the northern side of the building is accessed from the alley. A loading bay and the garage entrance are located on the 7 th Street North frontage accessed from curb cuts. The R- C zoning district requires that 10% of the site be landscaped open space, and the proposal meets this requirement through a series of plantings and hardscape along the alley, which is proposed to be widened a minimum of 9 feet and a maximum of 16 feet from its current configuration. There is one curb drop off proposed for the Glebe Road frontage to be used for deliveries, and two (2) proposed for the alley to be used for trash pick-up. 1 The R-C district permits a ratio of 1.5 square feet of office/commercial uses to residential uses if an entire block is being redeveloped, among other regulations.

25 Page 25 UPDATE 5/18/2015: See revised ground floor plan below: Building Design: The proposed building would be composed of a concrete podium of three (3) levels (the ground floor and two (2) levels below-grade) with five stories of wood construction above. The six-story building height of 75.5 feet would be consistent throughout the structure, aside from the building s parapet wall and a penthouse feature which serves as an architectural tower element to denote the building entrance. The parapet wall is approximately two (2) feet in height, and the penthouse 11 feet. The building s design is symmetrical along the North Glebe Rd. elevation. The corner elements denoting the retail consist of a dark-colored metal spandrel system and a rectangular vertical dark brick projection which vertically separates the corner elements from the central expression. The middle elements consist of mostly neutral-colored metal panel cladding highlighted by darkbrick accents framing residential balconies, which are inset and separated by a vertical element consisting of red compact-laminate accenting. A central element containing clear glass and metal spandrel signifies the building s focal point and the building entrance. The central portion incorporates the building s penthouse as a focal element. The ground plane consists of a natural stone base and clear glazing up to 10 feet. The rear façade is substantially less symmetrical, and incorporates at least three (3) projections/recesses in the façade to provide a softer transition to the existing townhouses to the west.

26 Page 26 UPDATE 5/18/2015: The applicant has revised the building and façade design to address comments provided by staff and preliminary comments provided by SPRC members. The revised elevations address comments about breaking up the long, symmetrical façade along the Glebe Road frontage into three separate vertical expressions. The rear façade is revised to provide a strong cornice line at four stories across the alley from the existing Townes of Ballston townhouses. In addition, the façade is broken into at least six lines of vertical articulation to mimic the rhythm of townhouse facades. See images below: Transportation: The block is bound by North Glebe Road, North Carlin Springs Road, North Tazewell Street and 7th Street North. The Master Transportation Plan (MTP) classifies the section of North Glebe Road adjacent to the site as a Type B Primarily Urban Mixed-Use arterial. North Carlin Springs Road adjacent to the site is classified as a Type D Primarily Garden Apartments & Townhouse Neighborhoods arterial. Both 7th Street North and North Tazewell Street are classified as Non-Arterial roads. Parallel to North Glebe Road extending through the block, from North Carlin Springs Road to 7th Street North, is a twelve foot wide one-way (northbound) public alley.

27 Page 27 Trip Generation: Wells and Associates, Inc. prepared a traffic impact analysis (TIA) dated September 29, 2014 assuming a development plan for the site including 178 residential units with 4,510 square feet of ground floor commercial/retail. The project is estimated to generate 52 a.m. and 116 p.m. peak hour vehicle trips. Relative to the existing vehicle trips at the site, the project is estimated to produce 33 new a.m. peak trips and 70 new p.m. peak trips. Streets and Sidewalks: North Glebe Road adjacent to the site widens from approximately 87-feet wide from curb to curb at 7th Street North to approximately 100-feet wide curb to curb at North Carlin Springs Road. The project proposes generally maintaining the existing North Glebe Road section. The road has three (3), 11-foot wide travel lanes in each direction and dual left turn lanes at the North Carlin Springs Road intersection into the mall. The sidewalk along the site frontage currently is approximately 8.5 feet wide, including street trees located at the back of curb in 4 x4 planter boxes. The project proposes widening the sidewalk to 16-feet 8-inches, including new street trees located in 5 x12 tree pits. Mid-block the project proposes cutting into the sidewalk and widening the street to provide two on-street parking spaces. There are two large curb cuts into the gas station currently, the project proposes removing all curb cuts along North Glebe Road. North Carlin Springs Road is approximately 54-feet wide and the project proposes no changes. A minimal 4-foot wide sidewalk is provided along North Carlin Springs Road today. With the project the sidewalk is proposed to be widened to 13-feet 8-inches, including new street trees located in 5 x12 tree pits. Seventh Street North adjacent to the site is approximately 31-feet wide curb to curb. The project proposes widening the street to 34.5-feet, with the idea of the street ultimately being widened to 36-feet in association with the development of the property on the north side of the street. The existing approximate 8-foot wide sidewalk is proposed to be widened to 13-feet 8-inches. The existing public alley is 12-feet wide, with a private 3-foot sidewalk along the town houses. The alley is signed one-way from North Carlin Springs Road to 7 th Street North. The project proposes widening the alley on either end to approximately 20-feet to support fire access. DISCUSSION Adopted Plans and Policies: While the site is located within the Ballston Sector Plan, given the age of the document (1981) and its lack of specific guidance for the west side of Glebe Road in general, it is only somewhat relevant to this site plan. There are several planning documents that are discussed below that contain guidance for the subject site plan: R-C District: The R-C District is intended to provide high-medium residential uses while also providing a mixed-use transition from the High Office-Apartment-Hotel core of Ballston to the surrounding Medium and Low-Medium residential. The proposed site plan implements the purpose of the R-C district in that there is a clear transition of density from the core of Ballston to points to the west, including the subject site.

