ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of February 21, 2015

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1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of February 21, 2015 DATE: February 17, 2015 SUBJECT: A. Consideration of adoption of an Amendment to the Arlington County Comprehensive Plan s Master Transportation Plan Map to add a new segment of South Quinn Street and a new segment of 13 th Street South within the block currently bounded by South Rolfe Street, 13 th Road South, South Queen Street and 12 th Road South. B. U Use Permit for the development of 50 townhouses, including 73 dwelling units, under the Neighborhoods Form Based Code, for property located at 1300 S. Rolfe Street (Carver Homes) (RPC#: ). Applicant: Craftmark Homes, Inc and Elm Street Development 1355 Beverly Road, Suite 240 McLean, Virginia 2201 By: M. Catharine Puskar Walsh, Colucci, Lubeley & Walsh, P.C Clarendon Boulevard, 13 th Floor Arlington, Virginia C.M. RECOMMENDATION: 1. Adopt the attached resolution to approve an amendment to the Master Transportation Plan to add a new segment of South Quinn Street and a new segment of 13th Street South within the block currently bounded by South Rolfe Street, 13 th Road South, South Queen Street and 12 th Road South. County Manager: ##### County Attorney: ***** Staff: Matt Mattauszek, DCPHD, Planning Division Joanne Gabor, DES, Development Services PLA A., B.

2 2. Approve the subject use permit, in accordance with the Columbia Pike Neighborhoods Form Based Code (Article 11.2 of the Zoning Ordinance), to construct 50 townhouses totaling 73 residential units with a modification of ground story finished floor heights and front façade entrances to address details associated with accessible entrance requirements, subject to the conditions of the staff report. ISSUES: This is an amendment to the Master Transportation Plan (MTP) Map to add two new segments of (South Quinn Street and13 th Street South) and a use permit request for a Columbia Pike Neighborhoods Form Based Code (N-FBC) development to construct 50 townhouses totaling 73 residential units. Modification of the Ground Story Height associated with the accessible entrance requirements is requested, which is allowed under the N-FBC. While generally supported by the FBC Advisory Working Group and members of the Arlington View neighborhood, a couple of residents have expressed a difference of interpretation related to a specific density restriction specified in the N-FBC for this site. In consultation with the Zoning Administrator and County Attorney s Office, the proposed density is compliant with the N-FBC. SUMMARY: The applicant is requesting use permit approval of a residential project containing 50 townhouses with 73 total units. The subject property, located at the northeast corner of S. Rolfe Street and 13 th Road South, is within the Columbia Pike Neighborhoods Special Revitalization District as shown on the General Land Use Plan (GLUP), making the site eligible for development pursuant to the Columbia Pike Neighborhoods Form Based Code (N-FBC). Consistent with the N-FBC, a number of the proposed townhouses in the subject proposal would front on two new sections of public street. The two new street sections, to be known as South Quinn Street and 13 th Street South, are not currently shown on the County s Master Transportation Plan Map. The applicant is requesting a modification to one of the regulations in the N-FBC which requires a Special Exception Use Permit approval. The requested modification is relevant to the Ground Story Height requirements related to finished floor elevation for Townhouses and the required accessible entrances in the N-FBC. After several review cycles of preliminary plans, including review by the Columbia Pike FBC Advisory Working Group (AWG), the final application is compliant with N-FBC standards, with the exception of the requested modification noted above. The requested modification represents an element that may be considered and modified by the County Board. The proposal also conforms to the adopted policies of the Neighborhoods Area Plan while the MTP Amendment is consistent with the planned transportation improvements identified in the Neighborhoods Form Based Code for this site. In addition, the FBC AWG has found the use permit proposal to be in conformance with the N-FBC and is supportive of the proposed modification. Therefore, staff recommends approval of the use permit to construct 50 townhouses with 73 total units, including the modification to the Ground Story Height requirements related to accessible entrances and the associated MTP Amendment for the subject property, located at 1300 S. Rolfe Street, and subject to the conditions of this staff report. BACKGROUND: The subject site is located at the northeast corner of S. Rolfe Street and 13 th Road South and encompasses a large portion of the block bounded by S. Queen Street and 12 th MTP Amendment and U Use Permit Carver Homes PLA-6923

3 Street South. The property is currently developed with the George Washington Carver Homes Cooperative and includes 44 townhouses. The applicant is proposing a block structure for the development that is consistent with the Columbia Pike Neighborhoods Form Based Code Eastern Subarea and Foxcroft Heights Regulating Plan for the site. The block structure includes a new internal street connection and a new public mini-park that together with the existing public streets frame the buildable area under the N-FBC. The following provides additional information about the site and location: Site: The approximate 145,829 square foot (3.35 acres) site is located on the block bounded by S. Rolfe Street, 13 th Road South, S. Queen Street and 12 th Street South (see Exhibit 1). To the south: Across 13 th Road South, single-family homes zoned R-5 and designated Low Residential on the GLUP. Across S. Rolfe Street, Arlington View Terrace apartments zoned RA8-18, designated Low Medium Residential and within the Columbia Pike Neighborhoods Special Revitalization District on the GLUP. Across S. Queen Street, Hoffman- Boston Elementary School zoned S-3A and designated Public on the GLUP. To the east: Single-family homes zoned R-5 and designated Low Residential on the GLUP. To the north: Single-family homes zoned R-5 and designated Low Residential on the GLUP. Across S. Queen Street, Carrington Village condominiums zoned RA14-26, designated Low-Medium Residential and located within the Columbia Pike Neighborhoods Special Revitalization District on the GLUP. To the west: Across S. Rolfe Street, single-family homes zoned R-5 and designated Low Residential on the GLUP. Zoning: The property is zoned R-5. General Land Use Plan: The area is designated as Low Residential and is within the Columbia Pike Neighborhoods Special Revitalization District on the General Land Use Plan (GLUP), making the area eligible to redevelop under the N-FBC. Neighborhood: The site is located within the Arlington View Civic Association and adjacent to the Columbia Heights Civic Association. MTP Amendment and U Use Permit Carver Homes PLA-6923

4 Exhibit 1: Carver Homes Context Map Carrington Village Subject Site Hoffman-Boston Elementary School Arlington View Terrace North Existing Development: The 3.35 acre site is currently developed with the George Washington Carver Mutual Homes Association (Carver Homes) and consists of 44 townhouses within 8 residential buildings. The existing density of approximately 13 units per acre is built to a density that exceeds the underlying zoning which only allows for densities of 1-10 units per acre. Carver Homes was originally built by the Federal government in 1945 to provide housing for residents of the neighborhoods displaced by the construction of the Pentagon and descendants of Arlington s Freedman Village. It was purchased by the original residents in 1949 who ultimately established the Mutual Homes Association. In 2011, Carver Homes was added to the list of important sites as part of the Historic Resources Inventory (HRI) Phase 1. While this listing was taken into consideration during the development of the Neighborhoods Area Plan in 2012, the Carver Homes property was ultimately added to the Neighborhoods Special Revitalization District and identified as a location where full redevelopment could be appropriate. This vision was further reinforced with the development of the Neighborhoods Form Based Code in MTP Amendment and U Use Permit Carver Homes PLA-6923

5 Proposed Development: Site Area RPC # Allowed / Required Columbia Pike Neighborhoods Form Based Code Requirements Site Density Residential Building Envelope Standard 60 Townhouse Lot Maximum (of which 33% may be accessory units) 80 Unit Total Maximum Proposed 145,829 Sq Ft (3.35 Acres) 50 Townhouse Lots 0 accessory units 73 Total Dwelling Units Townhouse/Small Apartment Townhouse form only Townhouses Height 47 Townhomes 3 Stories 3 stories 3 Townhomes located within 30 of lot line 2 Stories 2 stories Private Open Space Townhouse/Small Apartment (Building Envelope Standard) Public Mini-Park As shown on the Eastern Subarea & Foxcroft Heights Regulating Plan Map Vehicular Parking Resident Parking Visitor Parking Bicycle Parking 15% of Buildable Area: Buildable Area = 63,579 Sq Ft 15% = 9,537 Sq Ft Minimum Furnishings: 2 benches, 2 bike racks, 2 trash receptacles 1 Additional Amenity Required: 1 space / unit (73 spaces).125 space / unit (10 spaces) 20% of Buildable Area (12,608 Sq Ft) Provided Furnishings: 2 benches, 2 bike racks, 2 trash receptacles Additional Amenity: Decorative water feature 94 Reserved Spaces (91 garage spaces; 3 driveway/alley spaces) 14 Visitor (Shared) Spaces (new on-street spaces13 th St S. & S. Quinn St) Resident Parking 1 space / 2.5 units (30 spaces) Accommodated within each townhouse garage Visitor Parking 1 space / 50 units (2 spaces) 2 spaces Public Mini-Park 2 spaces 2 spaces Green Building Standards Townhouse/Small Apartment LEED or Earthcraft or Green Home Choice Certification Green Home Choice Platinum MTP Amendment and U Use Permit Carver Homes PLA-6923

6 Exhibit 2 illustrates the subject proposal and clusters it into three distinct blocks: Block A is situated to the north and includes a row of townhouses with a rear alley and public mini-park fronting a new segment of 13 th Street South. Block B is located on the corner of S. Rolfe Street and 13 th Road South and includes 20 townhomes separated by an alley and designed with 2 dwelling units in each townhouse Block C is located on the corner of 13 th Road South and S. Queen Street and is comprised of 3 rows of townhouses that share a rear common alley. The majority of the private open space required by the N-FBC is located in this block. Single Family Homes Exhibit 2: Carver Homes Site Layout Block A Townhouses 13 th Street S. Mini-Park Single Family Homes Streets/Alleys Open Space Sidewalks Block B Block C 13 th Road South The subject proposal would demolish each of the (8) existing residential buildings and their associated 88 parking spaces. In their place, the proposal would construct 73 residential units contained within 50 townhouses, each of which will include an accessible entrance as required in the Neighborhoods Form Based Code. The subject proposal will also provide a new public minipark, private open space, internal street connections and streetscape improvements around the perimeter of the site. Resident parking will be provided in rear garages, with access from a series of alleys connecting public streets to the rear parking garages of all units. Visitor parking will be provided on the new segments of S. Quinn Street and 13 th Street South. MTP Amendment and U Use Permit Carver Homes PLA-6923

7 Transportation: The subject site is located at the northeast corner of South Rolfe Street and 13 th Road South. The Master Transportation Plan classifies South Rolfe Street and 13 th Road South as non-arterial neighborhood streets. The MTP states that on these streets the priority for on-street parking is high and the preferred streetscape is a 4-6 foot wide sidewalk and 2-4 foot wide green strip. The Neighborhoods Form Based Code (N-FBC) also specifies the street width and streetscape and is described in detail below. Trip Generation: The N-FBC requires a Traffic Impact Analysis (TIA) only if the development project consists of 150 or more dwelling units or 100,000 square feet or more of nonresidential uses including hotel (Sec 206.A.5). Since this project only proposes 73 townhouse units a TIA is not required and was not completed. Street Sections: The N-FBC specifies seven Street-Space classifications throughout the applicable area. These Street Space classifications prescribe the overall distance between facades across streets (first number) and distance from the face-of-curb to face-of-curb (second number), and specifically the (front) door yard, sidewalk, travel lane, tree lawn and parking widths. The Street-Space classification identified for the proposed street segments (internal to the site) has a shared space for parking and tree lawn, and therefore includes additional specifications not found in the other classifications regarding the location of tree plantings along the block face to balance tree plantings and parking along the street. The following Street-Space classifications are prescribed for the subject site: 13 th Road South is specified as a ST South Queen Street and South Rolfe Street are specified as a ST Proposed segments of S. Quinn Street and 13 th Street South are specified as a ST Alleys are specified through the interior of the subject site Consistent with the standards in the N-FBC, the proposed two interior streets, South Quinn Street and 13 th Street South, include (2) 11 travel lanes and an 8 parking lane for a face-of-curb to face-of-curb dimension of 38, and a 6 clear sidewalk and 4 minimum door yard on both sides of the street. South Queen Street and 13 th Road South have (2) 11 travel lanes in each direction and a 7 wide parking lane on both sides of the street. South Rolfe Street is a yield street with a 16 travel lane for 2-way traffic and a 7 wide parking lane on both sides of the street. Since this development is only on one side of 13 th Road South, South Queen Street, and South Rolfe Street, the entire Street-Space is not required to be achieved at this time, rather the side of the street that is being developed must provide the specified tree lawn, sidewalk, and door yard conditions. During the adoption of the N-FBC, the accompanying MTP amendment to add several new streets specified in the N-FBC did not include the proposed streets within this project area. Therefore, an MTP amendment is accompanying this proposed development for the addition of the two proposed interior public streets, South Quinn Street and 13 th Street South. The proposed development includes street sections that are consistent with the N-FBC Street-Space classifications and supported by staff. MTP Amendment and U Use Permit Carver Homes PLA-6923

8 Parking: The N-FBC specifies a minimum parking spaces per dwelling unit, of which spaces shall be provided for visitors or as shared spaces. The subject proposal includes a total of 73 units that would result in a minimum of 83 parking spaces with 10 of those designated as shared spaces. The applicant is proposing 94 spaces for residents and 14 shared spaces, greater than the minimum required. Of the 94 proposed residential spaces, 91 are within the townhouse unit garages with an additional 3 surface spaces located within the proposed alleys, immediately adjacent to the residential units they are associated with. There are 14 spaces proposed as shared along the new interior streets. The proposed parking is greater than the minimum required and supported by staff. Bicycle Parking: The N-FBC specifies a minimum 1 tenant bicycle parking space per 2.5 residential units and 1 visitor bicycle parking spaces per 50 units. The applicant is proposing to accommodate bicycle spaces within the internal garages of each townhouse, exceeding the minimum requirement in the N-FBC. The applicant is also proposing 2 bicycle spaces for visitors in the north portion of the site. Additionally, the applicant has provided two bicycle racks to satisfy the Open Space Amenities requirement for the mini-park on site. The bicycle racks for visitors and the mini-park has been located together. The number and location of the bicycle parking spaces are equal to or greater than the minimum required and are supported by staff. Public Transit: The site is.75 miles west of the Pentagon City Metrorail Station and is served primarily by the ART Bus 74. Art Bus 42 along with Metro Buses 16A, B, D, E, G, H, K, J, P, and X service Columbia Pike, 2 blocks north of the subject site. The applicant has agreed to expand a portion of the sidewalk along 13 th Road South to facilitate an improvement to the existing bus stop near the intersection of S. Queen Street. Utilities: Adequate water and sanitary sewer capacity is available to serve the proposed development. Utilities for the proposed development shall be underground, but several utility poles on the edges of the site are to remain as they provide service directly to existing single family homes adjacent to the site. Above grade transformers are proposed on site but are not visible from the public right-of-way and they are screened by landscaping. The proposed utility layout is acceptable and supported by staff. Emergency Access: Emergency access to the site will be provided through the use of existing and proposed public streets. Additionally, all alleys have been designed to appropriate specifications to accommodate fire truck access as necessary. The subject proposal has been reviewed by the Fire Marshall during the preliminary review process who has found the plans to be acceptable. Street Lighting: The Department of Environmental Services (DES) has established a set of street lighting guidelines that are in compliance with national and state standards. The Neighborhoods Form Based Code is consistent with these standards and requires the submission of a photometric analysis to determine the spacing of streetlight poles throughout the subject site. DES has confirmed that the subject proposal includes a uniform distribution of lighting along the roadway and supports the proposed lighting plan. MTP Amendment and U Use Permit Carver Homes PLA-6923

9 DISCUSSION: Master Transportation Plan Amendment. In November 2013, several amendments were made to the Master Transportation Plan to add new street connections within the Columbia Pike corridor. Those amendments were consistent with recommendations in the Columbia Pike Neighborhoods Area Plan and were also included in the Neighborhoods Form Based Code. Specifically for the Carver Homes site, the adopted N-FBC Regulating Plan included the internal streets that are being proposed with the subject application (S. Quinn Street and 13 th Street South). However, the MTP change in 2013 did not capture the internal streets contemplated for this site. In the spring of 2014, the applicant filed a preliminary application for redevelopment of the Carver Homes property that utilizes the specifications of the Neighborhoods Form Based Code (N-FBC). The proposed project would replace the existing 44 units on the Carver Homes property with 50 new townhomes, totaling 73 units on this site. The plan indicates 21 of the new townhomes will front on existing County streets (South Rolfe Street, 13 th Road South and South Queen Street). An additional 28 new townhomes would be constructed to face on two new street segments that are internal to the site. The new public streets, South Quinn Street and 13 th Street South, are designated in the N-FBC with an overall cross-section 58-feet wide, measured from building face to building face. The two new streets intersect and form an L shape that would connect South Rolfe Street to 13 th Road South. Columbia Pike Neighborhoods Form Based Code Requirements: As part of the Columbia Pike Neighborhoods Special Revitalization District, as shown on the General Land Use Plan (GLUP), the subject site is eligible for redevelopment under the Columbia Pike Neighborhoods Form Based Code (N-FBC) (Article 11.2 of the Zoning Ordinance). The proposal is subject to use permit approval by the County Board due to the applicant s request for approval of a modification to the N-FBC. Other than the requested modification, staff finds the proposal to be compliant with the N-FBC, as indicated in the discussion below for each of the following primary Code requirements. The attached N-FBC Checklist outlines all areas of compliance. The Regulating Plan (map) and Building Envelope Standards: The Columbia Pike Neighborhoods Form Based Code Eastern Subarea and Foxcroft Heights Regulating Plan specifies which Building Envelope Standard (BES) applies to each property, and specifically establishes the parameters for how the street frontage shall be built. The BES sets forth regulations pertaining to building height, building placement, and permitted uses on parcels within the District. In this case, the subject site is identified by the Townhouse/Small Apartment BES frontage which calls for a small apartment or townhouse form, 2-3 stories in height and specifies where 15% of the Buildable Area shall be built and maintained as private open space. Due to the subject site s proximity to adjacent single-family dwellings, buildings located within 30 feet of any abutting single-family detached property line are further restricted to only 2 stories in height. Additional regulations on the Regulating Plan map limit the form of development on this site to townhouse only and restrict the number of townhouse lots to 60 (with up to one third permitted to include accessory units) while establishing a maximum number of total units at 80. The Regulating Plan also delineates the location and alignment of the new public street connection internal to this site as well as the limits of a new public mini-park. Exhibit 3 illustrates the N-FBC Regulating Plan for the subject site. MTP Amendment and U Use Permit Carver Homes PLA-6923

10 Exhibit 3: Carver Homes N-FBC Regulating Plan Map Density and Unit Mix: The subject proposal is within the form and density restrictions described above. The proposed development consists of 50 townhouses, of which 23 are designed with two (2), individually-owned dwelling units located within a single townhouse structure, which is a permitted use in townhouses constructed under the N-FBC. Staff concludes that since the subject application is proposing only 50 townhouse lots, the added regulation of up to one third of the lots could utilize accessory units does not apply as it would only apply if 60 lots were proposed. Furthermore, staff also concludes that there are no accessory units proposed with this application. Accessory units are defined in the N-FBC as dwelling units, incidental to the primary structure or principal dwelling unit and located at the rear of the Buildable Area or in an English Basement. The subject proposal includes 50 townhouses with 23 designed as two (2) separate dwelling units, totaling 73 units for the proposed development, which is within the 80 unit maximum that is required for this site. Staff concludes the proposed density is compliant with the N-FBC. The subject proposal includes five (5) models of townhouses ranging from 16 to 22 in width. Six (6) townhouses are less than 18-feet wide (representing 12% of the total number of lots) which is below the maximum allowance specified in the N-FBC. Exhibit 4 illustrates the distribution of all townhouse types throughout the subject site while Table 1 approximates the average square foot area of each townhouse type. MTP Amendment and U Use Permit Carver Homes PLA-6923

11 Exhibit 4: Carver Homes Townhome Distribution 22 x 52 Townhomes (2 units inside townhouse) Block A 2-units inside townhouse 16 x 40 Townhomes 20 x 40 Townhomes 20 x 40 Townhomes (with Basement) Block B Block C 20 x 58 Townhomes (2 units inside townhouse) (affordable units) 2-units inside townhouse 13 th Road South Redevelopment Total: - 50 Townhouse Lots - 73 Total Units Table 1: Carver Homes Townhouse Area Summary Townhouse Type Units Average Area 22 x 52 Townhomes 40 2,400 SF 16 x 40 Townhomes 6 2,100 SF 20 x 40 Townhomes 5 2,560 SF 20 x 40 Townhomes 16 2,560 SF 20 x 58 Townhomes 6 1,340 SF Total 73 Height: While most townhouses within this proposal are 3 stories in height, the buildings abutting adjacent single family homes are 2 stories in height. Proposed townhouses are designed with livable attic space with dormers, full basements, and/or rear open decks, which are all design elements permitted in the N-FBC and do not count towards the overall height measurement. Design: 100 percent of the townhouses are situated along the Required Building Line (RBL), which meets the N-FBC requirements for the Townhouse/Small Apartment frontage. All townhouses have a pitched roof. The primary architectural treatments for all townhouses consist of three primary colors of brick, various stone and precast treatments, cementitious boards and panels for ornamentation, glass and metal. Most of the townhouses include a front stoop with the main entrance, while a number of units provide at-grade access. Bay windows are also provided on several units. The proposed design features, are compliant with the architecture, fenestration and façade composition requirements set forth in the N-FBC. Exhibits 5 through 8 demonstrate the architectural treatment of each townhouse type. MTP Amendment and U Use Permit Carver Homes PLA-6923

12 Parking: Resident parking is provided within internal garages with the exception of 3 affordable units which have reserved spaces in the adjacent alleys. Parking access is provided from alleys located to the rear of the buildings. The subject proposal provides 25 additional parking spaces beyond the minimum required in the N-FBC by accommodating 2-car garages in many of the townhouses and through the creation of 14 new on-street spaces for visitors. Resident bicycle parking is provided within the garages. Visitor and mini-park bicycle parking is provided in the western part of the mini-park, outside of the clear sidewalk. Exhibit 5: S. Rolfe Street Townhouses (with 2 dwelling units inside each structure) Exhibit 6: S. Quinn Street Townhouses (with 2 dwelling units inside each structure) MTP Amendment and U Use Permit Carver Homes PLA-6923

13 Exhibit 7: Block A Townhouses (including 16 wide, 20 wide, and affordable unit models) Exhibit 7: S. Queen Street Townhouses (with full basements and affordable unit model) Open Space: As indicated on the Regulating Plan, the subject site is required to provide a public mini-park and dedicate the space via a public access easement to Arlington County. The proposal complies with this requirement and includes a public mini-park, approximately 6,100 square feet (.14 acres) in size comprised of mostly pervious surfaces with the exception of several walkways. The mini-park s focal point is situated along the new east/west street connection (13 th Street South), internal to the site, where a new water feature is framed by two benches, signage, trash receptacles and a historical marker. In addition, private open space satisfies the N-FBC requirement and is located in a single consolidated area on the northeast edge of the site which extends from the limits of the public mini-park to the pedestrian connection to S. Queen Street. The approximately 12,600 square foot area is intended to serve the residents of the entire site and represents 20% of the buildable area, exceeding the minimum requirement by 5%. MTP Amendment and U Use Permit Carver Homes PLA-6923