28 Page 28 General Land Use Plan: The site s High-Medium Residential Mixed-Use is implemented by the proposed rezoning to R-C, which the only zoning district that implements the GLUP category. A comparable area designated High-Medium Residential Mixed-Use on the GLUP is the north side of Fairfax Drive between North Vermont Street and North Quincy Street. This area contains several blocks of which the Fairfax Drive frontages are designated High-Medium Residential Mixed-Use up to approximately 150-feet of depth into the block, after which the GLUP designation changes to Low-Medium Residential. However, in this area the entire blocks are zoned R-C, even the portions that are designated Low-Medium Residential. The predominant development type in this area is medium-rise office fronting Fairfax Drive with medium-rise residential immediately to the north of the office development. Ballston Sector Plan: The 1980 Ballston Sector Plan depicted this area as service commercial, recognizing the existing development along the west side of North Glebe Road. In light of efforts ongoing at the time to complete neighborhood conservation plans in West Ballston (such as that for Ball s Crossing, now a part of Bluemont), the Ballston Sector Plan deferred making any specific recommendations for the West Ballston area. However, an illustrative concept plan generally depicted West Ballston with buildings along Glebe Road surrounded by extensive planted areas and neighborhood conservation areas to west. The block on which the subject site is located is depicted on the Illustrative Plan as containing garden apartment type development on the western portion of the block where the Townes of Ballston development currently exists, and two (2) commercial buildings on the eastern part of the block where the subject site is located. West Ballston Land Use Study: In May 1981, County staff completed a study of West Ballston to address land use and zoning issues in the area generally bounded by Wilson Boulevard, North Glebe Road, North Henderson Road, and George Mason Drive. Even though the 1980 Ballston Sector Plan deferred making specific recommendations in this area, existing land use and zoning issues as well as growing development pressure, among other factors, necessitated this study. The study recommended clearer policy regarding conservation and redevelopment in the area, with a focus on three issues: 1. Transition from the more intensive uses along Wilson Boulevard and North Glebe Road to the single-family residential areas; 2. Redevelopment pressures on the commercial frontage along the west side of North Glebe Road; and 3. Existing inconsistencies between the General Land Use Plan and zoning in the area.

29 Page 29 GLUP Amendments (1981): In October 1981, the County Board adopted several GLUP amendments for the West Ballston area as a result of the West Ballston Land Use Study. The GLUP designation for the subject site along with neighboring sites, was changed from Service Commercial to High Medium Residential Mixed Use (maximum planned density of 3.24 FAR). The staff report notes this area is a transition area between Parkington across North Glebe Road and the single-family homes and garden apartments to the south and west. The High Medium Residential Mixed Use designation in this area would recognize the existing development rights of the C-2 properties along North Glebe Road and encourage additional residential development through the use of the R-C zoning district. N. Quincy Street Plan Addendum (West Side of Glebe) North Quincy Street Plan Addendum: The County Board adopted an addendum to the North Quincy Street Plan in 2012 after concluding a study of the block bounded by North Glebe Road in the east, North Carlin Springs Road in the north, North Henderson Street in the south, and North Thomas Street in the west, and other blocks on the east side of Glebe Road. This block was the subject of the American Service Center Site Special Study, which had been ongoing for several years. While the plan addendum does not include the subject site, and thus contains no guidance directly attributable to the site, it does provide useful guidance for the planning context immediately to the south of the site. The plan also recommended changing the GLUP to designate the majority of the west side of Glebe Road within the study area as Low-Medium Residential Mixed-Use. Guiding Principles: The Guiding Principles for the plan include a recommendation that the block s built form contain a medium-density transition from the Ballston core along Glebe Road to the less dense N. Thomas Street. This guidance can be seen to apply to the subject site in that it implements a transition from the mall northeast of N. Glebe

30 Page 30 Road to the Townes of Ballston to the southwest. The Guiding Principles also mention the transformation of the area from auto-oriented to mixed-use, and that development should provide retail at important intersections and at arterials. The proposed site plan is consistent with this vision. Building Form Guidance: The building form guidance contains several recommendations that can be applied to the subject site given its proximity to the planned area. First, the plan recommends development with generally modest-sized floor plates and slender towers in order to control building bulk. Second, the plan recommends incorporating building form elements that limit the perceived length of long building walls, including massing techniques, projections and recesses, and architectural features, with the goal of creating human-scaled environments. Finally, the building form guidance includes a section on building heights. The plan recommends a maximum of 95 feet and nine (9) stories; building height is to be concentrated along N. Glebe Road providing a taper down to residential uses to the southwest. 95 feet and nine (9) stories is the maximum height permitted in the R-C district; the proposed site plan contains approximately 76 feet and six (6) stories to provide a sensitive height transition to the townhouses to the west. Retail Action Plan: The 2001 Retail Action Plan recommends that this area of North Glebe Road would be appropriate for large format retailers along pedestrian friendly major arterials and regional or sub-regional shopping centers. Staff is currently working on an update of the Retail Action Plan. The retail environment in this portion of the west side of Glebe Road is not an established retail environment at this time, given pending redevelopment proposals on the Mazda site as well as the Ballston Common Mall. However, with proposed improvements to the Ballston Common Mall, staff posits that Wilson Boulevard will remain the primary retail destination in the vicinity, with complementary uses along Glebe Road. The North Quincy Street Plan Addendum contemplates ground floor retail and commerce uses along the Glebe Road frontage of the plan area, and the Maxwell project currently contains a retail fitness facility on its Glebe Road frontage. The applicant proposes retail space at the building s corner at 7 th Street North and at the building s corner at North Carlin Springs Road. Staff supports the location of the proposed retail space because siting retail at corners generally provides maximum visibility for retail tenants. In addition, siting retail at the corners of the building provides opportunity to achieve a concentration of retail at the intersections. Master Transportation Plan (MTP) and MTP Streets Element: The street typology overlay incorporated in to MTP helps by framing the design of individual street segment in the context of the surrounding/adjacent land use and the multimodal functionality of the street, not just how the road serves motor vehicles. North Glebe Road is specifically identified as a Type B - Primarily Urban Mixed Use arterial which supports a dense mixed-use area, with ground floor retail uses that have office and/or residential uses above. The MTP typology adds emphasis to pedestrian and multi-modal nature of road to transform it, making it less of and auto centric roadway, into a street that supports all users. In addition along these types of streets the MTP recommends that driveway access should

31 Page 31 be restricted or limited. The proposed project conformed to the vision for North Glebe Road as a Type B arterial. North Carlin Springs Road along the site frontage is identified as a Type D - Primarily Garden Apartments and Townhouse Neighborhoods arterial, principally supporting medium density residential uses. On Type D arterials driveway access is not restricted by the MTP however, site specific characteristics should be considered. In this case Staff does not recommend parking access or loading from North Carlin Springs Road for the following reasons 1) the site has frontage along an alley and a non-arterial street; 2) the queuing at the intersection of North Glebe Road and North Carlin Springs Road would make site access complicate; 3) the limited frontage along North Carlin Springs Road would be better activated by retail or ground floor residential entrances, similar to the development across the street. Both 7 th Street North and the alley are non-arterial street frontages surrounding the building. These non-arterial streets, based on MTP guidance, are the most appropriate locations for garage access, loading, and trash service. The presence of an alley along the entire rear of this site makes this project somewhat unique, allowing an alternative to siting garage access, loading or trash service on along the neighborhood street or arterial street frontage. When available, as in this case, alleys represent the most appropriate location for garage access and service/loading activities. Considering that the project s frontage along 7 th Street North is under 80 feet in length locating both the loading and garage access is not recommended. These uses are proposed to take up approximately 40 feet of the building frontage, leaving only about 40 feet of building frontage dedicated to the corner retail space. In addition, by more effectively using the alley for uses typically relegated to alleys (garage access, loading, and trash), the number of pedestrian/vehicle conflict points could be reduced along 7 th Street North. Considering neighborhood concerns staff and the applicant continue to evaluate the use of the alley consistent with County goals and policies.