14 Affordable Housing: The Neighborhoods Form Based Code (N-FBC) requires each redevelopment proposal to provide a certain amount of units, located on-site, that are affordable to households earning up to 60 percent of the Area Median Income (AMI). The specific requirement is calculated as a fraction multiplied by ten that is derived by dividing the total number of proposed units (73) by the total number of existing units (44), resulting in 16.5%. This factor is then applied to the total number of proposed units to calculate the required affordable housing contribution. The N-FBC also includes a minimum 20% ratio, which in this case would supersede the above referenced factor, resulting in a requirement of 6 Affordable Dwelling Units (ADUs), of which 3 units would need to have 2 bedrooms and one would need to have 3 bedrooms. The subject proposal includes 6 ADUs, all of which have 3 bedrooms, exceeding the unit mix requirement prescribed in the N-FBC. The N-FBC term requirements for affordability reference a 30-year period during which these ADU units must remain affordable at 60% AMI levels. This example is consistent with rental units, representing typical redevelopment scenarios in the N-FBC. As a result of all units within the subject proposal being for sale, staff is recommending that the 6 ADU units remain affordable in perpetuity, for the life of the project. This will ensure a long term affordable commitment on the east end of Columbia Pike and result in a lower sale price for those residents as their tax assessments will continue to be based on their affordable value, instead of the much higher market rate assessment of the same unit. The specific sale price of the 6 ADU units will be determined in consultation with staff and will be included as part of the ADU Agreement to be submitted prior to the First Certificate of Occupancy permit. The six ADUs shall have a maximum sale price that is affordable to households at or below 60% of Area Median Income (AMI) as published by the US Department of Housing and Urban Development (HUD) for the Washington, DC Metropolitan Statistical Area, adjusted for household size. Furthermore, current residents of Carver Homes who are eligible and income-qualified will receive first priority for the affordable unit. Following additional County guidelines, best efforts will be also made to help ensure the 3-bedroom units are sold to family-sized households. The affordable housing program within this proposal meets the following County Goals and Targets; Goal 5, Target 5B: Expands the County s ADU supply with six (6) net new affordable ownership units. Goal 7, Target 7A: All six (6) new affordable ownership units will be family sized. Goal 8, Target 8A: Six (6) net new ADUs in Neighborhood Service Area G. Goal 9, Target 9A: Increases the homeownership opportunities for low- and moderate income households. This proposal is also subject to the Arlington County Tenant Relocation Guidelines as prescribed in the N-FBC. The existing tenant mix, as indicated by the Carver Homes Board of Directors, indicates 7 of the 44 units are renter-occupied, as defined by the Tenant Relocation Guidelines. The applicant has submitted a Relocation Plan which provides the following information required by the N-FBC: 1. Outline of strategies the applicant plans to use to mitigate any displacement that may occur as a property is fully redeveloped; and MTP Amendment and U Use Permit Carver Homes PLA-6923

15 2. Documentation of timely tenant meetings, relocation payment amounts per bedroom size, eligibility criteria, and the proposal of new rents and utilities. Consistent with the Tenant Relocation Guidelines, the Relocation Plan for Carver Homes will include the following assistance: 120-day notices to vacate (required) Existing (rental) tenant profiles (required) Relocation payment amounts by bedroom size (voluntary): o $1,050 for 2-bedroom units o $1,200 for 3-bedroom units List of comparable units in the vicinity (voluntary) In addition, staff is helping coordinate efforts to proactively assist existing Carver Homes residents (owners and renters) who may be interested in purchasing one of the six (6) affordable units that will be delivered with this subject proposal. This will include a number of workshops and early preparation to help those residents qualify for ownership opportunities and ultimately be the considered early in the sales of the affordable units. Historic Preservation: The subject site is currently listed as Important in the County s Historic Resources Inventory (HRI) which was adopted by the County Board in October The HRI Policy states that certain goals and objectives should be met for properties listed as Important and which may ultimately become redeveloped. The following HRI goals are applicable for Carver Homes: Goal 3: Incorporate Sustainable Design Principles In the Renovation of All Existing Historic Buildings and in New Construction Goal 5: Promote the Preservation of the Important Historic Buildings in the HRI Goal 7: Contribute to the Lasting Historic Record of the County by Documenting Historic Resources Listed in the HRI Since the adoption of the HRI Policy, the vision for the subject site has been updated with the adoption of the Columbia Pike Neighborhoods Area Plan (2012) and Columbia Pike Neighborhoods Form Based Code (2013), both of which indicate a vision of full redevelopment that has been supported by the community. The subject proposal is consistent with the recently adopted plans and policies referenced above, but also recognizes the cultural importance of the Carver Homes site. As a result, the applicant has voluntarily agreed to the following measures with regards to historic preservation of this site: Installation of a Historic Marker dedicated to the Albert Cassell (prominent African American architect who designed the existing development) as well as the general history of the site and neighborhood including images of the existing site; Recordation of Carver Homes with photographs and drawings meeting the Historic American Buildings Survey (HABS) standards; Provide contact between existing Carver Homes residents and the Libraries staff for the purpose of conducting an oral history project; and Satisfy the standard conditions covering basic archeology in the event artifacts are found during demolition and construction of this site. MTP Amendment and U Use Permit Carver Homes PLA-6923

16 Signage: The subject proposal includes a limited amount of signs due to the nature of the townhouse development. The proposed address and property signs are consistent with the N- FBC sign standards and provide a unified design scheme compatible with the architecture of the townhomes. The proposed mini-park and historic marker will comply with County standards and follow additional review post-approval regarding the naming of the park and specific content of the historic marker. Modification: The applicant requests a modification to the Ground Story Height requirements associated with accessible entrances for the subject proposal. The requested modification represents an element that may be considered and modified by the County Board and is supported by staff and the FBC Advisory Working Group as it meets the intent of the accessible entrance requirements. For background, during the course of developing the Neighborhoods Form Based Code (N- FBC), it was anticipated that residential units may occur more frequently on the ground story than they would in the commercial centers where ground story retail would be required in many locations along Columbia Pike. After recognizing potential privacy concerns where units are located on the ground story, the N-FBC incorporated raised finished floor elevation requirements to improve privacy for ground floor dwelling units. This was coupled with design standards to facilitate compliance with Federal Fair Housing ADA requirements and to accommodate entrances with no barriers, or as few as possible (i.e. visitable entrances). This was intended during the planning process to facilitate housing development that is designed in such a way that it can be lived in or visited by people who have difficulty navigating steps, who use wheelchairs or walkers, or have other disabilities. In response to feedback from the community during the development of the N-FBC, further refinements were also incorporated to provide more design options and at-grade entrances, particularly in townhouse developments. This resulted in the N-FBC specifying two options in which townhouse developments could satisfy the visitability requirements: 1. When the finished floor elevation of the ground story entrance is elevated on the front facade, with access provided from a stoop, an additional entrance must be provided atgrade on the side or rear of the Townhouse to allow for zero-step entrance; Within this condition, the following additional design details are required: a. A barrier-free (no step) route to the accessible entrances must be provided with a slope of no more than 1:12; b. A marked sidewalk for pedestrians is required within the alley to allow for dropoffs and access to the entrance; 2. When the finished floor elevation of the ground story is provided at-grade, allowing the barrier-free entrance on the front façade, the N-FBC requires an additional entrance to the second story via a stoop, also on that front façade. Within this condition, the following additional design details are required to reduce the overall building height, improve architectural designs that reduce the perceived scale of the ground story space while emphasizing the upper stories as the primary living areas, and achieve privacy for the ground story space: a. Ground story clear height is reduced from 8-10 to 8 feet; MTP Amendment and U Use Permit Carver Homes PLA-6923

17 b. The second story finished floor elevation may be up to maximum of 9.5 feet above grade; and c. The ground story building wall materials are differentiated from the upper stories. Each of the 50 townhouses within the subject proposal provide a barrier-free, zero-step entrance, however, not every townhouse complies with all of the design standards that reflect privacy considerations in the N-FBC. This is partly the result of the subject site being fairly flat and lacking any significant change in topography but also the result of the new street connections that are required through N-FBC redevelopment. The new segments of S. Quinn Street and 13 th Street South need to connect to the existing S. Rolfe Street and 13 th Road South, therefore limiting any re-grading that may be needed on the subject site to facilitate raised entrances. This also impacts the feasibility of providing zero-step entrances from the rear of each townhouse because the proposed alleys, providing access to those areas, also have to connect to the existing and proposed public street elevations. For this reason, 12 of the 40 townhouses which provide a zero-step entrance from the rear alley, have a finished floor elevation on the front façade that is just shy of the 36 minimum required specified in option 1 above. These 12 units range from 18 to 30 above grade. Staff recommends approval of the requested modification for these units because, in this instance, it would be costly and ineffective/unnecessary to further grade a relatively flat site. In addition, the units will be elevated above the fronting sidewalk elevation and achieve privacy from the adjacent sidewalk. Furthermore, in this part of the Columbia Pike corridor, pedestrian traffic and street noise would likely be lower than other parts of the corridor, therefore, privacy should not be significantly diminished The remaining 10 townhouses facing the new segment of S. Quinn Street are able to accommodate the zero-step entrance on the front façade. However the limited Street Space that is prescribed for this new street segment restricts the available space in front of those units to only a 6-foot-wide sidewalk and a 4-foot-wide dooryard space. As a result, this condition is constrained and does not allow the subject proposal to also accommodate a staircase leading to a separate entrance to the second story on the front façade, as prescribed in option 2. While the requirement for a second building entrance and staircase was designed to draw attention to the main living levels on upper floors above a basement thereby creating a lower scale building overall, in this instance the scale is less of a concern in this location and the size of the dooryard space simply limits the feasibility of the staircase. The number of impacted units are limited and these units face the interior of the site which will have less impact on the surrounding neighborhood. Furthermore, the applicant proposes to achieve privacy for these ground stories by raising the windows/window sill above the adjacent sidewalk grade and by agreeing to a condition that requires the developer to install plantation shutters within the subject windows. For these reasons, staff recommends approval of the modification. Exhibit 9, identifies the location of all townhouses for which the modification is being requested. MTP Amendment and U Use Permit Carver Homes PLA-6923

18 Exhibit 9: Townhouses with Requested Modification Option 1 Option 2 Finished floor is < 3 above fronting sidewalk Zero-step entry/exit provided from the alley Modification for 3-8 entry height requested Zero-step entry/exit provided at front of townhouse Modification for additional front entrance & stoop requested Community Review Process: During the course of the preliminary review of this proposal, the applicant has continually refined the site and building layout and architectural treatments of the project to better comply with the N-FBC regulations. Pursuant to the N-FBC Administrative Regulations 4.1.2, once the applicant s preliminary plans were substantially complete and compliant with the N-FBC, the subject proposal proceeded to the Community Review stage for further review. Columbia Pike Form Based Code Advisory Working Group (AWG): The applicant and staff met with the FBC AWG on November 11, 2014 to review the plans with the N-FBC Checklist. Through this meeting, AWG members asked questions about the project and the N-FBC regulations including how the affordable housing contribution was satisfied, the design of the public mini-park, and how parking was accommodated within the subject proposal. MTP Amendment and U Use Permit Carver Homes PLA-6923

19 While indicating general support for the project and the requested modification, the FBC AWG requested staff continue discussions with the County Attorney s office and Zoning Administrator in an effort to obtain a legal position on the difference of interpretation expressed by a community member related to the specific density restriction that applies to the subject site. The site-specific restriction, which was previously informed by staff and consultant layouts during the Neighborhoods Area Plan development, indicated that in the event 60 townhouse lots were to be achieved, only 1/3 of those could include two (2) separate dwelling units, so that the 80 unit maximum would not be exceeded. This was drafted because other Townhouse developments within the Neighborhoods Form Based Code area could utilize this condition on all of their townhouse lots, allowing for two dwelling units within a single townhouse structure. While this design feature was supported by the community, staff ensured (through this restriction) including multiple dwelling units within a single townhouse could not be used as a mechanism to surpass the 80 unit total that was established for this site as part of an agreement with the Arlington View community. The note, however, did not specify, nor was it contemplated throughout the review process, how townhouses with multiple dwelling units should be treated in the event a potential development proposed less than 60 townhouse lots while still respecting the 80 unit cap. This maximum scenario for the subject site, along with other developments in this neighborhood, was previously modeled for potential traffic volumes on existing streets, resulting in a minimal impact. This analysis was presented to the community in July 2013, at which point staff did not receive any feedback or concerns regarding the use of townhouses with multiple dwelling units or accessory units and their potential impact on this analysis. In addition, there were no discussions that substantiated a correlation between specific ratios of such townhouses to any negative impacts on the very issues that were raised by the community during this process (overall height, density, buffers and noise). Staff has previously noted that parking ratios in the N-FBC are measured on a per unit bases and not by townhouse lot. Accessory units, as defined in the N-FBC, therefore would not have a separate parking requirement and could ultimately result in parking deficiencies for the subject site. Townhouses with multiple dwelling units, as proposed by the applicant and permitted in the N-FBC, are separate units with separate ownership and have parking requirements. The subject proposal, provides 108 parking spaces, which includes 20 additional spaces beyond the minimum requirement. Townhomes with multiple dwelling units do not alter the agreed upon form or height set for the subject site and include the same architectural treatment as typical townhomes. Staff carefully reviewed this matter and has obtained legal opinions from the Zoning Administrator and County Attorney s office which confirm the finding that the subject proposal is compliant with the Neighborhoods Form Based Code. Community Meeting: Also required by the Administrative Regulations 4.1.2, the applicant presented the plans at a community meeting on January 28, Residents of the Arlington View neighborhoods, including the Civic Association president attended the meeting and asked questions about the subject proposal. Staff presented a brief history of earlier planning efforts and discussed the traffic analysis completed during the development of the N-FBC for this neighborhood. Some of the residents noted concerns about parking within Arlington View and wanted to understand potential impacts the subject proposal may have on the existing conditions. MTP Amendment and U Use Permit Carver Homes PLA-6923

20 The applicant noted 108 spaces would be provided, 25 above the minimum N-FBC requirement. A couple of members of the community continued to express their difference of interpretation with regards to the specific density restriction placed on the Carver Homes site. Overall, however, there was general support behind the proposal with a number of residents expressing confidence in the planning and N-FBC review process that carefully considered the community s needs and clearly demonstrated compliance with the adopted policies regulating development. Tenant and Landlord Commission: The subject use permit will be heard on February 18, 2015 for the Tenant and Landlord Commission s recommended action. Planning Commission: The Planning Commission considered this item at its meeting on February 11, 2015 and voted 8-0 in support of a motion to recommend approval of the subject use permit, requested modification and associated amendment to the Master Transportation Plan. There was no discussion related to the Neighborhoods Form Based Code, the requested modification or the MTP Amendment. CONCLUSION: Staff concludes that the proposal is in compliance with the Townhouse/Small Apartment Building Envelope Standards of the Columbia Pike Neighborhoods Form Based Code regulations, with the exception of the requested modification. The requested modification will better accomplish the purposes and intent of the Neighborhoods Form Based Code related to the subject proposal and will not adversely affect the health or safety or persons residing or working in the Arlington View neighborhood nor will it be detrimental to the public welfare or injurious to the property or improvements in the Arlington View Neighborhood or be in conflict with the purposes of the master plans of the County. Therefore, staff recommends that the County Board adopt the attached MTP Amendment to add two new segments of S. Quinn Street and 13 th Street South and approve the subject use permit request, subject to the conditions set forth below. MTP Amendment and U Use Permit Carver Homes PLA-6923

21 MASTER TRANSPORTATION PLAN AMENDMENT RESOLUTION WHEREAS, the County Board of Arlington County has been presented with a proposed amendment of the Master Transportation Plan ( MTP ) Map, a part of the County s Comprehensive Plan, to add a segment of South Quinn Street within the block bounded by South Rolfe Street, 13 th Road South, South Queen Street and 12 th Street South as depicted in the attached map; and WHEREAS, the County Manager has recommended that the proposed amendment be approved; and WHEREAS, the Planning Commission has recommended approval of the associated Use Permit (U ); and WHEREAS, the County Board of Arlington County has considered the foregoing recommendation and the purpose of the MTP and the Comprehensive Plan as set forth in these documents, the Arlington County Zoning Ordinance, and the Code of Virginia; and Whereas, the County Board of Arlington County held a duly advertised public hearing on the proposed amendment to the MTP on February 24, NOW, THEREFORE, be it resolved that, based on the aforementioned considerations, deliberations, and all public comments, the County Board of Arlington County finds that the proposed amendment to the MTP Map to add a segment of South Quinn Street and 13 th Street South within the block bounded by South Rolfe Street, 13 th Road South, South Queen Street and 12 th Street South should be, and hereby is, approved. MTP Amendment and U Use Permit Carver Homes PLA-6923

22 MTP Amendment and U Use Permit Carver Homes PLA-6923 MTP Amendment to add new segment of 13 th Street South and South Quinn Street.

23 Carver Homes U Form Based Code Use Permit Conditions Note: Where a particular County office is specified in these conditions, the specified office includes any functional successor to that office. Where the County Manager is specified in these conditions, County Manager includes the County Manager or his/her designee. As used in these conditions, the term Developer shall mean the owner, the applicant, the Homeowner s Association and all successors and assigns. Where applicable, FBC refers to the commercial center Form Based Code and N-FBC refers to the Neighborhoods Form Based Code. The general sequence of permits is as follows: Demolition Permit; Land Disturbance Permit; Excavation, Sheeting and Shoring Permit; Footing to Grade Permit; and Final Building Permit. In the event that the Developer does not obtain all permits separately, the Developer agrees that the requirements for all permits as set forth in the conditions below will be included in the permit that is applied for up to and including those requirements set forth to be met before the permit that is being applied for has been issued. In the event that the Developer only applies for and receives a Final Building Permit, the requirements for the Demolition Permit; Land Disturbance Permit; Excavation, Sheeting and Shoring Permit; and Footing to Grade Permit must also be met prior to issuance of the Final Building Permit. 1. Overall Compliance Requirements The Developer agrees that nothing in these conditions relieves the Developer from complying with all Federal, State and/or local laws and regulations. The Developer agrees that these conditions are valid for the life of the Use Permit. The Developer agrees to paste to all site development and building permit application drawings (not including interior alteration building permits i.e. electrical and plumbing), the approved minutes of the County Board meeting at which the Use Permit or any amendment to the Use Permit was approved. The Developer also agrees that no changes to the approved post plans shall be made in the field. Unless otherwise stated in the conditions below, all required submissions shall be filed with the Zoning Office. 2. Use Permit Compliance and Expiration A. Compliance (Life of the Use Permit) The Developer agrees to comply with the standard conditions set forth below and as referenced in Administrative Regulation 4.1.2, and the revised plans dated January 30, 2015 and reviewed and approved by the County Board as part of the Use Permit approval (as used in these conditions, the term Use Permit shall refer to the approved special exception UP # ) and made a part of the public record on February 24, 2015, including all renderings, drawings, and presentation boards presented during public hearings, together with any modifications proposed by the Developer and accepted by the County Board or vice versa, except as specified in the conditions below. MTP Amendment and U Use Permit Carver Homes PLA-6923

24 B. Expiration (Building Permit) If a Building Permit has not been issued for the first stick of units to be constructed pursuant to the approved Use Permit, then this Use Permit approval expires on February 24, 2018unless otherwise extended by the County Board. Extension of this approval shall be at the sole discretion of the County Board. The Developer agrees that this discretion shall include a review of this Use Permit and its conditions for their compliance with then current County policies for land use, zoning and special exception uses. Extension of the Use Permit is subject to, among other things, inclusion of amended or additional Use Permit conditions necessary to bring the plan into compliance with then current County policies and standards together with any modifications proposed by the owner and accepted by the County Board or vice versa. 3. Post-County Board FBC/N-FBC Use Permit Filing (Demolition and Land Disturbance Permits) A. (Demolition and Land Disturbance Permits) The Developer agrees to file four copies of a FBC Use Permit within 90 days of the County Board approval, and before issuance of the Land Disturbance Permit or Demolition Permit. The Developer also agrees to submit four digital copies on compact disc, including final Use Permit drawings (JPEG, PDF, DWF, and DXF formats), color images of all renderings and photos of presentation boards (JPEG and PDF formats), and PowerPoint presentations (PPT format) shown to the County Board, including any changes made during the County Board meeting, of the approved 4.1 plans. The submittal shall comply with the final approval of the County Board and with Administrative Regulation No permits shall be issued for this Use Permit until the post-county Board filings have been approved by the County Manager. B. The Developer agrees to show on the post plans: 1) Existing traffic signal system infrastructure, e.g., poles, meters, controller cabinets, and indicate on the plans if any part of the system will be moved and to where it is proposed to be moved. C. The Developer agrees that no changes to the approved post plans shall take place in the field. The Developer agrees to obtain the Zoning Administrator s review and approval of all post plan changes, who will determine whether the changes are acceptable, need an administrative change, or require Use Permit amendment approval. 4. Use Permit Conditions Review Meeting (Demolition and Land Disturbance Permits) The Developer agrees to request and attend, along with its construction team, a Use Permit Conditions Review Meeting coordinated by the Zoning Office prior to the issuance of any permits for the Use Permit. The meeting is intended to inform the Developer of the following: 1) requirements of each of the Use Permit conditions that apply to the approved Use Permit; 2) the general process and contacts for obtaining permits, including plan review and approval and overview of associated Use Permit compliance requirements; and 3) the potential need to attend additional pre-permit and MTP Amendment and U Use Permit Carver Homes PLA-6923

25 pre-construction meetings coordinated by the Inspection Services Division (ISD) and the Department of Environmental Services (DES). 5. Phasing Plan (Demolition and Land Disturbance Permits) The Developer agrees to obtain approval of the County Manager of a phasing plan ( Phasing Plan ), setting forth each defined phase ( Phase ) of the Use Permit, including demolition, land disturbance for site work, nine (9) phases of residential unit construction, and topping, prior to the issuance of any Demolition and Land Disturbance Permits, and to implement the approved Phasing Plan. The Developer agrees that it shall comply with the site maintenance requirements outlined in Condition #13 below as part of the Phasing Plan. Improvements required by this Use Permit condition shall be constructed in phases, consistent with the approved Phasing Plan, except that, with the approval of the County Manager, the phases may be constructed concurrently. The nine (9) phases of residential unit construction may be constructed in any order upon approval by the County Manager of a revised Phasing Plan. Any changes in the project phasing shall require a new Phasing Plan approved by the County Manager prior to the issuance of any subsequent permits for the project. 6. Tree Survey, Tree Protection Plan, and Tree Protection Bond (Demolition and Land Disturbance Permits) A. (Demolition and Land Disturbance Permits) The Developer agrees to do the following prior to the issuance of the Demolition and Land Disturbance Permits: 1) Tree Survey. Complete a tree survey which meets the standards set forth below in subparagraph C, Tree Protection and Tree Protection Plan Standards. 2) Tree Protection Plan. Submit to, and obtain the County Manager s review and approval of a tree protection plan for those trees identified on the tree protection plan to be saved according to the standards set forth below in paragraph C, Tree Protection and Tree Protection Plan Standards. B. Tree Replacement and Tree Replacement Bond for Preservation of Trees on Developed or Adjacent Property (Post Final Certificate of Occupancy Permit) 1) Tree Replacement. Unless otherwise specified, any tree required to be saved pursuant to this condition, which dies, as determined by the County s Urban Forester, prior to or within three (3) years of the issuance of the final Certificate of Occupancy, shall be removed and replaced by the Developer at his expense with the number of major deciduous and evergreen trees consistent with the Tree Replacement Guidelines. 2) Final Inspection & Bond Release. The Developer agrees to request a final inspection of all trees required to be preserved, consistent with the approved Tree Protection Plan, three (3) years after the issuance of the final Certificate of Occupancy. C. Tree Protection and Tree Protection Plan Standards MTP Amendment and U Use Permit Carver Homes PLA-6923

26 1) The tree survey shall show existing conditions of the site and locate and identify all trees which are three (3) inches in diameter or greater. The survey shall include any tree on adjacent sites whose critical root zone extends onto the subject site. 2) The tree protection plan will designate any trees proposed to be saved by the Developer. This plan shall include root pruning for any tree on adjacent sites whose critical root zone extends onto the subject site. The tree protection plan shall be developed by a certified arborist or other horticultural professional with a demonstrated expertise in tree protection techniques on urban sites. At a minimum, this plan shall include: a. A site grading plan at two (2) foot intervals, including the location of all proposed improvements and utilities. b. Detailed specifications for any tree walls or wells proposed. c. A description of how and where building materials and equipment will be stored, and a description and map of construction travel routes, during construction to ensure that no compaction occurs within the critical root zone of the trees to be saved. d. Identification of tree protection measures and delineation of placement of tree protection. e. The location of all construction and/or sales trailers, if any, within any tree protection areas. 7. Location of Construction and/or Sales Trailers (Demolition and Land Disturbance Permits) The Developer agrees to submit a construction trailer plan, which shall show the location of construction trailers, prior to the issuance of the Demolition and Land Disturbance Permits, and prior to locating any trailers on the site. The plan may show construction trailers located within the setback area as long as they are not located in the vision obstruction area or tree protection area. The plan shall show the location of construction staging and include the Construction Hauling Route Plan. The Developer may submit the construction trailer plan for review by both Zoning and DES prior to approval of the plan by Administrative Change by the Zoning Administrator. If all construction trailers for the project are shown on the Tree Protection Plan (Condition #6.A) above), then that Plan can be used to satisfy this condition s submittal requirements, provided it has been reviewed and approved as set forth herein. 8. Photographic Record of Development () A. The Developer agrees to produce and submit to the Zoning Administrator a photographic record of development, starting with a record of the site as it appears before demolition is begun, including photographic records during construction, and MTP Amendment and U Use Permit Carver Homes PLA-6923

27 ending with a photographic record of the development as it appears after completion of construction, for placement in the Arlington County Library Community Archives. These submissions shall comply with the standards provided in subparagraph B below. The photographic record shall include photos taken at the following points in construction, and photos shall be submitted before issuance of the permit specified in each sub-paragraph below: 1) (Demolition and Land Disturbance Permits) Before issuance of the Demolition and Land Disturbance Permits for the site Views of north, south, east and west facades, as location permits, of buildings to be demolished, as well as at least one photo of the site before any clearing or grading including the existing physical relationship with adjacent buildings and streets. The photographic record shall also include all historic aspects of the facades of the building to be demolished, consistent with the requirements described in Condition #31 below. 2) (Building Permit) Before issuance of the first Building Permit Photos of Site Clearance: Views of cleared site facing north, south, east and west, as location permits, with adjacent buildings and streets included. 3) (Shell and Core First Certificate of Occupancy) Intentionally Omitted 4) (Final Certificate of Occupancy) Before issuance of the final Certificate of Occupancy for the last unit in the last stick of units Photos of Site Completion: north, south, east and west facades of completed building or buildings, as well as at least one view of completed project in context of adjacent buildings and streets. Photographs on compact disc must be submitted in addition to print copies of photographs and the photo contact sheet. B. Photographic Record of Development Submittal Standards All photographic records can be either color or black and white. Submission of a photo contact sheet and 8" x 10" prints on photographic paper shall be the minimum acceptable standard. Photographs on compact disc, print copies of the photographs, and the photo contact sheet, must be date-stamped and submitted at the end of the project prior to the issuance of the final Certificate of Occupancy. 9. Construction Related Measures (Demolition and Land Disturbance Permits) A. Maintenance of Traffic Plans 1) All Maintenance of Traffic Plans (MOT) for this Use Permit shall include the hours permitted for construction activities in the public right-of-way. Construction activity within the public right-of-way may occur between 9:00 a.m. and 3:30 p.m., Monday through Friday and/or between 10:00 a.m. and 6:00 p.m. on weekends and holidays. Construction activity within the public right-of-way shall not occur between 6:00 a.m. and 9:00 a.m. or between 3:30 p.m. and 6:30 p.m., Monday through Friday. The foregoing construction hours may be modified MTP Amendment and U Use Permit Carver Homes PLA-6923

28 by the County Manager if she finds that, 1) for right-of-way improvements required by the Use Permit, construction activity must be constructed outside the hours stated above in order to avoid disruption of traffic or other transportation systems; or 2) the construction activity requires certain utility work and/or street closures outside the hours stated above. Holidays are defined as New Year s Day, Martin Luther King Day, President s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veteran s Day, Thanksgiving and Christmas. The Developer agrees to place a minimum of one sign per street front around the construction trailer containing the same information, to provide a written copy of the permissible hours of construction to all subcontractors, and to require its subcontractors to observe such hours. 2) The Developer agrees to submit one (1) copy of the approved Construction Hauling Route Plan to the Zoning Administrator. Copies of plans or maps shall also be posted in the construction trailer and given to each subcontractor and construction vehicle operator before they commence work on the project. 3) The Developer agrees to provide one (1) copy of the approved Construction Hauling Route Plan to the Arlington View Civic Association and to the Columbia Pike Revitalization Organization (CPRO), one (1) copy to the Arlington County Police Department, and provide documentation of these submissions to the Zoning Administrator. B. Maintenance of Street Surfaces. The Developer agrees to maintain street surfaces adjacent to the site in a clean, smooth condition devoid of potholes at all times during the construction period. Whenever a significant portion of an adjacent road surface is disturbed for reasons relating to the construction, including utility work, the Developer agrees to repair promptly the disturbed portion(s) of pavement with hot patching to return the road surface to a clean, smooth condition. The Developer agrees to ensure that the road surface is promptly repaired regardless of whether the excavation work or other damage to the road surface was done by the Developer, the Developer s contractors, or private utility companies for work associated with this Use Permit. The Developer agrees to make reasonable efforts to schedule construction work so that digging in the street surfaces will not occur during the winter months. The term significant portion of a road is understood to include, but not be limited to, a cut in the road surface that exceeds 10 feet in length or 100 square feet in size. This condition is in addition to any other conditions in this Use Permit and any County requirements relating to reconstruction and repaving of streets at the completion of construction. All temporary street patching shall be performed per Arlington County Construction Standards and Specifications. C. Temporary Lighting Plan. During construction the Developer agrees to provide adequate temporary lighting for roadway users, including pedestrian and vehicular traffic, along all frontages of the site, including the interiors of covered pedestrian walkways. Lighting levels shall conform to minimum luminance levels approved by the County, based on the Arlington County Traffic Signal and Streetlight MTP Amendment and U Use Permit Carver Homes PLA-6923

29 Specifications. A temporary lighting plan shall be submitted and approved prior to issuance of the Demolition and Land Disturbance Permits. Lighting shall be turned on between dusk and dawn 7 days a week. Any high-intensity overhead lighting, such as lighting placed on construction cranes, shall be used only during construction hours (except lower levels after hours for safety and security reasons), and shall be placed so as not to directly illuminate residential dwellings or be a nuisance to neighboring property owners. The approved temporary lighting plan shall be implemented prior to issuance of the Excavation Sheeting and Shoring Permit and prior to the shut-down or removal of any existing lighting and operated from implementation until lighting fixtures as approved in Condition #17 are in place and operational around the perimeter of the site. D. Off-Street Parking for Construction Workers (First Building Permit) The Developer agrees to develop and submit to the Zoning Administrator a plan for off-street parking for construction workers prior to the issuance of the first Building Permit. The Developer agrees to obtain the review and approval by the Zoning Administrator of such plan prior to the issuance of the first Building Permit. The Developer agrees that the plan shall provide for off-street parking and shall be provided for all construction workers, including sub-contractors, without charge to the workers. In lieu of providing parking, the Developer may provide a subsidy for the construction workers in order that they may use Metro, provide a van for van pooling, or use another established method of transportation to provide for construction workers to arrive at the site. The Developer agrees to implement the approved plan throughout all phases of construction on the project. If the plan is found to be either not implemented or violated during the course of construction, a notice to correct the violation will be issued to the Developer. If the violation is not corrected within ten (10) days, appropriate enforcement actions will be taken in accordance with Article 17 of the Zoning Ordinance. The Developer agrees that the plan shall include the following: 1) The location of the parking to be provided at various stages of construction. 2) The number of parking spaces that will be provided at various stages of construction. 3) The number of construction workers that will be assigned to the work site at various stages of construction. 4) Mechanisms which will be used to encourage the use of Metro, carpooling, vanpooling, and other similar efforts. 5) The location on the construction site at which information will be posted regarding Metro schedules and routes, bus schedules and routes, and carpooling and vanpooling information. MTP Amendment and U Use Permit Carver Homes PLA-6923

30 6) The contact person responsible for communicating parking and transportation options to workers. 10. Residential Relocation (Demolition and Land Disturbance Permits) 1. The Developer agrees to submit to the Zoning Administrator evidence of compliance with this condition prior to the issuance of the Demolition and Land Disturbance Permits. The Developer agrees that such evidence of compliance shall first be reviewed and approved by the Arlington County Relocation Program Coordinator prior to submission to the Zoning Administrator. The Developer agrees to provide each co-op owner who is displaced by the construction of this Use Permit project, except those who sign initial leases for a unit in the project after the date of this Use Permit approval, with a minimum of 120 days written notice to vacate. The Developer further agrees to provide each of the seven (7) rental lease holders, as defined by the Arlington County Tenant Relocation Guidelines, who are displaced by the construction of this Use Permit project, at least the following: 1) A minimum of 120 days written notice to vacate. 2) Relocation payments and services, in accordance with the Carver Homes (1300 S. Rolfe Street) Relocation Plan dated February 6, 2015, adopted by the County Board and in effect on the County Board date identified in Condition #2. 3). B. If the Developer decides to limit relocation benefits to persons who executed initial leases before approval of the Use Permit, the Developer agrees to notify, in writing, any tenant moving in after the date that the Use Permit is approved of his/her ineligibility for relocation payments and services. Any tenant who has not signed a waiver of rights to relocation assistance must receive the assistance. In cases where State law requires 120-day notice to vacate (displacement from multi-family buildings containing four or more units), notice cannot be waived, but the lead time for such notice may be reduced by mutual agreement in writing. 11. Retail Relocation (Demolition and Land Disturbance Permits) Intentionally Omitted 12. Community Outreach During Construction (Demolition and Land Disturbance Permits) The Developer agrees to comply with the requirements of this condition prior to the issuance of the Demolition and Land Disturbance Permits, and to remain in compliance with this condition until the final Certificate of Occupancy is issued. A. Community Liaison. The Developer agrees to identify a person(s) who will serve as liaison to the community throughout the duration of construction. This individual shall be on the construction site or readily accessible throughout the hours of construction, including weekends. The name, address and telephone number of the individual(s) shall be provided in writing to residents, property managers and MTP Amendment and U Use Permit Carver Homes PLA-6923

31 business owners whose property abuts the site (including the Arlington View Civic Association and Columbia Pike Revitalization Organization (CPRO)), and to the Zoning Administrator, and shall be posted at the entrance of the project. B. Community Meeting. Before commencing any clearing or grading of the site, the Developer agrees to hold a community meeting with those whose property abuts the project to review the Construction Hauling Route Plan, location of construction worker parking, plan for temporary pedestrian and vehicular circulation, and hours and overall schedule for construction. The Zoning Administrator and the Arlington County Police representative must be notified in advance of the meeting date once the community meeting dates/times are established. The Developer agrees to provide documentation to the Zoning Administrator of the date, location and attendance of the meeting. C. Temporary Closures of Any Traffic Lanes (Demolition and Land Disturbance Permits 7 days in advance of street closures) The Developer agrees to notify the appropriate civic associations and all abutting property owners in writing (or, by mutual agreement, ) at least seven calendar days in advance of any street closure, except in the case of an emergency, of more than one hour duration on any street. Emergency street closures may include, but not be limited to, those relating to rupture or potential rupture of a water or gas main, unsecured building façade, or similar unforeseeable public danger. Emergency street closures shall not include closures for setting up or dismantling of a crane, exterior building construction, materials deliveries, utilities work, or similar situations. Throughout construction of the project, the Developer agrees to advise abutting property owners in writing of the general timing of utility work in abutting streets or on-site that may affect their services or access to their property. 13. Construction Site Maintenance Agreement A. Approve Agreement (Demolition and Land Disturbance Permits) The Developer agrees to submit to and obtain the County Manager s approval of a Construction Site Maintenance Agreement prior to the issuance of Demolition and Land Disturbance Permits, which will provide information regarding how the Developer will meet the following requirements: 1) That the site and any buildings located within it are secured and kept in a wellmaintained condition throughout construction, consistent with the requirements outlined below in this condition. This shall include, but not be limited to, maintaining landscaping, keeping the grass mowed, removing litter and debris from the site, and properly disposing of recyclable materials. 2) Maintain access on the site for fire emergency vehicles including access to existing fire hydrants and fire department connections. MTP Amendment and U Use Permit Carver Homes PLA-6923

32 3) Address sites that have been cleared, but construction has either ceased for a period of 6 months or not yet begun. The Plan shall include an interim site maintenance plan that provides details on interim landscaping, site screening and site maintenance. 4) At the end of each work day during construction of the project, any streets used for hauling construction materials and entrance to the construction site shall be free of mud, dirt, trash, allaying dust, and debris, and all streets and sidewalks adjacent to the construction site shall be free of trash and debris. 5) On-site construction activity, including, by way of illustration and not limitation, delivery of materials and equipment, except for construction worker arrival to the construction site and indoor construction activity, shall commence no earlier than 7:00 a.m. and end by 6:30 p.m. on weekdays, and shall commence no earlier than 10:00 a.m. and end by 6:30 p.m. on Saturdays, Sundays, and holidays. Indoor construction activity defined as activity occurring entirely within a structure fully enclosed on all sides by installed exterior walls, windows, and/or doors shall end at midnight each day. The Developer may submit to the Zoning Administrator, through the administrative change process, a request to permit construction activity during hours other than those identified above. The Zoning Administrator may approve such request only if the Developer can show that the construction activity requires certain utility work and/or street closures outside the hours stated above. Holidays are defined as New Year s Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas. The Developer agrees to place a minimum of one sign per street front around the construction site, indicating the permissible hours of construction, to place one additional sign within the construction trailer containing the same information, to provide a written copy of the permissible hours of construction to all subcontractors, and to require its subcontractors to observe such hours. B. Storage of Construction Materials (Throughout Construction of the Use Permit) The Developer agrees that storage of construction materials, equipment and vehicles shall occur only on the site. The Developer may submit a request for the County Manager s review and approval of an off-site location, which the County Manager may approve provided that he or she finds that the storage of construction materials equipment and vehicles do not adversely impact the public health or safety of the offsite location. C. Implement Agreement (Throughout Construction of Use Permit) The Developer agrees to implement the approved Construction Site Maintenance Agreement throughout construction of the Use Permit. 14. Construction and Demolition Waste The Developer agrees to submit and obtain the County Manager s review and approval of at least one plan for diverting from landfill disposal the demolition, construction, and MTP Amendment and U Use Permit Carver Homes PLA-6923

33 land clearing debris generated by the project prior to the issuance of the permits identified in the sub-paragraphs below. The plan shall outline recycling and/or reuse of waste generated during demolition and/or construction. The plan shall outline specific waste streams and identify the means by which waste will be managed (reused, reprocessed on site, removed by licensed haulers for reuse/recycling, etc.). A. Historic Sites (Demolition and Land Disturbance Permits) Intentionally Omitted B. Construction Waste Management Plan (Demolition and Land Disturbance Permits) The Developer agrees, prior to the issuance of the Demolition and Land Disturbance Permits, to submit and obtain review and approval by the County Manager of the construction waste management plan to divert demolition, land clearing, and construction debris generated by the project from landfill disposal and/or incineration. The County Manager will approve the plan if he/she finds it is consistent with the Green Home Choice Program. The Developer further agrees to implement such plan throughout the respective phases of demolition and construction. Compliance with this condition may contribute to achieving Green Home Choice Program credits. C. Updated Construction Waste Management Plan (Final Building Permit) The Developer agrees, prior to the issuance of the Final Building Permit, to submit and obtain review and approval by the County Manager of an updated construction waste management plan. The County Manager will approve the plan if he/she finds it is consistent with the Green Home Choice Program. The Developer further agrees to implement such plan throughout the respective phases of construction. Compliance with this condition may contribute to achieving Green Home Choice Program credits. 15. Vacations and Encroachments A. Approval of Ordinance (Demolition and Land Disturbance Permits) The Developer agrees to obtain approval of and fulfill all required conditions of, all ordinances of vacation and/or ordinances of encroachment associated with and/or required to build the project, or any portion thereof, as shown on the Use Permit plans referenced in Condition 32, prior to the issuance of Demolition and Land Disturbance Permits associated with this Use Permit, or for a pertinent phase approved by the County Manager as part of the Phasing Plan required in Condition #5, except for demolition permits solely for buildings and structures not owned by the County and not located on property within which the County has an interest. B. Obtain Ordinance (Building Permit) Further, the Developer agrees that no building, structure or utility of any type shall encroach upon, or interfere with, the use of any County property or the exercise by the County of any property right or interest, unless the Developer has first, before any Building Permit is issued: a) obtained an ordinance of vacation or an ordinance of encroachment, enacted by the County Board, permitting such use, encroachment or interference; and b) met all of the conditions of such ordinance(s). MTP Amendment and U Use Permit Carver Homes PLA-6923

34 The satisfaction of the requirements of this condition may be phased such phasing is consistent with the Phasing Plan per Condition # [N-FBC ONLY] LEED Credits and Sustainable Design Elements The Developer agrees to obtain green building design credits and implement sustainable design elements in one of four ways, as described and required in subsection C. below: A. For LEED Certification applications for new development: Intentionally Omitted 2. For Earthcraft (with Energy Star certification compliance path) applications for new development (Final Building Permit): Intentionally Omitted 3. For Green Home Choice applications for new development (Final Building Permit): 1) Register Project (Final Building Permit) The Developer agrees to register the project under the Arlington County Green Home Choice Program. The Developer agrees to submit to the Green Home Choice Program Manager a signed copy of the Green Home Choice scorecard and application prior to the issuance of the Final Building Permit. The Developer agrees to schedule and complete all inspections and other requirements of the Green Home Choice program. 2) The developer agrees to meet with the GHC program Manager during the design phase of the project to discuss green building strategies that will be incorporated into the project. A third party Home Energy Rater shall be included in the project team to oversee the ENERGY STAR certification. This rater shall be retained prior to and included in the initial design meeting with the GHC Program Manager, such that energy issues can be incorporated into the design process. 3) For residential units, the developer agrees that all of the following types of appliances, fixtures, and/or building components initially installed in the project shall have earned the U.S. EPA's ENERGY STAR label (or an equivalent as approved by the County Manager): clothes washers, dishwashers, refrigerators, and ceiling fans. Residential units will comply with the EPA s Advanced Lighting Package (or equivalent as approved by the County Manager). The developer shall submit to the County Manager documentation sufficient to confirm that such components are ENERGY STAR qualified (or equivalent as approved by the County Manager) prior to issuance of the Final Building Permit. 4) For residential units, the developer agrees that all the following fixtures initially installed in the project shall have earned the U.S. EPA s WaterSense label (or equivalent as approved by the County Manager): toilets, showerheads, and bathroom sink faucets. The developer shall submit to the County Manager documentation sufficient to confirm that such components are WaterSense qualified (or equivalent as approved by the County Manager) prior to issuance of the Final Building Permit. MTP Amendment and U Use Permit Carver Homes PLA-6923

35 5) Homeowner s Manual (First Certificate of Occupancy) As required by the Green Home Choice Program, a Homeowner s Manual documenting compliance with the program shall be submitted to the Green Home Choice program coordinator for review, verification, and approval prior to issuance of the first Certificate of Occupancy for each stick of units. This manual shall include a copy of the final, signed version of the Green Home Choice score sheet, as well as documentation that it is sufficient to confirm the installation of all features in the home that have earned credits for the applicant on the Green Home Choice scorecard. 4. For LEED or Earthcraft Certification applications for Major Renovations to Existing Buildings (Final Building Permit): Intentionally Omitted 17. Civil Engineering Plan A. Submission and Approval (Land Disturbance Permits) 1) Submission (Land Disturbance Permits) The Developer agrees to submit a complete set, as determined by the Department of Environmental Services, of Civil Engineering Plan for each applicable phase of the project consistent with the approved Phasing Plan for the development, pursuant to Condition #5 above, based on the Minimum Acceptance Criteria and Guidelines dated November 3, 2014 or subsequent amended acceptance criteria document, prior to the issuance of the Land Disturbance Permit for that phase. 2) (Building Permit) The Developer agrees that in the event it seeks a Building Permit prior to approval of the Civil Engineering Plan, such permit may only be issued if the following requirements have been met for the applicable phase pursuant to Condition #5: a. Finding of no substantial risk to County. A minimum of one complete County staff review of the Civil Engineering Plan has been completed that results in a finding by the County Manager that the limits of land disturbance proposed on the plan will not interfere with, limit, damage, or pose a substantial risk of damage, to existing and proposed public infrastructure and adjacent public or private property. b. Maintenance of Traffic Plan. Approval by the County Manager of a Maintenance of Traffic Plan for, at a minimum, the land disturbance phase of work; and 3) Approval of Plan (Building Permit) The Developer agrees to obtain approval of the Civil Engineering Plan by the County Manager prior to the issuance of the first Building Permit, for any phase of the project (approved pursuant to Condition #5). The Developer further agrees that the approved Civil Engineering Plan shall conform to this Use Permit approval, the approved Final Landscape Plan, and the sequence of construction, and shall be consistent with MTP Amendment and U Use Permit Carver Homes PLA-6923