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33 Page 33 Modification of Use Regulations Bonus Density: The applicant requests.96 FAR bonus density, justified by LEED Silver Certification of the building, and an Affordable Housing Plan consistent with the Zoning Ordinance requirements for bonus density for Affordable Dwelling Units for Height and Density above the General Land Use Plan. LEED Silver Certification: Arlington County s Green Building Density Incentive Policy for Site Plans contains bonus density provisions for site plan projects that meet the objectives of the County s green building program. Per Section of the Zoning Ordinance, the County Board may permit bonus density for provisions made for open space and other environmental amenities. The applicant is proposing to commit to a certification of LEED Silver. The applicant is therefore requesting, consistent with the County s policy, bonus density of the maximum of.20 FAR for the commercial portion of the project and.25 FAR for the residential portion of the project for a total of 10,638 sq. ft. Affordable Dwelling Units: Section permits bonus density residential site plan projects in exchange for a Low or Moderate Income Housing Plan. The bonus density permitted may result in density that exceeds the GLUP designation for the project, provided it does not result in density in excess of 25% of the residential density for the site plan. The applicant proposes 22.5% residential bonus density resulting in 31,056 sq. ft. Parking Modification: Zoning Ordinance Section 7.3, the R-C Apartment Dwelling and Commercial District, provides that residential parking ratios should be as provided for in Section 14.3 (to be provided at a ratio of spaces per unit), however that the County Board may reduce this ratio, through approval of a site plan, to no less than one (1) space per unit. The applicant s proposal meets this standard. The Zoning Ordinance Section 7.3 also requires that the applicant provide one (1) space per 580 square feet of commercial or office GFA. The applicant is proposing to modify this standard to provide 0 retail parking spaces. Please see discussion below regarding parking. Preliminary Issues: Issues or topics for discussion that have been preliminarily identified by staff include: Density and Uses: Configuration of ground floor uses The applicant proposes retail at both the 7 th Street N. and Glebe Road corner, and the N. Carlin Springs Road and Glebe Road corner. In between are building amenities: bike storage, mail room, leasing office, building lobby, club room and fitness room. The applicant proposes that the spaces in between the designated retail space will be built to be flexible to accommodate a wider range of uses should the market dictate. Are the proposed building amenity uses sufficient to activate the Glebe Road frontage in a manner consistent with planning in the area?

34 Page 34 Site Design and Characteristics: Form and function of public alley o Both the loading dock and the garage entrance are located on the 7 th Street frontage as opposed to the public alley. The Master Transportation Plan Streets Element states that the primary purpose of alleys is to provide for loading and parking access that is not obtrusive to the activity on the adjacent sidewalks and streets and that alleys could include walkways, provided such facilities do not diminish the usability of alleys for other purposes. Therefore, the applicant s plan is inconsistent with the stated MTP policy. o Is the proposed treatment of the alley surface, setbacks, and proposed landscaping an appropriate transition to the adjacent townhouses? Configuration of trash pickup the applicant provides two (2) drop-off curb insets at either end of the alley for trash pickup. Trash pickup should occur internal to the building. Delivery drop-off on Glebe Road the applicant provides a curb inset accessed from Glebe Road adjacent to the building lobby. This inset would conflict with proposed offpeak street parking on Glebe Road. UPDATE 5/18: The applicant s revised drawings show the drop-off on Glebe Road removed. Vaults located underneath loading/trash entrance Building Design: Building frontage on Glebe Rd. UPDATE 5/18/2015: The applicant has revised building and façade design, addressing many of the preliminary issues listed below. Building design will be discussed at the 5/18 SPRC meeting. o Massing the proposed building provides a >400-foot building wall along the Glebe Road frontage with no relief provided by the current massing scheme. Should the building be broken up or provide other massing elements such as recesses and projections to provide relief along the long block frontage? o Architecture the proposed building provides a unified architectural style along the totality of the Glebe Road frontage with a strong central element. Should more differentiation/asymmetry and rhythm be provided in the architectural scheme to provide a more human-scale experience? o Building entrances only three (3) entries are provided along the Glebe Road frontage. Creation of an active frontage will require more entries. Building frontage on 7 th Street the 7 th Street frontage is approximately 88 feet in length. Of this, the applicant proposes 37 feet of curb cuts for the loading access and the garage access. Therefore, slightly less than half the frontage consists of curb cuts. Will this disrupt pedestrian traffic travelling north on 7 th Street? Parking: The applicant proposes a modification of retail parking to 0. While it is noted that there are public parking resources available in the vicinity, they are located across Glebe Road,