36 all Use Permit approval requirements and all County codes, standards and specifications, and policies. B. Infrastructure Improvements The Developer agrees to design and incorporate, at a minimum, the following elements in addition to other information required to be provided on the Civil Engineering Plan: 1) Structure Free Zone a. In order to accommodate the subsurface requirements of utilities and streetscape elements (including street trees), the Civil Engineering Plan shall provide a structure-free zone under the public sidewalk along all street frontages. i. This zone shall be a minimum of five (5) feet in depth, as measured from the approved finished sidewalk elevation, and shall extend from the back of the final location of the street curb, to the far edge of the public sidewalk. ii. No subterranean structures (such as parking garages or private storm water detention vaults) shall intrude into this five (5) foot deep zone, unless otherwise approved by the County Board and as shown on the Civil Engineering Plan. iii. Within the structure-free zone, underground utilities and/or utility vaults shall not be located in a manner that interferes with the appropriate spacing of street trees shown on the approved Final Landscape Plan nor shall utility lines be located beneath street trees. 2) Water Mains and Services a. Water services and public water main improvements, as listed below. i. The Developer agrees to construct approximately 485 feet of 8-inch water main in 13 th Road South from South Rolfe Street to South Queen Street connecting to the proposed 8-inch water main in South Queen Street and either the existing 6-inch water main or future (to be constructed by others) 8-inch water main in South Rolfe Street, whichever exists when construction occurs. ii. The Developer agrees to construct approximately 154 feet of 8-inch water main in South Queen Street connecting to the proposed 8-inch water main in 13 th Road South and the existing 8-inch water main in South Queen Street at the northern limits of the project frontage on South Queen Street. iii. The Developer agrees to construction approximately 522 feet of 8-inch water main in the proposed streets (13 th Street South and South Quinn Street) within the site. The 8-inch water main shall connect to the MTP Amendment and U Use Permit Carver Homes PLA-6923

37 proposed 8-inch water main in 13 th Road South and either the existing 6-inch water main or future (to be constructed by others) 8-inch water main in South Rolfe Street, whichever exists when construction occurs. iv. The Developer agrees to abandon or remove, per Arlington County standards, the existing 6-inch water main in 13 th Road South and existing 8-inch water main in South Queen Street that is being replaced as described above. All existing services on the water mains to be abandoned shall be transferred to the proposed 8-inch water main in 13 th Road South and South Queen Street as applicable. Their exact location shall be determined as part of the Civil Engineering Plan review based on final engineering design. These improvements shall be constructed in accordance with the standards set out in the DES Construction Standards and Specifications Manual. 3) Sanitary Sewer a. Public sanitary sewer main improvements, as listed below. i. The Developer agrees to construct approximately 380 feet of 8-inch sanitary sewer in South Rolfe Street connecting to the existing sanitary sewer in 13 th Road South and the existing sanitary line at the northern project limits in South Rolfe Street. ii. The Developer agrees to construct approximately 155 feet of 8-inch sanitary sewer in 13 th Road South connecting to the proposed sanitary sewer in the new street (South Quinn Street) on the west end at existing Arlington County manhole 8500 and continuing east approximately 155 feet to a terminal manhole. iii. The Developer agrees to construction approximately 240 feet of 8-inch sanitary sewer in the new street (South Quinn Street) connecting to the proposed 8-inch sanitary sewer in 13 th Road South on the southern end at existing Arlington County manhole 8500 and at a terminal manhole on the northern end. iv. The Developer agrees to construct approximately 240 feet of 8-inch sanitary sewer in the new alley on the northern portion of the site connecting to the proposed 8-inch sanitary sewer in South Rolfe Street on the west end and continuing east approximately 240 feet. v. The Developer agrees to abandon or remove, per Arlington County standards, the existing 8-inch sanitary sewer in South Rolfe Street in approximately the location of the proposed 8-inch sanitary sewer described above. The Developer further agrees to transfer any connections to the existing 8-inch sanitary sewer to the proposed 8- inch sanitary sewer in South Rolfe Street as applicable. Their exact location shall be determined as part of the Civil Engineering Plan review based on final engineering design. These improvements shall be MTP Amendment and U Use Permit Carver Homes PLA-6923

38 constructed in accordance with the standards set out in the DES Construction Standards and Specifications Manual. b. The Developer agrees that the County may TV-Inspect the sanitary sewer lines serving, or along the South Queen Street and 13 th Road South frontages of the site and shall identify any improvements that are necessary to adequately provide sanitary sewer service to the development. The Developer shall repair or replace any sections or appurtenances of the sanitary sewer serving, or along the frontages of the development that are found to be deficient or as shown on the Civil Engineering Plan. 4) Storm Sewer a. Public storm sewer improvements and public storm water management facilities as listed below. i. None Their exact location shall be determined as part of the Civil Engineering Plan review based on final engineering design. These improvements shall be constructed in accordance with the standards set out in the DES Construction Standards and Specifications Manual. 5) Electric Service and Appurtenances a. All new electric transformers, and all associated appurtenances may be installed in underground utility vaults or in locations at grade so as not to be clearly visible from street-space, as defined by the N-FBC, or shall be otherwise screened. 6) Undergrounding of Aerial Utilities a. Removal and/or undergrounding of all existing aerial utilities located within or along the periphery of the entire Use Permit site to a distance of approximately five (5) feet beyond the site boundaries except as shown in the plans. Specifically, two (2) existing utilities poles and aerial wires along South Queen Street, one (1) existing utility pole along the northern property line approximately 100 feet west of South Queen Street, and two (2) existing utility poles along the northern property within Block A may remain, be replaced, or be relocated. Utility poles and appurtenances to remain or be relocated shall be located to maintain minimum clear sidewalk and drive aisle widths as applicable. The number of poles along each project frontages or boundary cannot be increased. b. All utility improvements necessary to provide adequate utility services to the development, or utility work necessary to provide terminus facilities associated with the undergrounding of utility lines shall not result in the installation of any new or additional permanent utility poles, push braces, or aerial utility lines or devices. MTP Amendment and U Use Permit Carver Homes PLA-6923

39 7) Underground Utility Vaults a. The location of all underground utility vaults, ventilation grates, and associated appurtenances, as listed below, shall meet the following standards: i. Installation of all underground utility vaults shall be in conformance with the County design and construction standards and specifications, and all applicable construction standards and specifications of the owner of the utilities. Underground utility vaults for electric transformers and all associated appurtenances, shall meet both Dominion Virginia Power and County design and construction standards and specifications. ii. Underground private utility vaults may not be placed, in whole or in part, within the County right-of-way or public easement unless the Developer obtains County Board approval of an encroachment ordinance or other County approval, as appropriate, permitting use of the County right-of-way or public easement for such purpose. Upon enactment of an ordinance or approval, the Developer agrees to comply with all the conditions of such ordinance and any other conditions prescribed in the Use Permit addressing vacations and encroachments, including, but not limited to, recordation of any deeds, plats, or ordinances, the payment of compensation, and required fees. iii. The location and placement of underground utility vaults shall not conflict with the physical operation or placement of other existing or proposed public or private utility facilities. iv. Underground utility vaults shall have a minimum horizontal clearance of five (5) feet to conduits, manholes, public water mains and public sanitary sewers, unless a lesser clearance is specifically approved by the County Manager. v. Ventilation grates for underground utility vaults, or for garage air intake and exhaust vents, shall not be located within public sidewalks, streets, or within any portion of the County right-of-way or public easement area for sidewalks or public streets, within any areas that provide pedestrian access to any buildings, street, and public or private open spaces, or along any Required Building Line (RBL) frontage. a. [None.] 8) Streetscape a. The final streetscape design shall include sidewalks, street trees, tree pits/grates, bicycle racks, and sidewalk pattern/design along with the final selection of materials and colors to be used, and the limits of the clear pedestrian zone of all public sidewalks and pedestrian access. Along with MTP Amendment and U Use Permit Carver Homes PLA-6923

40 street lighting per subparagraph B.11 below, the final streetscape design shall include, but not be limited, to the following elements: South Rolfe Street: Minimum streetscape width measured from the back of curb: 15.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. Sidewalk to provide smooth transition to existing sidewalk north of the property South Queen Street: Minimum streetscape width measured from the back of curb: 15.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. Sidewalk to provide smooth transition to existing sidewalk north of the property 13 th Road South: Minimum streetscape width measured from the back of curb: 21.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 10 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. South Quinn Street (new street): Minimum streetscape width measured from the back of curb: 10 feet where there is on-street parking and 17.5 feet where there is no on-street parking Minimum clear sidewalk width: 6 feet Door yard: minimum 4 feet from back of sidewalk Tree planting strip dimensions:7.5 feet Tree spacing: as approved by the County Manager per the FBC/N-FBC. MTP Amendment and U Use Permit Carver Homes PLA-6923

41 13 th Street South (new street): Minimum streetscape width measured from the back of curb: 10 feet where there is on-street parking and 17.5 feet where there is no on-street parking Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:7.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. b. Public sidewalks designed in conformance with the Department of Environmental Services Construction Standards and Specifications Manual or subsequent standards as amended and as required to be shown on the Final Landscape Plan per Condition #18.B.8. c. The clear sidewalk along all public street frontages of the site shall be in compliance with FBC/N-FBC, applicable streetscape guidelines or standards, and shall be not less than six (6) feet wide at any point, including across all driveways, with no obstructions to impede the passage or flow of pedestrian traffic (clear sidewalk). However, pinch points may be permitted in conformance with the Master Transportation Plan and/or other applicable plans. d. The location and planting details for street trees shall be in compliance with FBC/N-FBC; the Arlington County Landscape Standards; the Standards for Planting and Preservation of Trees on Use Permit Projects; and other applicable streetscape guidelines or standards, or urban design standards approved by the County Board. 9) Visitor Bicycle Parking Visitor bicycle parking spaces in the following amounts: 1) Office uses: one (1) visitor space for every 20,000 square feet, or portion thereof, of gross floor area. 2) Residential uses: one (1) visitor space for every 50 residential units, or portion thereof. 3) Open Space Amenity: two (2) visitor spaces for parks less than 0.20 acres. 4) Retail uses: one (1) visitor spaces for every 5,000 square feet, or portion thereof, of the first 50,000 square feet of retail gross floor area; and one (1) additional visitor space for every 12,500 square feet, or portion thereof, of additional retail gross floor area. MTP Amendment and U Use Permit Carver Homes PLA-6923

42 5) Hotel uses: one (1) visitor space for every 50 hotel room units, or portion thereof. Visitor bicycle racks (2-space capacity) shall be inverted U in galvanized steel with a baked-on black paint finish. Bike racks (2-space capacity) shall be installed as shown on the plans dated January 30, Visitor bicycle parking shall conform to Class III Arlington County bicycle parking standards in effect on the date of Use Permit approval, or as approved in the Civil Engineering Plan as substantially equal or superior to, that shown in the standards. Such facilities shall be installed at exterior locations that are highly visible to, and within 50 feet of, the primary building entrances, unless there are physical obstructions that cannot be changed or moved to accommodate the bicycle parking within the 50 foot distance, in which case they shall be sited as close to the 50 foot distance as physically possible. Such facilities shall not encroach on any area in the public right-of-way intended for use by pedestrians or any required fire egress. 10) Pavement, Curb and Gutter a. Pavement, curb and gutter along all site frontages, as listed below, and as shown on the approved Civil Engineering Plan. i. South Rolfe Street street cross section of approximately 30 feet as shown on the civil engineering plan approved by the County Manager. The Developer agrees to construct an ADA ramp on the east side of South Rolfe Street on the northern side of the intersection with 13 th Road South. ii. South Queen Street street cross section of approximately 36 feet as shown on the civil engineering plan approved by the County Manager. The Developer agrees to construct a nub and ADA ramp on the west side of South Queen Street on the northern side of the intersection with 13 th Road South. iii. 13 th Road South street cross section of approximately 36 feet as shown on the civil engineering plan approved by the County Manager. The Developer agrees to construct an extended nub to accommodate a bus stop and an ADA ramp on the north side of 13 th Road South on the western side of the intersection with South Queen Street. iv. South Quinn Street (new street) street cross section varying from approximately 22 feet when there is no on-street parking to 37 feet where there is on-street parking on both sides of the street. The Developer agrees to construct an ADA ramp on both sides of the street with a crosswalk at the intersection with 13 th Street South. v. 13 th Street South (new street) street cross section varying from approximately 22 feet when there is no on-street parking to 37 feet where there is on-street parking on both sides of the street. The Developer agrees to construct an ADA ramp on both sides of the street with a crosswalk at the intersection with South Quinn Street. MTP Amendment and U Use Permit Carver Homes PLA-6923

43 b. Pavement, curb, and gutter, including all improvements for pedestrian and/or vehicular access or circulation along all frontages shall be designed and constructed in compliance with the Department of Environmental Services Construction Standards and Specifications Manual or subsequent standards as amended. 11) Street Lighting a. Arlington County standard street lights along all frontages of the site in accordance with the then current Arlington County Traffic Signal and Streetlighting Specifications and VDOT Traffic Engineering design manuals, as applicable. This shall include installation of a street lighting system including, but not limited to, poles, meters, service cabinets, conduit, junction boxes and power connection appurtenances along all frontages of the site, in locations as determined at the time of review of the Civil Engineering Plan. b. Removal of all mastarm mounted streetlights (typically cobrahead lights mounted at 25' to 35' above grade), if any, from all street frontages of the site. If the County decides that such streetlights are required to provide adequate lighting for street safety purposes at intersections or when the lights are part of a traffic signal mastarm system, they shall be called out on the Civil Engineering Plan. 12) Traffic Signal Equipment a. Relocation of existing traffic signal poles, traffic signal cabinets, and any other existing traffic-related items and appurtenances in the public right-ofway along all frontages of the site, and installation of new traffic signal poles, traffic signal cabinets, and any other traffic-related items and appurtenances in the public right-of-way as listed below, in locations as determined by the County Manager at the time of the review of the Civil Engineering Plan: i. _None. 13) Communication Conduit. Intentionally Omitted C. Implementation Timing. The Developer agrees to implement the approved Civil Engineering Plan as follows. 1) (First Certificate of Occupancy) The Developer agrees to construct and/or install the following improvements as shown and approved on the Civil Engineering Plan, as applicable, during land disturbance: a. Undergrounding of aerial utilities, including removal of all permanent and temporary poles, lines, and other devices, except as stated in Condition #17.B.6 above). MTP Amendment and U Use Permit Carver Homes PLA-6923

44 b. Public water main and appurtenances, including fire hydrants and fire department connections. c. Public sanitary sewer main and appurtenances. d. Public storm sewer improvements. e. Base street pavement and curb and gutter improvements. f. Stormwater management facilities, with the exception of permeable surfaces and infiltration trenches associated with each respective phase of construction. g. Communications conduit. 2) (First Certificate of Occupancy for each Stick of Units) The Developer agrees that the following public improvements shall be constructed or installed as shown and approved on the Civil Engineering Plan prior to the issuance of the first Certificate of Occupancy for each stick of units: a. Sidewalks and Driveways adjacent to the respective stick of units. b. Fire Apparatus Access Roads (Fire Lanes) necessary to access the respective stick of units. c. Street lighting elements including but not limited to: poles, meters, service cabinets and power connection appurtenances, and all conduit and junction boxes necessary for the lighting system adjacent to the respective stick of units. d. Stormwater management facilities not completed in #17.C.1 above, adjacent to the respective stick of units. e. Final paving of each street after the completion of all utility installation, including laterals, within each street. In no case, no later than one year after the issuance of the first Certificate of Occupancy for the first unit in the last stick of units with underground utilities from each street. f. All other elements shown in the approved Civil Engineering Plan. The Developer agrees to remove and replace, in accordance with the Arlington County Department of Environmental Services Construction Standards and Specifications Manual, any existing curb, gutter and sidewalk along the street frontages of this site which is in poor condition or damaged by the Developer, prior to the issuance of the first Certificate of Occupancy for each respective stick of units. MTP Amendment and U Use Permit Carver Homes PLA-6923

45 The Zoning Administrator may, through the administrative change process, allow reasonable modifications to the timing of Condition #17.C.2) above, requiring construction or installation of public improvements, if the Zoning Administrator determines that: 1) the Developer is diligently pursuing the work; 2) timing of conditions as originally approved will unnecessarily impede progress of the project; 3) the installation of the public improvements during extreme weather conditions will not meet County Standards and Specifications; and 4) the Developer has provided reasonable assurances that the work will be completed in accordance with the Use Permit s approved design. D. As-Built Civil Engineering Plan No later than one year after the issuance of the final Certificate of Occupancy for the last unit in the last stick of units, the Developer agrees to submit to, and obtain approval from, the County Manager of an as-built Civil Engineering Plan, certified by a professional engineer or surveyor registered in the state of Virginia. The Developer agrees that the as-built Civil Engineering Plan shall show the sanitary sewers, storm sewers and storm water management facilities, water mains, street lights, traffic signalization, curb and gutter, sidewalks, street paving, pavement markings, and all appurtenant facilities related to these items. The as-built Civil Engineering Plan shall include a separate schematic drawing showing all storm sewer structures; all sanitary sewer structures; and water meters, valves, blow-offs, and hydrants. Each of these items shall be labeled with horizontal coordinates and with vertical rim elevations and inverts of incoming and outgoing pipes. E. Maintenance of Public Infrastructure. The Developer agrees to maintain, repair and replace all sidewalks and street trees shown on the approved Civil Engineering Plan and approved Final Landscape Plan, which are installed within the public rightof-way or public easement for the life of the Use Permit. 18. Final Landscape Plan A. Submission and Approval (Building Permit) 1) Submission (Building Permit). The Developer agrees to submit to the Zoning Administrator a detailed Final Landscape Plan prior to issuance of the Building Permit, The plan shall conform to, where applicable: a. The landscaping requirements contained herein; b. FBC / N-FBC Streetscape Standards; c. The landscaping, planting, and sidewalk and driveway construction specifications and standards; d. Arlington County Landscape Standards, including the Standards for Planting and Preservation of Trees on Site Plan Projects; e. Master Transportation Plan; f. Other applicable streetscape guidelines or standards or urban design standards approved by the County Board and in effect at the time of the Final Landscape Plan approval. MTP Amendment and U Use Permit Carver Homes PLA-6923

46 2) The Developer agrees that the Final Landscape Plan shall, at a minimum, contain the following information, in accordance with the checklist in the Arlington County Landscape Standards: a. Tree Replacement Plan and Calculations (Building Permit) In addition to saving identified trees, consistent with Condition #6 above, the Developer also agrees to replace all trees shown on the Tree Survey that are removed as a result of the new construction. Such replacement shall be completed in accordance with the Arlington County Tree Replacement Guidelines. The Developer agrees to submit and obtain the review and approval of a Tree Replacement Plan, and Tree Replacement Calculations, as part of the Final Landscape Plan. b. Drawings from the Civil Engineering Plan showing the location of utilities, lighting, equipment, and other elements which may impact landscape elements on the site. c. A street tree plan and street tree survey, which shall show the location of street trees and that there are no conflicts between the street trees and utilities. d. The location and depth of all existing and proposed utility meters, underground utility vaults and boxes, utility lines, transformers, and at-grade mechanical equipment. e. The location of all existing, proposed and relocated traffic signal poles, traffic signal cabinets, and any other traffic-related items and equipment located on or in the public sidewalk contiguous to the site. g. The location of all existing and proposed fire hydrants and standpipes, storm sewers and storm water management facilities, and sanitary sewers and appurtenances. h. The location of all on-street parking spaces, bus stops, bicycle rack locations, bike share stations, and other facilities as identified during the review of the plans. i. j. The location of all street light fixtures, poles, meters, service cabinets and power connection appurtenances along the frontages of the site. k. The location, dimensions, materials, and pavement pattern for driveways and access drives, automobile drop-off areas, curb ramps, driveway aprons, service drives, crosswalks, parking areas, interior walkways and roadways, plaza areas and sidewalks, as well as for address indicator signs. Interior walkways shall have a minimum width of four (4) feet. MTP Amendment and U Use Permit Carver Homes PLA-6923

47 l. The final streetscape design, including sidewalks, street trees, tree pits, bicycle racks, and sidewalk pattern/design and final selection of materials and colors to be used. m. The limits of clear pedestrian zones of all public sidewalks and pedestrian access. n. Landscaping for open space areas, plaza areas, courtyards, raised planters (including cross-sections of raised planters), surface parking areas, and service drives, including a listing of plant materials; details of planting, irrigation and drainage; and details of proposed furnishings for all areas, including, but not limited to, dimensions, size, style(s), materials(s), finish(s), and manufacturer(s) of seating, bollards, trash receptacles, lighting, arbors, trellises, water features, and other landscape elements or structures. o. The location and planting details for street trees. p. The location, design and details of the resident and visitor bicycle spaces, pursuant to Condition #17 above. q. The location of public art, if applicable. r. The location of public use and access easement areas, including final landscape design and installations in these areas. s. Further, the Developer agrees to submit a maintenance agreement which shall ensure that all plaza areas and other landscaped areas located on private property are kept in a clean and well-maintained condition for the life of the Use Permit and to follow the terms of that maintenance agreement approved for that purpose by the Zoning Administrator, as required in Section 14.2 of the Zoning Ordinance. 3) Approval of Plan (Building Permit). The Developer agrees to obtain approval of the Final Landscape Plan by the County Manager, prior to issuance of the first Building Permit for the first stick of units. The Developer further agrees that the approved Final Landscape Plan shall conform to the Civil Engineering Plan, and the sequence of construction, and shall be consistent with the conceptual Final Landscape Plan approved by the County Board as a part of the Use Permit approval, all Use Permit approval requirements, and all County codes, standards and specifications, and policies. B. Standards and Requirements. The Developer agrees that the Final Landscape Plan shall, at a minimum, meet the following standards and requirements: 1) The plans shall be drawn to a horizontal scale of 1 inch = 25 feet on sheets 24 inches by 36 inches in size and a vertical size of 1 inch = 5 feet in size. MTP Amendment and U Use Permit Carver Homes PLA-6923

48 2) The plan shall be developed by, and display the professional seal of, a landscape architect certified to practice in the Commonwealth of Virginia. 3) The Tree Replacement Plan, and associated Tree Replacement Calculations, shall be in accordance with the Arlington County Tree Replacement Guidelines. The tree replacement calculations shall be developed by a certified arborist or a landscape architect certified to practice in the Commonwealth of Virginia. Any replacement trees shall conform to the standards and specifications set forth in subparagraph 11 below. 4) All existing and proposed traffic signal poles and traffic signal cabinets, and any other traffic-related items, on and around the perimeter of the site shall not obstruct pedestrian travel and shall not be located in the clear sidewalk, including, but not limited to, access areas to ADA ramps, crosswalks, building entrances, and interior walkways. 5) All new electric transformers, and all associated appurtenances may be installed in underground utility vaults or in locations at grade so as not to be clearly visible from street-space, as defined by the N-FBC, or shall be otherwise screened. 6) 7) All plaza areas, access drives, automobile drop-off areas, interior walkways and roadways shall contain special treatments that coordinate in design, color and materials with the treatment of the public sidewalk, as shown on the plans dated January 30, The materials and colors used are subject to approval by the County Manager for conformity with the FBC/N-FBC or other urban design standards approved by the County Board as a part of review and approval of the Final Landscape Plan. 8) The final sidewalk pattern/design and final selection of materials and colors shall comply with the requirements outlined below. To the extent that the County s requirements and policies for sidewalk pattern/design and materials/colors change, subsequent to this Use Permit approval, the County Manager shall review, at the time of construction, for approval, the final treatment for compliance with the then current standards. a. The clear sidewalk along all public street frontages of the site shall be in compliance with the FBC/N-FBC Streetscape Standards or other applicable streetscape guidelines or standards, and shall: (1) Continue across all driveway aprons for loading and garage entrances along all frontages of the Use Permit, and not contain any barriers that would impede the flow of pedestrian traffic. MTP Amendment and U Use Permit Carver Homes PLA-6923

49 (2) Be not less than six (6) feet wide at any point, including across all driveways, with no obstructions to impede the passage or flow of pedestrian traffic (clear sidewalk). However, pinch points may be permitted only as specifically permitted in conformance with the Master Transportation Plan and/or other applicable plans. (3) Be designed and installed in compliance with Department of Environmental Services Construction Standards and Specifications. (4) Use plain, un-tinted concrete or, subject to approval, an integral tint that harmonizes with its setting. Non-standard materials or surface treatments may be used subject to approval by the County Manager, and under the provisions of the FBC/N-FBC Streetscape Standards or other applicable streetscape guidelines or standards. (5) Not contain joints or use patterns that create gaps of ¼-inch in depth or greater at a spacing of less than 30 inches. (6) Any garage entrance adjacent to a public sidewalk shall be designed and constructed so that the location of the garage doors are recessed a minimum distance of six (6) inches from the building wall s surface. b. The materials and colors of the sidewalk pattern/design to be used shall be in compliance with the FBC/N-FBC Streetscape Standards or other applicable streetscape guidelines, plans or standards approved by the County Board and in effect at the time of the Final Landscape Plan approval. c. The Developer agrees to design and construct all elements of the streetscape, including, but not limited to, public sidewalks and street trees that are consistent with the Columbia Pike Neighborhoods Form Based Code Street Tree List within the public right-of-way or public easement as follows: South Rolfe Street: Minimum streetscape width measured from the back of curb: 15.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. Sidewalk to provide smooth transition to existing sidewalk north of the property South Queen Street: MTP Amendment and U Use Permit Carver Homes PLA-6923

50 Minimum streetscape width measured from the back of curb: 15.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. Sidewalk to provide smooth transition to existing sidewalk north of the property 13 th Road South: Minimum streetscape width measured from the back of curb: 21.5 feet Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:5.5 feet Door yard: minimum 10 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. South Quinn Street (new street): Minimum streetscape width measured from the back of curb: 10 feet where there is on-street parking and 17.5 feet where there is no on-street parking Minimum clear sidewalk width: 6 feet Door yard: minimum 4 feet from back of sidewalk Tree planting strip dimensions:7.5 feet Tree spacing: as approved by the County Manager per the FBC/N-FBC. 13 th Street South (new street): Minimum streetscape width measured from the back of curb: 10 feet where there is on-street parking and 17.5 feet where there is no on-street parking Minimum clear sidewalk width: 6 feet Tree planting strip dimensions:7.5 feet Door yard: minimum 4 feet from back of sidewalk Tree spacing: as approved by the County Manager per the FBC/N-FBC. 9) The sidewalks shall contain street trees placed in either tree pits or planting strips, consistent with the Standards for Planting and Preservation of Trees in Site Plan Projects, and as specified above. The location, root enhancement, and planting details for street trees shall be in compliance with FBC/N-FBC Streetscape Standards; the Arlington County Landscape Standards; the Standards for Planting MTP Amendment and U Use Permit Carver Homes PLA-6923

51 and Preservation of Trees in Site Plan Projects; and other applicable streetscape guidelines or standards, or urban design standards approved by the County Board. Street trees shall not be placed within the vision clearance (corners), as defined in Section A.4 of the Zoning Ordinance. 10) The plan shall provide a structure-free zone per Condition #17.B. 11) Plant materials and landscaping shall meet the then-current American Standard for Nursery Stock, and shall also meet the following standards: a. Major deciduous trees (shade or canopy trees) other than street trees a minimum caliper of 2-2 ½ inches. b. Evergreen trees a minimum height of 7 to 8 feet. c. Ornamental deciduous trees a minimum caliper of 2 to 2 ½ inches for single stem trees. Multi-stem trees shall not be less than 8 feet in height. d. Shrubs a minimum spread of 18 to 24 inches. e. Groundcover in 2 inch pots. C. Installation and Maintenance of Landscape Plan Elements (First Certificate of Occupancy for Each Stick of Units ) The Developer agrees to implement the approved sidewalk, landscaping and street tree improvements of the Final Landscape Plan as follows: 1) Installation (First Certificate of Occupancy for Each Stick of Units ) The Developer agrees that all improvements shall be constructed and/or installed prior to the issuance of the first Certificate of Occupancy for each stick of units of any space above grade for the respective Phase of construction (as Phase is determined pursuant to the approved Phasing Plan required in Condition #5 above). a. The Zoning Administrator may, for good cause shown and through the administrative change process, allow modifications to the timing of installation of all improvements based on the planting season, availability of plant materials, weather, or other construction-related issues, which may not permit installation of hardscape features, plant materials and/or street trees by the required timing. b. The following standards for Installation apply: (1) The Developer agrees to notify the DPR Urban Forester at least 72 hours in advance of the scheduled planting of any street trees in the public right-of-way and to be available at the time of planting to meet MTP Amendment and U Use Permit Carver Homes PLA-6923

52 with staff of DPR to inspect the plant material, the tree pit and the technique of planting. Soil used in the tree pit must meet the specifications for street tree planting available from the DPR Urban Forester. (2) All new lawn areas shall be sodded; however, if judged appropriate by the County Manager, based on accepted landscaping standards and approved in writing, seeding may be substituted for sod. All sod and seed shall be state certified. (3) Exposed earth not to be sodded or seeded shall be well mulched or planted in ground cover. Areas to be mulched may not exceed the normal limits of a planting bed. (4) Soil depth shall be a minimum of three (3) feet plus 12 inches, or a depth to accommodate other drainage material commonly used in the industry as reviewed and approved by the County Manager on the landscape plan, for trees and tall shrubs and two (2) feet for other shrubs. This requirement shall also apply to those trees and tall shrubs in raised planters. Soil depth for raised planters shall be measured from the bottom of the planter to the top of the planter wall. The walls of raised planters shall be no higher than seat-wall height (2 1/2 feet, maximum) above the adjacent finished grade. (5) Finished grades shall not exceed a slope of three to one, unless otherwise shown on the approved plans. (6) The Developer agrees to install approved lighting before the issuance of the first Certificate of Occupancy for each stick of units, exclusive of the garage, for the applicable Phase of the project pursuant to the approved Phasing Plan required in Condition #5 above. 2) Maintenance and Replacement (Life of Use Permit) The Developer agrees to maintain the site in a clean and well-maintained condition and ensure that all plaza areas, and other landscaped areas located on private property, are kept in a clean and well-maintained condition for the life of the Use Permit in accordance with the Phasing Plan requirements outlined in Condition #5 and the maintenance agreement outlined in Condition #18.A.2. The Developer also agrees to maintain and replace the street trees and sidewalks for the life of the Use Permit. All pruning of street trees must be performed in accordance with the last version of, or revision to, the ANSI A300 Pruning Standards. The Developer agrees to contact the Department of Parks and Recreation to arrange for a site meeting with an Urban Forester to review and approve the scope of work prior to performing any pruning of street trees. An MTP Amendment and U Use Permit Carver Homes PLA-6923

53 International Society of Arboriculture (ISA) Certified Arborist must be on site during all pruning of street trees. D. Administrative Changes. The County Manager may consider minor revisions to landscape plans based on changes in building, street and driveway locations and other details of design as necessitated by civil engineering and architecture plans as long as such changes are consistent with the intent of the Use Permit approval. The Developer agrees that any change to the approved landscape plan requires approval of a revised landscape plan by the County Manager. The Final Landscape Plan shall govern construction and/or installations of elements and features shown thereon, except as amendments may be specifically approved by the County Manager. 19. Utility Company Contacts (Building Permit) In order to ensure the timely and efficient coordination of site utility installation, the Developer agrees to contact all utility companies and County agencies that provide utility services in Arlington County prior to the issuance of the first Building Permit. By way of illustration and not limitation, these utility services include electric, telephone, cable television, telecommunications, gas, water, sewer, and storm sewer service, both existing providers and others that regularly provide these services in Arlington County (collectively utility companies ). The Developer agrees to offer the utility companies access to public rights-of-way or easements that permit utilities, whether existing or will be dedicated by the development, so that the utility companies may install their utilities at the time the Developer will be disturbing or paving in the areas described above. The Developer further agrees to submit to the Zoning Administrator copies of letters from the Developer to the utility companies offering them access as stated above. 20. FAA Documentation (Excavation, Sheeting and Shoring Permit) Intentionally Omitted 21. Recordation of Deeds of Public Easements and Deeds of Dedications (Building Permit) A. The Developer agrees to convey real estate interests called for by this Use Permit approval to the County, for public street or public right-of-way purposes, including, but not limited to the segments of South Quinn Street and 13 th Street South depicted as part of the Use Permit request on the plans dated January 30, 2015 before the Board, in fee simple, free and clear of all liens and encumbrances, and as shown on the Final Engineering Plans. Real estate interests conveyed by the Developer to the County for Public Improvements or public uses, including, but not limited to, sidewalk, street trees, other streetscape planting, water mains, storm sewers, sanitary sewers, and other public utilities and facilities, which other Public Improvements are not located, or to be located, in the public street or public right-of-way, may be granted to the County by deed(s) of easement, provided, however that, in the deed(s) conveying such real estate interests to the County, all liens and encumbrances shall be subordinated to the easement rights of the County. MTP Amendment and U Use Permit Carver Homes PLA-6923

54 B. Unless otherwise specifically provided elsewhere in these Use Permit conditions, the Developer agrees that for each Phase of the project, pursuant to the approved Phasing Plan required in Condition #5 above, all required plats, deeds of conveyance, deeds of dedication, and deeds of easement associated with, and/or required by the final approved Civil Engineering Plan, for the construction of any public street, public infrastructure, public utility, public facility or public improvement (jointly Public Improvements ), to: 1. Submission for Review (Building Permit) Submit for review by the County Manager all required plats, deeds of conveyance, deeds of dedication, and deeds of easement associated with, and/or required by the final approved Civil Engineering Plan, prior to the issuance of the first Building Permit for such phase; and 2. Approval and Recordation (First Certificate of Occupancy) Obtain approval and record such plats, deeds of conveyance, deeds of dedication, and deeds of easement associated with, and/or required by the final approved Civil Engineering Plan, among the land records of the Circuit Court of Arlington County prior to issuance of the first Certificate of Occupancy of the stick of units or any portion thereof for such phase. 22. Secure Bicycle Parking Facilities Resident bicycle parking shall be located within each unit and/or unit s garage, at the discretion of the resident. The Developer agrees to provide, as a part of the project and at no charge to the user, secure bicycle parking facilities. All secure bicycle parking facilities on the site shall be fully installed and operational prior to the issuance of the Shell and Core Certificate of Occupancy. The Developer further agrees that the following shall apply: A. Design and Installation of Class I Secure Bicycle Parking Intentionally Omitted B. Number of Class I Bicycle Parking Spaces: Intentionally Omitted 24. Façade Treatment of Buildings A. The Developer agrees that the design of the facade treatment for the buildings and the materials to be used on the facades shall be consistent, in terms of massing, materials, fenestration, rhythm and overall architectural vocabulary, with the intent of this Use Permit approval and the drawings identified in Condition #2 as presented to the County Board and made a part of the public record on the date of County Board approval of this Use Permit. B. Submission of Facade Elevation Drawings and Material Samples (Building Permit) The Developer agrees to submit to the Zoning Office, and obtain review and approval by the County Manager prior to the issuance of the first Building Permit, three (3) copies of colored elevations and one (1) copy of black and white architectural MTP Amendment and U Use Permit Carver Homes PLA-6923

55 elevations at 24 x 36, which label the materials and colors for each elevation of the building, including interior façade elevations (e.g. elevations adjacent to interior courtyards, plazas and access drives), and which identify any proposed change from the drawings identified in Condition #2, along with a written summary and explanation of the proposed changes, as well as one (1) sample material board at no larger than 24 x 36. The County Manager will approve such drawings upon finding that they are consistent with the intent of this Use Permit approval. C. Approval of Facade Elevation Drawings and Material Samples (Building Permit) The Developer agrees to obtain the review and approval by the County Manager of the façade elevation drawings and material samples as being consistent with the intent of the County Board s approval of the Use Permit, including any changes approved administratively or through Use Permit amendment, prior to the issuance of the Final Building Permit. D. Mock-up of Approved Elevation (Building Permit Before start of above grade construction) Intentionally Omitted E. Inspection and Approval of Built Façade (Final Certificate of Occupancy for Each Stick of Units) The Developer agrees to obtain approval of the County Manager of the built building façades as being consistent with the approved façade elevations and materials prior to the issuance of the final Certificate of Occupancy for each stick of units. F. Retail Storefront Facades. Intentionally Omitted G. Standards for Façade Treatment of Buildings: 1) Mechanical Equipment. The Developer agrees that all at-grade mechanical equipment, that is clearly visible from the street space, both as defined in the N- FBC, shall be screened in accordance with Section 610 Mechanical Equipment of the N-FBC. Any mechanical equipment visible on the elevation shall be shown on all elevation drawings. The Developer agrees to obtain the County Manager s review and approval of the details of the screening treatment, including height, material and color, as meeting this standard, as part of the approval for the façade materials and landscape plan. 2) Window Transparency. Intentionally Omitted 3) Architectural Illumination. The Developer agrees that the illumination, uplighting, or the like, of any architecture, including buildings, structures, sites and facades, shall not be permitted unless specifically called out on the Use Permit and approved by the County Board. Any architectural illumination shown on the façade elevations that was not specifically shown on the Use Permit approved by the County Board shall require a Use Permit amendment. MTP Amendment and U Use Permit Carver Homes PLA-6923

56 25. Plat of Excavated Area (Footing to Grade Permit) Intentionally Omitted 26. Public Improvements Bond A. Bond Estimate (Building Permit) The Developer agrees to submit to the Department of Environmental Services (DES) a performance bond estimate for the construction or installation of all facilities (to include street trees and all landscape materials) that will be located within the public rights-of-way or easements, erosion and sediment controls, and storm water management facilities, upon approval of the Civil Engineering Plan for each Phase of the project, consistent with the approved Phasing Plan pursuant to Condition #5 above, and prior to the issuance of the Building Permit for such Phase. B. Bond (Final Building Permit) Upon approval of the performance bond estimate by DES, the Developer agrees to submit to DES a performance bond, in the approved amount of the estimate, and an agreement for the construction or installation of all facilities (to include street trees and all landscape materials) within the public rightsof-way or easements, erosion and sediment controls, and storm water management facilities; which bond shall be executed by the Developer in favor of the County before the issuance of the Final Building Permit. C. Repair/Replace Infrastructure (Release of Public Improvement Bond) The Developer agrees to repair or replace existing or new infrastructure, at the direction of the County Manager, damaged during construction prior to release of the public improvement bond. 27. Interior Trash Collection and Recycling Areas (Building Permit) The collection, storage, compaction, and removal of trash, as well as appropriate facilities for the recycling of reusable materials as defined by the County shall occur at the rear of the townhouses and/or stacked town units and rear lot garages within the alleys as shown on the plans dated January 30, The Developer agrees to obtain approval from the Zoning Administrator of drawings showing compliance with this condition before the issuance of the Building Permit. 28. Interior Loading Spaces (Footing to Grade Permit) Intentionally Omitted 29. Emergency Vehicle Access/Support on Surface Parking and Plaza Areas (Building Permit) The Developer agrees that the requirements and standards of this condition shall be incorporated in the construction drawings, which shall be submitted to the Inspection Services Division for each Building Permit. The Building Permit shall not be issued until evidence has been provided to the Zoning Administrator that the terms of this condition have been met. A. The Developer agrees that all plaza areas used for vehicular access and all surface parking areas shall be constructed to support the live load of any fire apparatus, and agrees to construct these elements in accordance with the approved drawings. MTP Amendment and U Use Permit Carver Homes PLA-6923

57 B. Architecturally designed bollards or curbs shall be used on pedestrian plazas to separate the areas intended for emergency vehicle use from areas intended for pedestrian use, if applicable. C. No above-grade structure shall be allowed to obstruct fire lanes. 30. Parking (Building Permit) A. Use Permit Requirements 1) Use Permit Parking Requirements a. The Developer agrees that, unless specifically identified in this condition, parking shall be provided consistent with Section 14.3 of the Zoning Ordinance and ratios specified by FBC/N-FBC. The Developer agrees to submit to, and obtain review and approval from the Zoning Administrator, of drawings showing that all parking spaces and drive aisles comply with the requirements of Section 14.3 of the Zoning Ordinance prior to the issuance of the first Building Permit. b. The Developer agrees that the required minimum number of parking spaces for the project, Required Spaces, equals the sum of the project/building s uses times the parking ratio for each use type. The approved parking ratios, by use type, are presented below. Use Type Residential - Non-residential - Hotel - Other - Approved Parking Ratio spaces per unit, of which spaces per unit shall be provided for visitors or as shared parking 1 space per 1,000 square feet of non-residential GFA shall be provided as shared parking 0.5 spaces per guest room shall be provided as reserved parking. If there is a minimum 7,500 square feet of conference room or banquet facility GFA, 1 spaces per 1,000 square feet of conference room/banquet facility GFA shall be provided c. The Developer agrees that the number of compact spaces counted toward the total number of Required Spaces, exclusive of those spaces required for retail, shall not exceed 15% of the total number of Required Spaces. Required Spaces for retail and guest or visitor parking shall not be compact. Spaces provided in excess of the Required Spaces total may be either standard or compact spaces. d. The Developer may use spaces not designated as retail or visitor for carshare, which shall count toward the required parking ratio for the applicable use. MTP Amendment and U Use Permit Carver Homes PLA-6923

58 e. The Developer agrees that the Required Spaces shall not be converted to storage or other non-parking use without approval of a Use Permit amendment. Parking spaces constructed in excess of the Required Spaces may be converted from automobile parking to parking for other modes of transportation (i.e., motorcycles, scooters, bicycles, etc.) at the discretion of the Developer. B. Operation and Management-Related Requirements 1) Residential Parking a. b., The Developer agrees that the use of the residential parking spaces shall be limited to parking use by the residents of the development and their guests. c. The Developer agrees to inform all potential purchasers of the County s Residential Permit Parking policy. 2) 31. Documentation of Historical Artifacts, Features and Buildings A. The Developer agrees to submit documentation to Arlington County Historic Preservation Program, Neighborhood Services Division (HPP), regarding any historical artifact or historical natural feature uncovered during construction on the site prior to the issuance of the Footing to Grade Permit for the building, or each building in a multi-building project. This documentation shall include written notation describing the artifact or natural feature, color photographs, and mapping of the location and/or depth of the site excavation at which the item was found. B. In the event an historical artifact or natural feature is found on the site, and is to be disturbed or removed from the site during construction, the Developer agrees to contact the HPP before removing or disturbing the artifact or natural feature. Arlington County shall be given the opportunity to accept donation of the artifact or natural feature before the item is offered to any other organization or individual. C. Photographic documentation of the George Washington Carver Cooperative Apartments shall be completed prior to issuance of the Demolition Permit. Such photographs shall be consistent with the Historic American Building Survey (HABS) standards, and at a minimum shall include color photographs of the overall site, each exterior elevation, exterior architectural details, representative interior views and details, and elevation and plan drawings keyed to the photographs. At least three (3) full-size sets of printed photographs will be provided to the HPP Coordinator, as well as two (2) CDs containing all of the digital images. The Developer agrees to grant the County full rights to display, reproduce, donate, or use any of the images as it deems appropriate. If historic buildings, as identified and/or surveyed by Arlington County s Historic Preservation Program, are located on the site, then photographic MTP Amendment and U Use Permit Carver Homes PLA-6923

59 documentation shall be consistent with Historic American Building Survey (HABS) standards. D. Should the project be assessed as a possible archaeological site, the Developer agrees to pursue, at a minimum, a level one and two archaeological study. The Developer agrees to submit to the HPP all written results of the level one and two archaeological study and all artifacts found on the site. E. Historical Marker. The developer agrees to develop and install on the site one (1) new tabletop historical marker pertaining specifically to the history of the George Washington Carver Cooperative Apartments, and the architect Albert Cassell, respectively. The new historic marker will be designed and incorporated into the open space of the new community. The Developer agrees to collaborate with the County s Historic Preservation Program staff and to seek approval from the Historical Affairs and Landmark Review Board (HALRB) on all of the content (text and images), overall design, and locations of the marker, with final content and siting requiring approval by the County Manager as part of the final landscape plan. F. Oral History. Prior to the issuance of any land disturbance permits, the developer agrees to provide contact information to the Historic Preservation Program staff of interested residents of the Carver Homes Cooperative Apartments Complex in order to allow County s Center for Local History staff to initiate an oral history project with the residents. 32. Wall Check Survey (Final Building Permit) A. Walls/Elevations at Below Grade Structure (Final Building Permit) Intentionally Omitted B. Walls/Elevations of Slab at Grade (Prior to pouring the second floor slab or at completion of the slab on grade) The Developer agrees to submit to the Zoning Administrator, and obtain the Zoning Administrator s approval as meeting the requirements of this approval, of a wall check survey showing the location of the walls, and the elevation of the slab, at grade, prior to pouring the second floor slab, or at completion of the slab on grade. 33. Use of Penthouse (Final Building Permit) Intentionally Omitted 34. Review by Crime Prevention through Environmental Design (CPTED) Practitioner (Building Permit). The Developer agrees to submit to the Operations Division of the Arlington County Police Department the approved post drawings, which shall be reviewed by the Crime Prevention through Environmental Design (CPTED) practitioner in the Police Department of CPTED design elements prior to the issuance of the Final Building Permit. The CPTED practitioner will review the post drawings and provide comments on such plans for the purpose of ensuring that its design elements do not create a substantial risk of criminal activity at the location of the Use Permit. MTP Amendment and U Use Permit Carver Homes PLA-6923