35 Page 35 which contains six travel lanes at this section. Should the applicant provide parking for retail employees and residential visitors? March 9, 2015 SPRC Meeting: The SPRC held its first meeting on the subject site plan on March 9, The agenda was to provide an introduction to the project and begin a discussion on the site background and history of planning in the area. The SPRC chair provided a brief introduction outlining how the process will work. Staff then gave a presentation on the history of planning in the vicinity, and current guidance governing the site. The applicant then presented an overview of the site plan and its components. Staff then provided an analysis of the site plan including preliminary issues. The SPRC then asked questions and discussed the project. Follow-up Information: R-C Site Plans: Information was requested on past site plans approved within the R- C zoning district. In particular, there was interest in examining projects approved on the north side of Fairfax Drive in Ballston, where R-C zoning and High-Medium Residential Mixed-Use are ubiquitous. One such site is SP #232, located on the block bound by North Vermont Street on the west, Fairfax Drive on the south, and North Utah Street on the east. The site plan consists of two buildings; a 135,000 square foot, 8-story office building fronting Fairfax Drive, and a 131-unit, 10-story residential building directly north of the office building on the same block. The site plan is approximately 3.5 FAR, and has a ratio of 1:1 office to residential. While the entire site is zoned R-C, only the Fairfax Drive frontage is designated High-Medium Residential Mixed-Use in the GLUP. Another site plan along this frontage is SP #212, located on the block bound by North Utah Street on the west, Fairfax Drive on the south, and North Taylor Street on the east. The site plan consists of two buildings; a 255,000 square foot, 8-story office building fronting Fairfax Drive, and a 248-unit, 3-7 story residential building directly north of the office building on the same block, containing height tapering towards 11 th Street North. The site plan is

36 Page 36 approximately 3.5 FAR and has a ratio of 2:1.3 office to residential. As with SP #232, the entire site is zoned R-C while the High-Medium Residential Mixed Use GLUP designation only covers the Fairfax Drive block frontage. Long Building Frontages in Arlington: Questions were raised regarding the long building frontage along North Glebe Road proposed as part of the subject site plan development. The proposal, as noted, contains 413 feet of continuous building frontage along North Glebe Road. Staff identified a preliminary issue related to the façade articulation and the overall architectural vocabulary which contributed to a monotonous, overly symmetrical building mass. There are several examples of long building frontages in Arlington, which can be examined to draw lessons for 672 Flats. One example, the ZOSO building in Clarendon on N. Fillmore Street, is an example of a building frontage that is 560 feet in total length, and consists of two separate buildings. The ZOSO building occupies 410 feet of continuous frontage and is scaled similarly to the proposed 672 Flats project in that it is 5 stories in height. The façade contains a repeating pattern of vertical brick elements approximately 40-feet in length each, which are accentuated such that the building massing appears broken down into component parts. An architectural rhythm is established whereby there is vertical differentiation at an interval of every approximately 40-feet. Therefore, this project is an example of a long building façade being successfully designed to provide a human-scale environment to pedestrians. See map below: ZOSO April 16, 2015 SPRC Meeting: The second SPRC Meeting on the subject site plan included a site visit (see graphic below for the order of the tour), and then a discussion on site context. The SPRC asked several questions related to the site context and built environment in the vicinity. Building Siting and Distance between Buildings: At the previous SPRC meeting, a question was asked regarding the appropriateness of the distance between the existing Townes of Ballston townhouses and the proposed multifamily building. The applicant s proposal shows the rear portion of the building sited, at its narrowest point, 27 feet from

37 Page 37 the face of building of the neighboring townhouse to the proposed building. At this narrowest point, the proposed building would be sited 13 feet from the alley centerline. SPRC members raised a question about whether there is a standard for siting buildings at a distance of 40-feet apart. While this is not a Zoning or Building Code requirement, nor is it a written policy, this standard has been applied in the past to multi-building site plan projects. However, there are several examples across the County where this standard has not been applied. First, the Market Commons site plan in Clarendon contains a multifamily residential building lined with first and second-floor retail. The building is lined on its southern and eastern edges by townhouses separated by an alley. The distance between the buildings is 27 feet. Another example is the Peck/Staples site plan, located in Ballston. In this site plan, an office building fronting Glebe Road is sited 27 feet from a multifamily residential building that wraps Wilson Boulevard onto North Wakefield Street. 27 Feet Another important point to note is the setback at which a building could be built on the site currently as a matter of right. Currently, the subject site is zoned C-2, while the adjacent townhouses are zoned R-C. The C-2 district does not contain a requirement for a rear yard setback. Therefore, a C-2 building could be sited at the property line by right, which would be approximately 20 feet from the nearest existing townhouse. Landscaped Open Space: Members of the SPRC requested that staff provide information about the Zoning Ordinance requirement that 10 percent of the site be kept as landscaped open space. SPRC members specifically asked