60 35. County Public Safety / Emergency Communications Systems (Final Building Permit) Intentionally Omitted 36. Retail Elements (Final Building Permit) Intentionally Omitted 37. Safety Measures at Garage Exit Ramps (Final Building Permit) Intentionally Omitted 38. Public Use and Access Easements (First Partial Certificate of Occupancy) Intentionally Omitted 39. Transportation Management Plan (First Certificate of Occupancy) The Developer agrees to submit to, and obtain review and approval from, the County Manager a Transportation Management Plan (TMP) prior to the issuance of the First Certificate of Occupancy for each respective building or phase of construction per Condition #5. Such approval shall be given if the County Manager finds that the TMP for each building includes a schedule and description of implementation and continued operation, throughout the life of the Use Permit, of all elements outlined below under sub-sections A (Participation and Funding), B (Facilities and Improvements), C (Carpool, Vanpool, and Carshare Parking), D (Promotions, Services, and Policies), and E (Performance and Monitoring). The Developer agrees to ensure consistency between this TMP and the Final Parking Management Plan to the extent TMP provisions are applicable to the operation and management of parking facilities. Unless otherwise specified, the Developer agrees that all individual elements of this TMP shall be operational prior to issuance of the First Certificate of Occupancy. All dollar denominated rates shall be adjusted for inflation by the U.S. Department of Labor, Bureau of Labor Statistics Consumer Price Index (CPI) Inflation Calculator from the date of Use Permit approval. A. Maintain Participation and Funding Intentionally Omitted B. Facilities and Improvements 1) 2) Maintain bus stops and shelters within 50 feet of the property and contiguous to the property free of snow, ice, trash, and debris. Maintain a six (6) foot wide path, or the full width of the sidewalk (if less than six (6) feet), clear of snow and ice, from these bus stops to all pedestrian entrances. 3) Provide an ADA-compliant hotel van (with lift) to provide shuttle service to and from designated Metro station(s) for employees and guests. The van shall be MTP Amendment and U Use Permit Carver Homes PLA-6923

61 staffed by a full-time employee, with a dedicated van-accessible parking space provided on the ground level of the mixed-use parking garage. The van shall be parked in this space when not in service. A communication device shall be provided with the hotel for on-call service (hotel only). 4) Provide a Bicycle Facilities Management Plan. C. Carpool, Vanpool, and Carshare Parking a) Carpools and Vanpools (for non-residential uses only) Intentionally Omitted b) Encourage the use of carsharing programs. Options for encouraging carsharing include provision of carsharing services on-site, provision of carsharing member subsidies, and promotion efforts that explain how these services work, where they are found, and their benefits. D. Promotions, Services, and Policies 1) Prepare, reproduce and distribute a hard copy welcome package consisting of informational materials provided by Arlington County, which includes sitespecific ridesharing and transit-related information, to each new residential lessee or purchaser, and office, retail, hotel, property management, or maintenance employee, who moves into or begins employment in the building, through initial occupancy. 2) Provide one time, per person, to each new residential lessee or purchaser, and each new office, retail, hotel, property management, or maintenance employee, directly employed or contracted, who moves into or begins employment in the building throughout initial occupancy, the choice of one of the following: a. $40.00 Metro fare and 2 weekly bus passes on a SmarTrip card or successor fare medium. 3) Provide, administer, or cause the provision of a sustainable commute benefit program for each on-site property management, maintenance, and hotel employee, which program shall include, at a minimum, pre-tax employee contributions and/or tax-free transit or vanpool monthly contributions. 4) Provide, under a transportation information heading on the Developer and property manager s websites regarding this development: a. Website hotlinks to the most appropriate Arlington County Commuter Services web page(s). Obtain confirmation of most appropriate link from ACCS. MTP Amendment and U Use Permit Carver Homes PLA-6923

62 b. A description of key transportation benefits and services provided at the building, pursuant to the TMP. 5) Reference the nearest Metro Station, bus routes, and other transportation services in all promotional materials and advertisements. E. Performance and Monitoring 1) Upon approval of the TMP by the County, the Developer agrees to implement all elements of the plan with assistance when appropriate by agencies of the County. 2) The Developer agrees to pay the County $8,000 for a transportation and parking performance monitoring study which the County shall conduct at two years after issuance of the last Certificate of Occupancy. Payment of this commitment shall occur as a condition of issuance of the last Building Permit. The Study may include: i. Building occupancy rates, ii. Average vehicle occupancy, iii. Average garage occupancy for various day of the week and times of the day, iv. Daily vehicle-trips to and from the site, v. Parking availability by time of day, vi. Average duration of stay for short term parkers on various days of the week and times of day, vii. Pedestrian traffic, viii. A seven-day count of site-generated vehicle traffic, ix. A voluntary mode-split survey; and x. Hourly, monthly, and special event parking rates. 3) The building owner and/or opertaor shall notify, assist, and encourage building occupants and visitors on site to participate in mode-split surveys which may be of an on-online or variety. The County may conduct the study or ask the owner to conduct the study. As part of the study a report shall be produced as specified by the County. Should a Homeowners Association (HOA) be formed, the officers of the HOA shall notify, assist, and encourage all owners or lessees on site to participate in mode-split surveys which may be of an online or variety. As part of the study a report shall be produced as specified by the County. 40. Affordable Housing Contribution (First Certificate of Occupancy) MTP Amendment and U Use Permit Carver Homes PLA-6923

63 A. The Developer agrees to execute documents, including the Affordable Dwelling Unit (ADU) Agreement, requested by the County to evidence agreement to all of the terms and conditions outlined in the Developer s approved final Affordable Housing Plan, as set forth below, prior to the issuance of the First Certificate of Occupancy for the project: 1) Affordable Sale Price: The Developer agrees that the affordable sales prices for the six (6) affordable units shall be those as defined in the Housing Plan, based on being affordable to households at or below 60% AMI as published by the US Department of Housing and Urban Development (HUD) for the Washington, DC Metropolitan Statistical Area, adjusted for household size. to provide units, consisting of one-bedroom units, two-bedroom units and three-bedroom unit in approximately gross square feet or rentable square feet. The apartments shall have rents affordable to households at or below 60% of Area Median Income (AMI). The Developer agrees to lease the affordable units to households whose incomes do not exceed this affordability level. The Developer agrees that the affordable rents shall not exceed the established affordability level provided by the Development office of the Housing Division, minus a utility allowance (if applicable) as per the Utility Allowance Schedule also provided by the Development office of the Housing Division. 2) Rent Increases: Intentionally Omitted 3) Compliance Period: The Developer agrees that the Use Permit condition shall require units to remain affordable in perpetuity for a term of 30 years from the issuance of the final Certificate of Occupancy for the last floor that is able to be occupied for the stick of units in which the units are located. 4) Accessible Units: Intentionally Omitted 5) Developer Affirmative Marketing Plan: The Developer agrees to prepare and implement an Affirmative Marketing Plan in substantially the form as required by the Housing Division. The Developer agrees that the Affirmative Marketing Plan shall call for the initial advertising and marketing of all the Affordable Housing Units for a period of at least sixty (60) days prior to the projected occupancy of the complex. In addition, employees of the Owner, Developer and/or Property Management Company shall not submit applications for the affordable units until the affordable units have been marketed for a minimum of four (4) weeks. The Developer agrees to implement an Affirmative Marketing Plan in substantially the form as required by the Development Office of the Housing Division. The Developer agrees that the Affirmative Marketing Plan shall call for the initial advertising and marketing of all the Income-Restricted Units for a period of at least forty-five (45) days prior to the projected occupancy of the complex. MTP Amendment and U Use Permit Carver Homes PLA-6923

64 In addition, employees of the Owner, Developer and/or property management company shall not submit applications for CAFs until the CAF units have been openly marketed for a minimum of four weeks. 6) Condominium Conversion: Intentionally Omitted 41. Availability of Use Permit Conditions to Residential Condos, Cooperatives and Homeowners Associations (First Certificate of Occupancy) The Developer agrees to submit proof to the County Manager that it has satisfied this condition prior to the issuance of the first Certificate of Occupancy for each stick of units. A. The Developer agrees that a copy of the conditions of this Use Permit approval shall be made available to all prospective purchasers with the condominium's, cooperative's or homeowners association's bylaws or agreements. B Authorization for Police to Enter Residential Parking Areas (First Partial Certificate of Occupancy for Tenant Occupancy) Intentionally Omitted 43. Obtain Master Certificate of Occupancy (Within 6 months of Receipt of the Certificate of Occupancy that permits full occupancy) Intentionally Omitted 44. Building Height Certification (Certificate of Occupancy) The Developer agrees to submit to, and obtain review and approval by the Zoning Administrator of one set of drawings certifying the building height as measured from the average elevation of the clear sidewalk directly in front of each individual townhouse structure to the top of the wall plate for each individual townhouse structure, prior to the issuance of the first Certificate of Occupancy for the first unit in each stick of units. 45. Structural Modifications (Life of Use Permit) A. The Developer agrees that any structural modification or changes to the facades or materials shall be subject to the approval of the County Manager. If the County Manager determines that any proposed changes to the facades or materials have a significant impact on the Use Permit, or otherwise meet Zoning Ordinance requirements for Use Permit amendments that require approval by the County Board, a Use Permit amendment shall be required. B. The Developer agrees that no balconies shall be enclosed. 46. Snow Removal (Life of Use Permit) The Developer agrees to remove snow or ice from all interior streets and sidewalks, and from required Fire Apparatus Access Roads (fire lanes) for the purpose of providing safe vehicular and pedestrian access throughout the site. Snow or ice fall less than six (6) inches shall be removed within twenty-four (24) hours, and six (6) inches and greater shall be removed within thirty-six (36) hours of the cessation of such snow fall or MTP Amendment and U Use Permit Carver Homes PLA-6923

65 freezing. (Snowfall as measured by the National Oceanic and Atmospheric Administration at National Airport). 47. Maintenance of Residential Common Areas (Life of Use Permit) The Developer agrees that the maintenance of the common area, walkways, private drives and parking areas which are tied to condominium units shall be provided for by the condominium's, cooperative's or homeowners association's bylaws or agreements consistent with Section 14.1 of the Zoning Ordinance. 48. Retention of Approved Parking Ratio over Subdivided Site (Life of Use Permit) The Developer agrees to provide parking for each stick of units according to the approved parking ratio; when parking is not located within the parcel designation of each stick of units but located within the overall project, it shall continue to be committed to the entire project for purposes of administering the Zoning Ordinance. 49. Retention of Approved Density over Subdivided Site (Life of Use Permit) Pursuant to the Use Permit, the total density allocated for any new construction on any subdivided parcels of the Use Permit shall not exceed the total approved density for the entire Use Permit. No additional density shall be allowed on any individual parcel formed by subdivision of the site. 50. Refuse Delivery to County Disposal Facility (Life of Use Permit) The Developer agrees to deliver all refuse, as defined by the Arlington County Code, to an operating refuse disposal facility designated by the County Manager. Any facility designated by the County Manager will have competitive rates at or below other facilities in the region otherwise available to the Developer. The Developer agrees that if it intends to deliver its refuse from this project to a facility other than the disposal facility designated by the County Manager, then the Developer shall submit that decision in writing to the DES Solid Waste Bureau along with a comprehensive cost analysis justifying the Developer s decision. The Developer further agrees to stipulate in any future lease or property sale agreements and deeds that all property owners shall also comply with this requirement for the life of the Use Permit. 51. Power Door Openers Intentionally Omitted 52. Rooftop Lighting Plan (Life of Use Permit) Intentionally Omitted 53. Canopies and Awnings (Life of the Use Permit) Intentionally Omitted 54. Public Mini-Park. A. Design and Construction. The developer agrees to submit to the Zoning Administrator and obtain approval from the County Manager, a detailed final landscape plan for the Public Park (or Mini Park ) as part of the final landscape plan required by Condition #18. The final landscape plan for the Public Park shall be consistent with the park design shown on the plans dated January 30, 2015 and approved by the County Board on February 24, The final landscape plan for the Public Park, including all landscape elements contained in the final landscape MTP Amendment and U Use Permit Carver Homes PLA-6923

66 plan, shall include the same level of detail outlined and required in Conditions #18. All elements and design of the Public Park shall meet current DPR standards of quality, design and installation in effect at the time of approval of the final landscape plan. Furthermore, the developer agrees to include the following information in the Final Landscape Plan: 1) The location, dimensions, and specifications of landscape elements and structures, including, but not limited to, seating, tables, water features, drinking fountains, tree timeline/historic marker, and signs. 2) The details of the preservation of the Significant Trees and new plantings. 3) The design and details of the pathways in the park. The developer agrees that the final selection of materials and colors to be used, as well as construction and installation plan, shall be as determined by the County Manager on the final landscape plan. 4) The design and details of any proposed irrigation system. 5) The developer agrees to construct the approved landscape plan consistent with the timing requirements of Condition # 18. All elements of the Public Park shall be installed as detailed in Condition # prior to the issuance of the First Certificate of Occupancy for the use permit plan for the residential building(s). B. Park Name. The Developer agrees that the name for the Mini Park shall be designated in accordance with the Arlington County Policy for Naming and Renaming of County Facilities and Parks adopted on July 10, 1999 or the the Arlington County Park Naming Policy in existence as of February 24, C. Recordation of Deed of Public Use and Access Easement(s). The Developer agrees to grant permanent public use and access easement(s) ( Easement ), in a form acceptable to the County Attorney and County Manager, to the County Board of Arlington County providing for public use, access and public park purposes for the Mini Park as identified in the Columbia Pike Neighborhoods Special Revitalization District Form Based Code. The final location and area of the Easement may change with the preparation and approval by the County of the final landscape and site engineering plans. The Developer agrees to adhere to the Form Based Code design process and shall construct, landscape, and maintain the Mini Park. Final landscape design and installation shall be subject to approval by the County Manager as part of the final site development and landscape plan. Construction of all elements of the Public Park and landscaping of these areas shall be completed consistent with Condition 18 (or specifically reference condition in Form Based Code) prior to the granting of the Easement. Granting of the Easement shall be completed prior to the issuance MTP Amendment and U Use Permit Carver Homes PLA-6923

67 of the last certificate of occupancy for the final stick of units fronting on the Mini Park. The Easement shall be granted by deed, in substance acceptable to the County Manager, and in form acceptable to the County Attorney, and shall be recorded among the land records of the Clerk of the Circuit Court of Arlington County. The Easement shall contain, among other things, the following provisions: 1) All trails, sidewalks, conduits, benches, trash receptacles, bicycle racks, open fields, water features and all appurtenant facilities ( Facilities ) installed in the Easement shall be and remain the property of the Developer, its successor and assigns, who shall be responsible for properly maintaining the area of the Easement and the Facilities, including, but not limited to, providing snow and ice removal. 2) The County and its agents have the right to use and control the Easement area, including the regulation of the stated uses, purposes and permits, all to the same degree as any other public park in the County Parks system. The County and its agents shall have full and free use of the Easement for the purposes named herein, and shall have all rights and privileges reasonably necessary to the exercise of the Easement, including the right of access to and from the Easement, and the right, but not the obligation, to perform (if the Developer fails to do so), such repairs and maintenance as the County may deem necessary. The cost of such repairs and maintenance shall be reimbursed to the County by the Developer, its successors and assigns, upon demand. 3) The County and its agents have the right to use the Easement area for public and private utilities, and for fiber, telecommunications, cable, conduits and lines of the County and others, public and private, and to issue permits to others for such use, to the extent that any utilities are not inconsistent physically with the utilities and structures required by the Ordinance. 4) The Developer, its successor and assigns, is obligated to provide and maintain all landscaping in the Easement located on the Property as shown on the approved final site development and landscape plan. 5) The Developer, its respective successors and assigns, hereby agrees to, and shall, indemnify and hold harmless the County, its elected and appointed officials, employees, agents and contractors from any and all liability, personal injury, death, claims, damages, losses, costs and expenses of whatever nature concerning or arising out of the design, construction, installation, repair, maintenance, replacement, removal, care and cleaning of the Easement by the Developer, and the use of the Easement by the general public and the Developer except to the extent said liability, claims, damages, costs and expenses are caused solely by the negligence of the County. MTP Amendment and U Use Permit Carver Homes PLA-6923

68 6) The Developer reserves the right to use the Easement area in any manner which is not inconsistent with the easement rights herein conveyed or which interferes with the use of the Easement for the purposes named. 7) The Developer covenants that the Developer is seized of the Easement area and has the right to convey the Easement, and that the Developer shall make no use of the Easement area which is inconsistent with the easement rights hereby granted. The Developer agrees to obtain all necessary subordinations to the Easement of any liens or trusts upon the Easement area. 8) The Developer agrees that the maintenance of the Public Park shall be consistent with the requirements of AttachmentA, Mini Park Maintenance Standards. The Developer, at its sole cost and expense, shall be responsible for, and the Easement shall require the Developer to clean (including all snow and ice removal), maintain, repair, inspect, construct, reconstruct, replace and improve all of the areas within the Easement and all improvements and Facilities contained therein, including but not limited to, all landscaping, curb, outdoor seating, lighting, trash receptacles, steps, bicycle racks, open fields, water features, concrete, brick work, stone work and paving. The Developer may apply for and the Zoning Administrator may approve an Administrative Change to modify the Mini Park Maintenance Standards, provided DPR staff has reviewed the proposal and both the Developer and the County Manager agree to the modification. MTP Amendment and U Use Permit Carver Homes PLA-6923

69 Columbia Pike Neighborhoods Form Based Code Checklist 1300 S. Rolfe Street Carver Homes U February 2015

70 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments Compliant Actual A Purpose 1) The REGULATING PLAN sets the basic parameters and the standards for the application of this Code to each property, lot, BES Site, or DEVELOPMENT PROJECT and how each relates to its adjacent properties and STREET-SPACE. 2) The regulating plan designates the applicable Building Envelope Standard and delineates the public spaces. In addition, the regulating plan identifies: the boundaries for the Columbia Pike Neighborhoods Special Revitalization District Form Based Code; existing and planned new streets; the required building line and parking setback line; and the street-type specifications. 3) The regulating plan sets specific limitations or requirements for specific locations, and, where expressly stated, creates exceptions to the bes or other standards. Does the development project meet the general purposes of the Regulating Plans? B.1 General Standards DEVELOPMENT PROJECTS built under the Form Based Code shall be planned and constructed according to the STREET-SPACE design and land development indicated on the REGULATING PLAN. Is the development project planned according to the street-space design and land development indicated on the Regulating Plan? B.2 General Standards Are streets that are part of The street grid and intersection alignments are the development project regulated by this Code. Streets shown on the proposed to be constructed in REGULATING PLAN shall be constructed in the the location and alignment location shown as part of DEVELOPMENT PROJECTS. shown on the Regulating Plan? or B.2 General Standards Where provided for under Section 301.C.1. below, alternative location may be approved. Reconfigurations or adjustments to the street alignments may be allowed subject to the process and procedures in Part 2. Administration and the design standards in Section C. Streets, Blocks and ALLEYS and D. Regulating Plan Changes (below). If alternative locations are proposed for streets associated with the development project, are they consistent with the process and procedures outlined in Part 2 and do the proposed reconfigurations or adjustments to the street alignments meet the design standards in Section 301.C. Streets, Blocks and Alleys and D. Regulating Plan Changes? No alternatives proposed for new (internal) street or alleys or

71 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments Compliant Actual B.3 General Standards At the time of development, the developer is required to build streets within the DEVELOPMENT PROJECT where new streets, or portions of streets, are shown on the REGULATING PLAN. Is the developer proposing to build new streets, or portions of streets, where such streets are shown on the Regulating Plan and required as part of the development project? or B.3 General Standards Where a phasing plan has been submitted and a DEVELOPMENT PROJECT occurs in phases, the developer is required to build all streets that abut buildings to be constructed during the same phase, as well as all other streets that provide access to and/or from existing streets and from and/or to new buildings. The Zoning Administrator shall determine whether such streets provide access as provided herein. If a phasing plan has been submitted and a development project, is the developer proposing to build all streets that abut buildings to be constructed during the same phase as well as all other streets that provide access to and/or from existing streets and from and/or to new buildings? Full Redevelopment of site. or B.3 General Standards Where existing buildings are proposed to remain during a phase, and only a portion of the STREET-SPACE can be achieved due to site constraints associated with the existing building to remain, the applicant shall provide the following elements during the single phase: A minimum of two 10-foot-wide travel lanes; All required STREET-SPACE elements from the centerline, or interim centerline, to the proposed building FACADE including curb and gutter, TREE LAWN, STREET TREES, STREET LIGHTS, CLEAR SIDEWALK and DOORYARD; and A temporary sidewalk on the opposite side of the street with a minimum 6-feet wide CLEAR SIDEWALK and On-street parking spaces and the remaining STREET-SPACE improvements required on the opposite side of the street shall be provided in the phase in which the adjacent building is proposed to be constructed. Where existing buildings are proposed to remain during a phase, and only a portion of the Street Space can be achieved due to site constraints, has the development project proposed to provide the aforementioned required elements of the Street Space? No phasing proposed; Street- Space requirements met for side of the street where development is occurring. or

72 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments Compliant Actual C.1.a Streets, Blocks, Alleys, and Other Public Spaces Where new streets are shown on the REGULATING PLAN with a solid fill, the center line may be moved up to 25 feet in either direction, as long as: the street is entirely contained within one DEVELOPMENT PROJECT, and no new dead-end streets or off-set connections are created; no street intersection occurs within 100 feet of another street intersection or planned street intersection; the BLOCK configuration meets the standards defined in Section 301.C.2. Blocks, below; and, the REQUIRED BUILDING LINES corresponding to the planned street also shift and provide the same overall STREET-SPACE dimension as the original alignment. If any new streets are proposed to be shifted up to 25' in either direction, are they entirely contained in one development project, no new dead-end streets or off-set connections are being created as a result, no street intersection occurs within 100' of another, the Block configuration continues to meet the standards defined in Section 301.C.2 and the corresponding RBLs also shift to provide the same overall street-space dimensions as the original alignment? New internal street is still contained in one development project, does not result in any dead-ends, off-set connections or another intersection within 100'. The Block configuration continues to meet the standards defined in Section 301.C.2 and the RBLs have shifted accordingly to provide the same overall street-space dimensions as the original alignment. or C.1.b Streets, Blocks, Alleys, and Other Public Spaces Where new streets are shown with hatched fill and labeled as ALTERNATIVE STREET on the REGULATING PLAN, the alignment may be adjusted up to 25 feet in either direction, as long as: The ALTERNATIVE STREET alignment is a connected extension of the adjacent street; No new street intersection occurs within 100 feet of another street intersection or planned street intersection; The block configuration meets the standards defined in Section 301.C.2 below; and The RBLs or Lot Building Limit lines corresponding to the planned alternative streetspace also shift and provide the same overall streetspace dimension as the originally planned alignment. If any new alternative streets are proposed to be shifted up to 25' in either direction, is their alignment still a connected extension of the adjacent street, no new street intersection occurs within 100' of another, the Block configuration mets the standards defined in Section 301.C.2 and the corresponding RBLs or LBLs correspond to the planned alternative street space and shift to provide the same overall street-space dimensions as the original alignment? No alternative street shown or

73 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments C.1.c Streets, Blocks, Alleys, and Other Public Spaces Where significant site constraints exist such as steep slopes in excess of 8 percent, the alternative street may be adjusted to only carry pedestrian and bicycle traffic. Is an alternative street proposed to carry only pedestrian and bicycle traffic due to significant site constraints such as steep slopes in excess of 8 percent? Compliant or No or Actual C.1.c Streets, Blocks, Alleys, and Other Public Spaces If the Alternative Street is proposed to carry bicycle and pedestrian traffic only, the ALTERNATIVE STREET shall be constructed according to Section 503.D., and the adjacent street with vehicle traffic shall provide a turn-around to accommodate emergency vehicles (i.e. hammerhead or cul-de-sac) and, accordingly, the adjacent RBLs shall be adjusted to shift around this vehicle turn-around by the minimum distance required to meet the turn-around design and provide the STREET-SPACE details required behind the curb as set forth in Part 5 Street-Space Standards. If so, has the alternative street been constructed according to Section 503.D and has the adjacent street with vehicle traffic provided a turn around to accommodate emergency vehicles and have the adjacent RBLs been adjusted to shift around this turn-around by the minimum distance required to meet the turn-around design while providing the Street-Space details required behind the curb as set forth in Part 5 Street Space Standards? or C.1.d Streets, Blocks, Alleys, and Other Public Spaces Planned new streets shall be dedicated in fee to the County. Planned ALTERNATIVE STREETS shall be dedicated as public use and access easements to the County. All dedications of fee or easement shall comply with the provisions of Section 301.C.6. herein. Does the development project include any planned new streets and if so, are they proposed to be dedicated in fee to the County. If the development project includes any planned alternative streets, are they proposed to be dedicated as public use and access easements to the County and do all dedications of fee or easement comply with the provisions of Section 301.C.6? New internal street to be dedicated for public street & utility (Sht. C-0303)

74 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments C.1.e C.1.e C.1.f C.2.a C.2.b C.2.b Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Additional streets may be added to the regulating plan by a property owner during review process to create a smaller block pattern; however, no streets may be deleted without being replaced. All new streets shall meet the requirements of Section 301.C.1.a.i-iv above and all other requirements of this Code. No DEVELOPMENT PROJECT may be approved until amendment to this Code has been approved incorporating that street into the REGULATING PLAN. Each BES SITE shall share at least one frontage line with a STREET-SPACE. Blocks shall be measured at the Required Building Line (or where there is no RBL, along public rights-of-way, other public, conservative and private lands). No block face shall have a length greater than 350 feet without an alley or pedestrian pathway providing through-access to another street-space, alley, or lot building limit. Individual development projects with less than 100 feet of street-space frontage are exempt from the requirement to interrupt the block face; those development projects with over 200 feet of street frontage shall meet the requirement within their development projects, unless already satisfied within that block face. Has it been confirmed that the development project does not propose to delete any planned streets without replacing them? If any new streets are proposed, do they meet the requirements of Section 301.C.1 and all other requirements of this Code and has the developer submitted an amendment to this Code to incorporate the new street into the Regulating Plan? Does each BES site share at least one frontage with a street-space? Has it been confirmed that the Blocks within the development project were measured only at the Required Building Line? Has it been confirmed that the development project does not include any block face greater than 350' in length without an alley or pedestrian pathway providing throughaccess to another streetspace, alley or lot building limit? Has the developer requested exemption from this requirement as as result of the street-space frontage equaling less than 100 feet or because this requirement has already been satisfied within that block face on development projects with over 200 feet of street frontage? Multiple breaks provided on each block face for pedestrian pathways, alleys and new stree. Block faces are over 100' (meet this requirement) Compliant or or No or Actual

75 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments C.2.c C.2.d C.3.a C.3.b C.3.c Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Unless otherwise expressly specified on the Regulating Plan, no curb cut is permitted within 75 feet of another curb cut, intersection, or driveway along the same BLOCK FACE. This requirement shall not apply to alleys. If a street location is adjusted or added as permitted in Section 301.C.1.a. above, the average perimeter of the newly created BLOCKS shall not exceed 1,300 feet. ALLEYS shall be constructed so that all BES SITES have rear access, except where a BES SITE is on a perimeter common to a PRESERVED NATURAL AREA or CONSERVATION AREA designated on the REGULATING PLAN, or where a BES SITE has streets on three sides and the absence of an ALLEY would not deprive any adjacent neighbor of rear access. For new ALLEYS or portions thereof, public access, public utility, and drainage easements shall be dedicated to the County in a form acceptable to the County Manager. ALLEYS may be incorporated into parking lots as standard drive aisles provided all requirements for ALLEYS are met for the subject drive aisle. Has it been confirmed that no new curb cut (except for an alley) is proposed within 75 feet of another curb cut, intersection, or driveway along the same block face? If a planned street location has been adjusted or added as permitted in Section 301.C.1.a, does the resulting average perimeter of the newly created Block not exceed 1,300 feet? Do proposed alleys provide rear access for all BES Sites, except where a BES site is adjacent to a preserved natural area or conservation area, or if it is surrounded by streets on three sides? If a new alley or portion thereof is proposed, are public access, public utility, and drainage easements proposed to be dedicated to the County in a form acceptable to the County Manager? If a proposed alley is incorporated into parking lot as a standard drive aisle, are all the requirements for alleys still met for the subject drive aisle? Block B curb cuts are ~ 90' apart. Perimeter for Block B IS approximately 800 feet. Compliant or Actual C.3.c Streets, Blocks, Alleys, and Other Public Spaces Connections from ALLEYS to ALLEYS on all adjacent properties shall be maintained. If connections from alleys to alleys are proposed, does the developer agree to maintain their properties that are adjacent to said connections? Proposed alleys are not connecting to any other alleys on adjacent properties. or

76 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments Compliant Actual C.3.d Streets, Blocks, Alleys, and Other Public Spaces Where an ALLEY does not exist and it is not feasible to construct the ALLEY or a portion thereof at the time of redevelopment of any property, the applicant is required to dedicate the ALLEY right-of-way, as provided in 3.a above, to the County (for future construction) and maintain the area within the rear setback by, at a minimum: Providing routine landscape maintenance to the area; and Keeping the area clear of debris, stored materials, and stored or parked vehicles. Where an alley is not proposed or is not feasible to construct at the time of redevelopment, is the applicant dedicating the alley right-of-way as provided in 301.C.3.a to the County and agreeing to provide routine landscape maintenance and keeping the area clear of debris, stored materials and stored/parked vehicles? Alleys are provided. or C.5.a Streets, Blocks, Alleys, and Other Public Spaces DEVELOPMENT PROJECTS with PRESERVED NATURAL AREAS shall: Delineate the PRESERVED NATURAL AREAS through verified surveys completed by the applicant at the time of the FBC application. The survey shall delineate the PRESERVED NATURAL AREAS as shown on the Regulating Plan, with the boundaries terminating at half the length of the critical root zone of the outermost mature (having a caliper over 3 inches) trees. The resulting line will be treated as the limit of maximum disturbance, protecting the natural areas during construction of the DEVELOPMENT PROJECT. If the development site includes a preserved natural area, are all such areas delineated through verified surveys with boundaries terminating at half the length of the critical root zone of the most mature trees and treated said line as the limit of maximum disturbance? No preserved areas shown or C.5.b Streets, Blocks, Alleys, and Other Public Spaces DEVELOPMENT PROJECTS with PRESERVED NATURAL AREAS shall: Retain the PRESERVED NATURAL AREAS as undeveloped and natural, conforming to the standards as defined in the Chesapeake Bay Preservation Ordinance and the Urban Forestry Master Plan. If the development site includes a preserved natural area, is such area proposed to be retained as undeveloped and natural, conforming to the standards defined in the Chesapeake Bay Preservation Ordinance and the Urban Forestry Master Plan? or

77 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments Compliant Actual C.5.c Streets, Blocks, Alleys, and Other Public Spaces In coordination with the County staff, the developer shall: design and construct PEDESTRIAN PATHS or BIKEWAYS as shown on the REGULATING PLAN. If the development site includes a preserved natural area, is the developer designing and constructing pedestrian paths or bikeways as shown on the Regulating Plan? or C.5.c Streets, Blocks, Alleys, and Other Public Spaces In coordination with the County staff, the developer shall: grant a public access easement to the County over any existing trail or proposed PEDESTRIAN PATH or BIKEWAY through the PRESERVED NATURAL AREA. If the development site includes a preserved natural area, is the developer granting a public access easement to the County over any existings trail or propoed pedestrian path or bikeway through the preserved natural area? or C.6.a C.6.b Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces No excavation, sheeting and shoring permit shall be issued for any phase of development under this Code, until after the developer submits for approval of all plats, deeds of dedication, deeds of conveyance and deeds of easement required to meet the provision of this Code. The first partial certificate of occupancy for any building or portion thereof for a phase of development under this Code shall not be issued until after the developer records all required dedications and conveyances required by this Code among the land records of the Circuit Court of Arlington County. Has the developer agreed to submit all required plats, deeds of dedication, deeds of conveyance and deeds of easement for approval prior to the issuance of excavation, sheeting and shoring permits? Has the developer agreed to record all required dedications and conveyances prior to issuance of the first partial certificate of occupancy for the development? Preliminary subdivision plat included (Sht. C-0303) Staff will verify with Real Estate group that all necessary easements are included in plat C.6.c Streets, Blocks, Alleys, and Other Public Spaces All real estate interests required to be dedicated or conveyed to the County by this Code in fee simple shall be dedicated or conveyed to the County free and clear of all liens and encumbrances at the time of conveyance. Are all real estate interests required to be dedicated or conveyed to the County in fee simple free and clear of all liens and encumbrances at the time of conveyance?

78 Part 3. Regulating Plans # Outline ID Sub Section Statement Question Comments C.6.d C.6.e C.6.e C.6.e.ii Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces Streets, Blocks, Alleys, and Other Public Spaces The developer shall obtain the subordination of all liens and encumbrances on all real estate interests to be dedicated or conveyed to the County under this Code by easement (including by public access easement). No dedication or conveyance (which shall be in fee simple) of any PLAZA or NEIGHBORHOOD PARK shall occur until: The developer obtains a Phase 1 Environmental Assessment report, a Phase II Environmental Assessment report (if required by the results of the Phase I Environmental Assessment report), and a title report for all real property interests; No dedication or conveyance (which shall be in fee simple) of any PLAZA or NEIGHBORHOOD PARK shall occur until: All remediation measures to mitigate the existence of any hazardous materials identified in the results of any Environmental Assessment report on any real estate interests, are performed by the developer. In the event the County Manager determines that the use proposed for the property will be unaffected by the existence of hazardous materials, then the County Manager may permit the dedication or conveyance without such remediation measures. Has the developer obtained the subordination of all liens and encumbrances on all real estate interests to be dedicated or conveyed to the County by easement? Has the developer agreed to obtain a Phase 1 Environmental Assessment report, a Phase II Environmental Assessment report (if required), and a title report for all real property interests prior to the dedication or conveyance of any plaza or neighborhood park? Has the developer agreed to perform all remediation measures to mitigate the existence of any hazardous materials identified in the results of an Environmental Assessment report prior to the dedication or conveyance of any plaza or neighborhood park? If not, has the County Manager determined that the use proposed for the property will be unaffected by the existence of hazardous materials? Staff will verify with Real Estate group that all real estate interests to be dedicated or conveyed will be clear of any liens or encumbrances. Mini-Park is required which is not regulated by these questions Compliant or or or No or or Actual D Regulating Plan Changes Any amendment or change to the REGULATING PLAN, beyond those specified above, will require approval by the County Board of an amendment of this Code. See Part 2. Administration. Does the development project require an amendment or change to the Regulating Plan, beyond those specified above? or No No

79 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual A Transitions When the BES designation changes along the STREET-SPACE FRONTAGE or at the BLOCK CORNER within a DEVELOPMENT PROJECT or BES SITE, the applicant has the option of applying either BES for a maximum additional distance of 50 feet along that STREET-SPACE FRONTAGE or around that BLOCK CORNER. Does the development project include a BES designation change along the Street-Space Frontage or at the Block Corner? If so, which BES designation has the applicant applied for a maximum distance of 50 feet along that Street-Space Frontage or around that Block Corner? All Townhouse/Small Apartment or B.1 Façade Composition The average length of the COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITIONS along a FAÇADE on a BLOCK FACE shall be no more than 100 feet for Urban Mixed-Use and Urban Residential frontages, and 120 feet for Townhouse/Small Apartment frontages. Is the average length of the COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITIONS along a FAÇADE on a BLOCK FACE no more than 100 feet for Urban Mixed-Use and Urban Residential frontages, and 120 feet for Townhouse/Small Apartment frontages? Less than 120' for each stick of townhouses or B.1 Façade Composition Development projects with STREET-SPACE frontage of less than 120 feet on a BLOCK FACE are exempted from the COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITION requirement for that BLOCK FACE. Provided, however, that the COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITIONS maximum length requirements above do not apply to buildings within Adjacent to Conservation Areas. With the exeption for buildings within Adjacent to Conservation Areas, does the development projects have less than 120 feet of STREET-SPACE frontage on a BLOCK FACE and as a result is exempt from the COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITION requirement for that BLOCK FACE? or B.2 Façade Composition C.1 Building Size C.2 Building Size The average distance between STREET- SPACE entry doors shall be no greater than 60 feet for each Facade. Provided, however, that each COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITION shall include at least one functioning entry door from the STREET-SPACE. The maximum footprint for a building other than a parking structure is 25,000 gross square feet. The maximum continuous facade along a single rbl is 200 feet. Is the average distance between STREET-SPACE entry doors no greater than 60 feet for each Façade, provided, however, that each COMPLETE AND DISCRETE VERTICAL FACADE COMPOSITION includes at least one functioning entry door from the STREET- SPACE? Is the footprint for any building within the development project (other than a parking structure) no more than 25,000 gross square feet? Is the continuous facade along any single RBL no more than 200 feet? Each townhouse includes a Street-Space entry door. As a result, the average spacing is approximately 20'. Largest footprint for any of the townhouses is approximately 880 square feet

80 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual D.1.a Neighborhood Manners For Urban Mixed-Use and Urban Residential frontages, the following apply to the BES Site: Where a BES Site has a common lot line with a Small Apartment Building/Townhouse BES or Detached BES, and where any portion of a structure is more than 80 feet from any RBL and less than 40 feet from any common lot line, that portion of the structure shall have a maximum height of 4 stories and an Ultimate Building Height of 64 feet. For Urban Mixed-Use and Urban Residential frontages, where a BES Site has a common lot line with a Small Apartment Building/Townhouse BES or Detached BES, and where any portion of a structure is more than 80 feet from any RBL and less than 40 feet from any common lot line, does that portion of the structure have a height of no more than 4 stories and an Ultimate Building Height of no more than 64 feet? This does not apply to Townhouse/Small Apartment frontages or D.1.b D.1.b Neighborhood Manners Neighborhood Manners Where a bes site has a common lot line with a lot in an R-district or with an RA district occupied by a one-family detached dwelling: There shall be a setback of at least 20 feet from the common lot line Where any portion of structure is within 50 feet of the common lot line, and within 80 feet of any rbl, that portion of the structure shall have an Ultimate Building Height of 30 feet. This requirement supersedes any applicable minimum story requirement. Where a BES site has a common lot line with a lot in an R-district or with an RA district occupied by a one-family detached dwelling, is there a setback of at least 20 feet from the common lot line? Where any portion of structure is within 50 feet of the common lot line, and within 80 feet of any rbl, does that portion of the structure have an Ultimate Building Height of no more than 30 feet? This does not apply to Townhouse/Small Apartment frontages This does not apply to Townhouse/Small Apartment frontages or or D.1.b Neighborhood Manners Where any portion of a structure is more than 80 feet from any rbl and within 50 feet of the common lot line, that portion of the structure shall have a maximum height of 1 story with an Ultimate Building Height of 12 feet. Where any portion of a structure is more than 80 feet from any rbl and within 50 feet of the common lot line, does that portion of the structure have a height of no more than 1 story with an Ultimate Building Height of no more than 12 feet? This does not apply to Townhouse/Small Apartment frontages or D.1.b Neighborhood Manners A garden wall at least 6 feet in height shall be constructed within one foot of the entire length of the common lot line. Is a garden wall of at least 6 feet in height proposed to be constructed within one foot of the entire length of the common lot line? This does not apply to Townhouse/Small Apartment frontages or

81 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual D.2.a Neighborhood Manners For TOWNHOUSES and Small Apartment frontages, the following apply where a bes site has a common lot line with a lot in an R district: A setback of at least 20 feet from the common lot line adjacent to the R district shall be provided, unless an Alley, 26-feetwide, is provided. For TOWNHOUSES and Small Apartment frontages, where a BES site has a common lot line with a lot in an R district, has a setback of at least 20 feet from the common lot line adjacent to the R district been provided or has an Alley, 26-feet-wide, been provided instead? 26' Alley is provided along the northern Common Lot Line; all other instances are addressed with a minimum 20' setback. or D.2.b Neighborhood Manners A Privacy Fence, as specified in the Townhouse/Small Apartment Building BES, shall be provided along the Common Lot Line and shall be constructed of opaque materials. Has a Privacy Fence, as specified in the Townhouse/Small Apartment Building BES, been provided along the Common Lot Line and is it proposed to be constructed of opaque materials? or D.2.c Neighborhood Manners Where a Townhouse is on a lot within 30 feet of the common lot line, that Townhouse shall have a maximum height of 2 stories with an ultimate building height of 32 feet. Where a Townhouse is on a lot within 30 feet of the common lot line, does that Townhouse have a maximum height of no more than 2 stories with an ultimate building height of no more than 32 feet? 3 townhomes are located in this area and have a reduced height as specified. or D.2.d Neighborhood Manners Where any portion of a Small Apartment building is within 40 feet of the Common Lot Line that portion of the Small Apartment building shall have a maximum height of 2 stories with an ultimate building height of 32 feet. Where any portion of a Small Apartment building is within 40 feet of the Common Lot Line, does that portion of the Small Apartment building have a maximum height of no more than 2 stories with an ultimate building height of no more than 32 feet? This does not apply to a townhouse development or D.3.a Neighborhood Manners For BES Sites in Adjacent to Conservation Areas: There shall be a setback of at least 20 feet from walls of the existing buildings within the Conservation Area; and For BES Sites in Adjacent to Conservation Areas: has a setback of at least 20 feet from walls of the existing buildings within the Conservation Area been provided? no conservation areas adjacent to the site or D.3.a Neighborhood Manners Where any portion of a structure is within 50 feet of the walls of existing buildings within the Conservation Area that portion of the structure shall have an Ultimate Building Height of 30 feet. Where any portion of a structure is within 50 feet of the walls of existing buildings within the Conservation Area, is that portion of the structure have an Ultimate Building Height of no more than 30 feet? no conservation areas adjacent to the sit or

82 Part 4. Building Envelope Standards # Outline ID E.1 Height E.2 Height Sub Section Statement Question Comments The height of all buildings is regulated in stories, with an ultimate building height measured in feet. The minimum length and height of the facade that is required at the RBL is shown on the appropriate building envelope standard. An attic story is not included in the ULTIMATE BUILDING HEIGHT measurement or in the maximum STORY limit. Does the development project measure the height of all buildings in stories, while measuring the ultimate building height in feet? Has it been confirmed that an attic story is not included in the ULTIMATE BUILDING HEIGHT measurement or in the maximum STORY limit? Compliant or Actual E.3 Height Maximum story heights are used only to determine the ultimate building height. They do not constrain the configuration of individual stories. Any individual story may exceed the required maximum story height so long as the ultimate building height is not exceeded, and no individual Story has less than the required minimum clear height. Does the development project include any individual stories that exceed the required maximum story height so long as the ultimate building height is not exceeded and provided that no individual Story has less than the required minimum clear height? or E.4 Height Where any part of a parking structure is located within 30 feet of another building constructed or approved under this Code that portion of the parking structure shall be no taller than the allowable height for that building s primary roof ridge or parapet height. Where any part of a parking structure is located within 30 feet of another building constructed or approved under this Code, is that portion of the parking structure no taller than the allowable height for that building s primary roof ridge or parapet height? or E.5 Height A mezzanine is internally accessible from, and a continuation of, the ground story use. Any Story above the Ground Story that does not meet the definition of a mezzanine shall be considered a Story. If proposed, is a mezzanine internally accessible from, and is a continuation of, the ground story use? Are any Stories above the Ground Story that does not meet the definition of a mezzanine considered a Story? or E.6 Height The prescribed minimum clear height for an individual story shall be met by at least 80 percent of that individual story area. Is the prescribed minimum clear height for an individual story met by at least 80 percent of that individual story's area? The clear height is met within each individual townhouse E.7 Height The ground story height for Urban Mixed- Use and Urban Residential buildings is measured from the average elevation of the fronting clear sidewalk to the second story floor. Is the ground story height for Urban Mixed-Use and Urban Residential buildings measured from the average elevation of the fronting clear sidewalk to the second story floor? This does not apply to Townhouse/Small Apartment frontages or

83 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual E.8 Height Roof access for amenities is permitted. Occupiable space for associated amenities, building code requirements or other common area space are permitted within the penthouse enclosure. Does the development project include roof access for amenities, any occupiable space for associated amenities, building code requirements or other common area space within the penthouse enclosure? Some of the townhouses have rear terraces cut into the pitched roof or F.1 Siting Building facades shall be built-to the rbls as prescribed in the bes. Have the building facades been built-to the RBLs as prescribed in the BES? F.2 Siting Building facades shall be built-to the rbls within 30 feet of a block corner, unless otherwise specified in the bes. Have building facades been built-to the RBLs within 30 feet of a block corner, unless otherwise specified in the BES? F.3 Siting The ground story finished floor elevation requirements for each use shall be met for all points within 30 feet of any rbl. Have the ground story finished floor elevation requirements for each use been met for all points within 30 feet of any RBL? F.4 Siting A street wall shall be required along any rbl frontage that is not otherwise occupied by a facade. Fenestration requirements shall apply to Street walls. For any RBL frontage not occupied by a façade, has a street wall been proposed and does it meet fenestration requirements? or F.5 Siting The rbl incorporates an offset area (or depth) of 30 inches behind that line (into the buildable area) allowing for jogs, façade articulation (detail and composition), etc. unless otherwise designated herein. Therefore, where the facade is placed within that 30-inch zone, it is considered to be built to the rbl. Does the development project place its facades within the 30-inch zone measured from the RBL into the buildable area on the site (allowing for jogs, façade articulation)? F.6 Siting No part of any building may be located outside of the buildable area except overhanging eaves, awnings, shopfronts, bay windows, stoops, steps, balconies, canopies, or ramps. Has it been confirmed that only overhanging eaves, awnings, shopfronts, bay windows, stoops, steps, balconies, canopies, or ramps are located outside of the buildable area? or F.6 Siting Stoops, steps and ramps shall not be located within the clear sidewalk. Has it been confirmed that stoops, steps and ramps are not located within the clear sidewalk?

84 Part 4. Building Envelope Standards # Outline ID F.6 Siting Sub Section Statement Question Comments For appropriate Commerce and Retail uses, in addition to the above elements otherwise permitted, temporary displays or cafe seating may be placed within the Dooryard. For appropriate Commerce and Retail uses, in addition to the above elements otherwise permitted, have temporary displays or cafe seating been proposed within the Dooryard? This is a purely residential project Compliant or No or Actual F.7 Siting No part of any building may be located outside of any designated lot building limit except overhanging eaves, bay windows or solar shades, or canopies. Where designated on the Regulating Plan, the LOT BUILDING LIMIT shall delineate the minimum setback, superseding the minimum setback identified in the subject BES. Has it been confirmed that only overhanging eaves, bay windows or solar shades, or canopies are located outside of any designated lot building limit which delineates the minimum setback, superseding the minimum setback identified in the subject BES? No lot building limits included on this site. or F.8 Siting There is no required setback from alleys except as otherwise indicated in the bes. For locations identified on the regulating plan for future alley construction, a minimum 13- foot wide area along the width of the rear of the lot shall be preserved for future alley construction and shall be maintained in a clean condition. For locations identified on the regulating plan for future alley construction, has a minimum 13-foot wide area along the width of the rear of the lot been preserved for future alley construction and has the developer agreed to maintained it in a clean condition? Complete alleys have been provided throughout the site, corresponding to what is shown on the Regulating Plan or F.8 Siting The developer shall dedicate an easement for purposes of the future shared alley, with easement dedication, to serve development projects along either side of the future alley. Has the developer agreed to dedicate an easement for purposes of the future shared alley, with easement dedication, to serve development projects along either side of the future alley? or F.9 Siting The parking setback line is 30 feet behind the rbl and extends, vertically from the first floor level as a plane, unless otherwise indicated on the regulating plan or in the bes. Vehicle parking shall be located behind the parking setback line, except where parking is provided below grade, on-street, or as otherwise indicated on the regulating plan or in the BES. Are all surface parking areas located at least 30 feet behind the RBL? or

85 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual F.10 Siting Corner lots and through lots shall satisfy the build-to requirements for all rbl frontages, and the dooryard, front yard and Private Open Area requirements for each designated bes, and shall meet the Buildable Area restrictions for each designated BES. Does the developement project include any corner lots and through lots? or No F.10 Siting Corner lots and through lots shall satisfy the build-to requirements for all rbl frontages, and the dooryard, front yard and Private Open Area requirements for each designated bes, and shall meet the Buildable Area restrictions for each designated BES. If so, do they satisfy the build-to requirements for all rbl frontages, the dooryard, front yard and Private Open Area requirements for each designated bes, and meet the Buildable Area restrictions for each designated BES? Corner lot meets these requirements or F.10 Siting For such lots, garbage bins and pick-up locations and loading docks shall be located behind the Parking Setback Line. For such lots, have garbage bins and pick-up locations and loading docks been located behind the Parking Setback Line? Condition Language or G.1 Private Open Area Any required private open area shall have at least 1 tree per 800 square feet, of at least 3 1/2 inches in diameter at 4 feet above grade and eight feet in overall height. Where new trees are planted to meet this required, they shall be no closer than five feet to any common lot line. Do any required private open areas have at least 1 tree per 800 square feet, of at least 3 1/2 inches in diameter at 4 feet above grade and eight feet in overall height and are new trees proposed to be planted no closer than five feet to any common lot line? G.1 Private Open Area Urban Mixed-Use BES sites that are reusing existing structures with no ground level private open area are exempt from this requirement. Does the development project include an Urban Mixed-Use BES site that is reusing existing structures with no ground level private open area and is therefore exempt from this requirement? or G.2 Private Open Area Species must be selected from a list approved by the County s urban forester. Trees listed on the Arlington County s Invasive Species list are prohibited from private open areas. Have proposed species been selected from a list approved by the County s urban forester and exclude any trees listed on the Arlington County s Invasive Species list from private open areas?

86 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual G.3 Private Open Area Any BES Site that includes either a PUBLIC SPACE or a PRESERVED NATURAL AREA shown on the REGULATING PLAN may reduce the required PRIVATE OPEN AREA by a percent of the total required Public Open Area. Does the development project include a BES Site with either a PUBLIC SPACE or a PRESERVED NATURAL AREA shown on the REGULATING PLAN? Public Mini-Park (.14 acre) or No G.3 Private Open Area This percentage shall be equal to the percent of the total site area occupied by the required PUBLIC SPACE and/or PRESERVED NATURAL AREA. If so, has the developer requested to reduce the required PRIVATE OPEN AREA by a percent of the total required Public Open Area which is equal to the percent of the total site area occupied by the required PUBLIC SPACE and/or PRESERVED NATURAL AREA? No reduction proposed. Private Open Space is approximately 20% or No or No H.1 Garage and Parking Curb cuts and driveways, except those along alleys, shall be located at least 75 feet away from any block corner or parking garage entry on the same block face. Have curb cuts and driveways, except those along alleys, been located at least 75 feet away from any block corner or parking garage entry on the same block face? Has it been confirmed that the development project has not created any new curb cuts on Columbia Pike? H.2 Garage and Parking No development project may create any new curb cuts on Columbia Pike. or I.1 Elements No window may face (be at an angle of less than 90 degrees from) a Common lot line within 20 feet, or within 10 feet for BES sites designated as Detached, unless: The view from that window is screened within the bes site, between the window and the common lot line (e.g. by a privacy fence or garden wall), or The window sill is at least 6 feet above its finished floor level. Has it been confirmed that no windows face (be at an angle of less than 90 degrees from) a Common lot line within 20 feet, or within 10 feet for BES sites designated as Detached, unless the view from that window is screened within the bes site, between the window and the common lot line, or the window sill is at least 6 feet above its finished floor level? no buildings proposed within 20' of any Common Lot Lines or I.2 Elements Neither balconies nor stoops may project to within 5 feet of a common lot line. BALCONIES may encroach within the public right-of-way. Has it been confirmed that neither balconies nor stoops project to within 5 feet of a common lot line? no buildings proposed within 20' of any Common Lot Lines or

87 Part 4. Building Envelope Standards # Outline ID I.3 Elements I.3 Elements I.3 Elements I.4 Elements Sub Section Statement Question Comments Neither BALCONIES nor Stoops shall be enclosed above a height of 44 inches from their floor, except with insect screening and/or columns/posts supporting a roof or connecting with a Balcony above. Balconies may be a single floor platform or multiple platforms stacked at the upper story levels. In order to be counted towards the required private open area, a balcony shall have a minimum occupiable area of 40 square feet, with no dimension less than 5 feet. Attic stories are permitted within all bes frontages. On the rbl/facade side of the roofpitch (block interior elevations are not restricted), windows in attic stories may be located only in dormers and/or windows in gable-ends. Has it been confirmed that neither BALCONIES nor Stoops have been enclosed above a height of 44 inches from their floor, except with insect screening and/or columns/posts supporting a roof or connecting with a Balcony above? Are any proposed balconies designed as a single floor platform or multiple platforms stacked at the upper story levels? If counted towards the required private open area, do balconies have a minimum occupiable area of 40 square feet, with no dimension less than 5 feet? On the rbl/facade side of the roof-pitch (block interior elevations are not restricted), are windows in attic stories located only in dormers and/or windows in gable-ends? Compliant or or or or Actual I.5 Elements At least one functioning entry door shall be provided along each ground story façade. No ground story facade may include a section greater than 75 feet without a functioning entry door, unless otherwise specified in the bes. Has at least one functioning entry door been provided along each ground story façade and does no ground story facade include a section greater than 75 feet without a functioning entry door, unless otherwise specified in the BES? I.6 Elements Privacy fences may be constructed along all common lot lines, except those that are forward of an RBL, and along alleys. Privacy fences shall have a maximum height of 7 feet. Have privacy fences only been proposed along common lot lines, except those that are forward of an RBL, and along alleys and do they have a maximum height of 7 feet? or I.7 Elements Bay windows shall create an opening of between four and eight feet in the main wall and shall project no more than 42 inches beyond the rbl. If proposed, do bay windows create an opening of between four and eight feet in the main wall and project no more than 42 inches beyond the rbl? or

88 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual I.8 Elements DORMERS are permitted so long as they do not break the primary eave line, are individually less than 15 feet wide, and their collective width is not more than 60 percent of the REQUIRED BUILDING LINE façade length. dormers do not constitute a Story when they meet the foregoing standards. If proposed, do DORMERS not break the primary eave line, are individually less than 15 feet wide, and their collective width is not more than 60 percent of the REQUIRED BUILDING LINE façade length (and therefore do not constitute a Story)? or I.9 Elements ground story awnings and Canopies shall maintain a minimum horizontal clearance of 4 feet from any point where the tree lawn meets the clear sidewalk and shall maintain a clear height of at least 10 feet above the clear sidewalk. If proposed, do ground story awnings and Canopies maintain a minimum horizontal clearance of 4 feet from any point where the tree lawn meets the clear sidewalk and do they maintain a clear height of at least 10 feet above the clear sidewalk? or I.10 Elements All FRONT PORCHES shall be completely covered, either by a roof, or by being inset into the main body of the building. If proposed, are FRONT PORCHES completely covered, either by a roof, or by being inset into the main body of the building?. Are FRONT PORCHES screened when all architectural elements (columns, railings, etc.) occur on the outside of the screen on the side facing the STREET- SPACE? or I.10 Elements FRONT PORCHES may be screened when all architectural elements (columns, railings, etc.) occur on the outside of the screen on the side facing the STREET-SPACE. or No or No I.10 Elements The finished FRONT PORCH floor height shall be no more than 8 inches below the first interior finished floor level of the building to which it is attached. Front Porches shall not extend past the DOORYARD into the CLEAR SIDEWALK. Is the finished FRONT PORCH floor height no more than 8 inches below the first interior finished floor level of the building to which it is attached and does it not extend past the DOORYARD into the CLEAR SIDEWALK? or I.11 Elements The finished STOOP floor height shall be no more than 8 inches below the first interior finished floor level of the building to which it is attached. STOOPS shall not extend past the DOORYARD into the CLEAR SIDEWALK. Is the finished STOOP floor height no more than 8 inches below the first interior finished floor level of the building to which it is attached and do STOOPS not extend past the DOORYARD into the CLEAR SIDEWALK? or

89 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual K Civic Buildings civic buildings are exempt from Part 6. Architectural Standards and this Part 4 except for 402.D. Neighborhood Manners and all other regulations applicable to lots in an R district or in an RA district occupied by a one-family detached dwelling. Does the development project include any Civic Buildings which are exempt from Part 6 and Part 4, except for 402.D. Neighborhood Manners and all other regulations applicable to lots in an R district or in an RA district occupied by a one-family detached dwelling? or No or L.1 Bonus Height Where a property has been identified on the regulating plan as a Bonus Area, it is eligible for approval to exceed the maximum story limit and ultimate building height identified in the relevant bes in exchange for affordable housing or public space. Does the development project include a property that has been identified on the regulating plan as a Bonus Area, making it eligible for approval to exceed the maximum story limit and ultimate building height identified in the relevant bes in exchange for affordable housing or public space? or No or L.2 Bonus Height L.3 Bonus Height When approved for bonus stories, the facade above the bes-prescribed maximum story limit shall be set back at least 5 feet from the rbl. Individual bonus stories have a maximum story height of 12 feet. If the development project includes bonus stories, has the facade above the bes-prescribed maximum story limit been set back at least 5 feet from the rbl? Are individual bonus stories no greater than 12 feet in height? or or L.4 Bonus Height Where a property approved for bonus stories shares a common lot line with a lot in an R district or an RA district occupied by a onefamily detached dwelling, in addition to the applicable regulations in D. Neighborhood Manners above, no part of the building shall exceed the height of a 60 degree plane, measured from grade at the common lot line. If the development project includes bonus stories and shares a common lot line with a lot in an R district or an RA district occupied by a one-family detached dwelling, does no part of the building exceed the height of a 60 degree plane, measured from grade at the common lot line? or A Green Building Standards All Urban Mixed Use and Urban Residential BES Sites shall achieve LEED (Leadership in Energy and Environmental Design) Silver Certification, except as allowed below. If located on Urban Mixed Use and Urban Residential BES Sites, has the development project achieved LEED (Leadership in Energy and Environmental Design) Silver Certification? or

90 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B Green Building Standards All Small Apartment, Townhouse, and Detached BES Sites, and for Development projects earning Virginia Housing Development Authority (VHDA) affordable housing tax credits, shall achieve LEED Certification, Earthcraft certification (with the Energy Star certification compliance path), or equivalent green building certification. Green Home Choice is permitted for Detached and Townhouse BES Sites. If located on Small Apartment, Townhouse, and Detached BES Sites, and for Development projects earning Virginia Housing Development Authority (VHDA) affordable housing tax credits, has the development project achieved LEED Certification, Earthcraft certification (with the Energy Star certification compliance path), or equivalent green building certification?. Green Home Choice Program or C Green Building Standards All proposals that include major* renovation of existing units in either Conservation Areas as shown on the REGULATING PLAN, or in other existing buildings proposed to remain, shall achieve Earthcraft certification or LEED certification. (Note: *Major renovation as defined by Earthcraft to determine eligibility for certification). If proposal includes major* renovation of existing units in either Conservation Areas as shown on the REGULATING PLAN, or in other existing buildings proposed to remain, does the development project achieve Earthcraft certification or LEED certification? or A.1 Building Height Each building shall be a minimum of 2 stories at the Required Building LIne (RBL), with a maximum of 3 stories and with an ultimate building height of 44 feet, except where specifically designated for a different height on the regulating plan. Is each building a minimum of 2 stories at the Required Building LIne (RBL), with a maximum of 3 stories and with an ultimate building height of 44 feet, except where specifically designated for a different height on the regulating plan? A.2 Building Height A.3.a Ground Story Height Beyond 60 feet from the RBL, a sidewing or acessory building shall have a maximum ultimate building height of 18 feet. The Ground Story finished floor elevation shall be between 3 feet and 8 feet above the average elevation of the fronting clear sidewalk. If sidewing or accessory building proposed, is it located beyond 60 feet from the RBL,and has a maximum ultimate building height of 18 feet? Is the Ground Story finished floor elevation between 3 feet and 8 feet above the average elevation of the fronting clear sidewalk? Some of the townhouses utilizing this design are requesting a modification for the 3' minimum finished floor elevation or No

91 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual A.3.a Ground Story Height The Ground Story finished floor elevation may also be at grade with a Zero-Step Entry/Exit, when (1) - (5) below are provided: An entrance from the adjacent Clear Sidewalk to the Ground Story shall be provided; The finished floor elevation of the second Story shall be a maximum of 9.5 feet above the average elevation of the fronting Clear Sidewalk; A main entrance is provided at the second story finished floor elevation and a Stoop is provided to that entry; The minimum interior ground story clear height shall be 8 feet; and The ground Story Building Wall Materials shall be differentiated from the upper stories. If the Ground Story finished floor elevation is proposed at grade with a Zero-Step Entry/Exit, does it provide all 5 of the elements below? 1) An entrance from the adjacent Clear Sidewalk to the Ground Story shall be provided; 2) The finished floor elevation of the second Story shall be a maximum of 9.5 feet above the average elevation of the fronting Clear Sidewalk; 3) A main entrance is provided at the second story finished floor elevation and a Stoop is provided to that entry; 4)The minimum interior ground story clear height shall be 8 feet; and 5)The ground Story Building Wall Materials shall be differentiated from the upper stories? Some of the townhouses utilizing this design are requesting a modification for (3) "a main entrance is provided at the second STORY finished floor elevation and a STOOP is provided to that entry" or No A.3.b Ground Story Height When a Townhouse has an elevated Ground Story or when an English Basement is provided, a Stoop and main entrance shall be provided to the Ground story on the Facade. An additional Zero-Step Entry/Exit, to either the Ground Story or the English Basement shall be provided on either the side or rear of the Townhouse. The route to that additional entrance may be provided through a garage but the route shall not include steps and shall not have a slope that exceeds 1:12. If stoop and main entrance to the Townhouse is provided to the Ground story on the Facade, is an additional Zero-Step Entry/Exit, to either the Ground Story or the English Basement provided on either the side or rear of the Townhouse and does the route to that additional entrance not include steps and has a slope that does not exceed 1:12? or A.3.c Ground Story Height The minimum interior Clear Height for the ground story shall be 8 feet 10 inches. Is the interior Clear Height for the ground story at least 8 feet 10 inches? A.3.d Ground Story Height The maximum Ground story height shall be 12 feet. Is the maximum Ground story height no more than 12 feet?.

92 Part 4. Building Envelope Standards # Outline ID A.4.a A.4.b A.4.c A.4.d A.4.e A.4.f A A.6 Sub Section Statement Question Comments Ground Story Height Ground Story Height Ground Story Height Ground Story Height Ground Story Height Ground Story Height Upper Story Height Upper Story Height For Small Apartment Buildings: For Residential units, the Ground Story finished floor elevation shall be no less than 3 feet above the average elevation of the fronting CLEAR SIDEWALK for the BES SITE, except that the GROUND STORY finished floor elevation may be at grade when the Small Apartment Building fronts on an ST80/36 Street-Space. Lobbies and main entrances shall be at the grade of the fronting CLEAR sidewalk adjacent to the BES SITE RBL. Ramps to residential unit finished floor elevations shall be located behind the RBL unless they run from the CLEAR SIDEWALK to the entrance, are perpendicular to the CLEAR SIDEWALK, and are not wider than 8 ft. The minimum interior CLEAR HEIGHT for the GROUND STORY shall be 8 feet 10 inches. The maximum GROUND STORY HEIGHT shall be 12 feet. Other building support functions, such as rental offices and club activity rooms, may be located at grade. The maximum story height for each upper story shall be 12 feet. The minimum interior clear height for each upper story shall be 8 feet 10 inches. Except when Small Apartment Building fronts on an ST80/36 Street-Space, is the Ground Story finished floor elevation for all residential units no less than 3 feet above the average elevation of the fronting CLEAR SIDEWALK for the BES SITE? Are all lobbies and main entrances at the grade of the fronting CLEAR sidewalk adjacent to the BES SITE RBL? Are ramps to residential unit finished floor elevations located behind the RBL or do they run from the CLEAR SIDEWALK to the entrance, are perpendicular to the CLEAR SIDEWALK, and are not wider than 8 ft.? Is the minimum interior CLEAR HEIGHT for the GROUND STORY no less than 8 feet 10 inches? Is the maximum GROUND STORY HEIGHT no more than 12 feet? Are other building support functions, such as rental offices and club activity rooms, located at grade? Is the maximum story height for each upper story no more than 12 feet? Is the minimum interior clear height for each upper story at least 8 feet 10 inches? This only applies to Small Apartment Buildings This only applies to Small Apartment Buildings This only applies to Small Apartment Buildings This only applies to Small Apartment Buildings This only applies to Small Apartment Buildings This only applies to Small Apartment Buildings Compliant or or or or No or Actual A.7 English Basements english basements are permitted in Townhouse Buildings. Are english basements proposed in Townhouse Buildings? Some of the townhouses include full basements which do not meet the definition for english basement or No No A.8 English Basements The finished floor level of an English Basement shall be between 3 and 4 feet below the average elevation of the fronting Clear Sidewalk for each set of Townhouses. Is the finished floor level of an English Basement between 3 and 4 feet below the average elevation of the fronting Clear Sidewalk for each set of Townhouses? or

93 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B.1 Façade On each bes site, the facade shall be built to the rbl for at least 65% of the rbl length; except where there is a Front Porch fronting onto an ST 80/36 street-space, in which case the facade may be built to a line up to 2 feet behind the rbl with a width not less than 65% of the rbl. On each bes site, is the facade built to the rbl for at least 65% of the rbl length; except where there is a Front Porch fronting onto an ST 80/36 street-space, in which case is the facade built to a line up to 2 feet behind the rbl with a width not less than 65% of the rbl? B.2.a Buildable Area The buildable area is delineated in the diagram above, as follows: Buildings shall occupy only the areas of the BES site within: 60 feet of the RBL for Townhouses and 65 feet of the RBL for Small Apartment Buildings; and 25 feet of the rear BES Site line; and Are buildings occupying only the areas of the BES site within: 60 feet of the RBL for Townhouses and 65 feet of the RBL for Small Apartment Buildings; and 25 feet of the rear BES Site line? B.2.b Buildable Area A sidewing shall occupy any area of a lot within the BES site beyond the depth of (1) and (2) above, and is within 14 feet of the Common Lot Line or BES Site line. A sidewing is allowed on only one side of the lot. Do any sidewings only occupy the area of a lot within the BES site beyond the depth of (1) and (2) above, and are they within 14 feet of the Common Lot Line or BES Site line since a sidewing is allowed on only one side of the lot? or B.2.c Buildable Area B.3.a Buildable Area B.3.a Buildable Area All required setbacks and easements shall be met, including any Preserved Natural areas, and may reduce the size of the Buildable Area. A private open area equal to at least 15% of the total buildable area of each BES Site shall be required, and private open area not satisfied by balconies or decks may be provided for each individual lot, or may be consolidated into no more than two contiguous areas for the BES Site. Have all required setbacks and easements been met, including any Preserved Natural areas which may reduce the size of the Buildable Area? Has a private open area equal to at least 15% of the total buildable area of each BES Site been provided? Has the private open area (when not satisfied by balconies or decks) been provided for each individual lot or consolidated into no more than two contiguous areas for the BES Site? or

94 Part 4. Building Envelope Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B.3.a Buildable Area For bes sites that extend more than 50 feet from any RBL, up to 33% of the required private open area may be satisfied through the balconies or decks of individual units. The remaining required private open area shall be located at grade anywhere behind the parking setback line, but not within any setback areas. For bes sites that extend more than 50 feet from any RBL, has no more than 33% of the required private open area been satisfied through the balconies or decks of individual units while the remaining required private open area been located at grade anywhere behind the parking setback line, but not within any setback areas? or B.3.b Buildable Area For BES Sites that do not extend more than 50 feet from any RBL, up to 100% of the required private open area may be satisfied above grade, via balconies or decks. For BES Sites that do not extend more than 50 feet from any RBL, has 100% of the required private open area been satisfied above grade, via balconies or decks? or B B B.6 Garage and Parking Garage and Parking Garage and Parking B.7 Frontage Widths Townhouses shall not have garage entries on any façade. At-grade parking may be forward of the parking setback line only when such parking is within a garage on a corner lot and the parking area occupies a distance of no more than 25 feet along the RBL. Openings in the Facade or Street Wall for parking garage entries to Small Apartment Buildings shall have a maximum clear height no more than 16 feet and an unobstructed width no greater than 22 feet. The minimum width for townhouses is 16 feet. No more than 1/3 of the Townhouses within a Development PRoject shall have a width of less than 18 feet. Has it been confirmed that Townhouses do not have garage entries on any façade? If at-grade parking is forward of the parking setback line, is it only occuring when such parking is within a garage on a corner lot and the parking area occupies a distance of no more than 25 feet along the RBL? Are openings in the Facade or Street Wall for parking garage entries to Small Apartment Buildings have a maximum clear height of no more than 16 feet and an unobstructed width of no greater than 22 feet? Is the minimum width for townhouses no less than 16 feet and have no more than 1/3 of the Townhouses within a Development PRoject include a width of less than 18 feet? or or or or B.8 Frontage Widths No individual small apartment building or set of townhouses may occupy more than 120 feet of street-space frontage. A gap of between 10 and 20 feet is required between buildings. Is no individual small apartment building or set of townhouses occupying more than 120 feet of street-space frontage and has a gap between 10 and 20 feet been provided between buildings?

95 Part 4. Building Envelope Standards # Outline ID C.1 Fenestration C.2 Fenestration C.3 Fenestration C.4 Sub Section Statement Question Comments Building Projections For each story, lengths of wall exceeding 20 linear feet without fenestration are prohibited on all facades. Fenestration for any 30 foot section of each Story shall comprise between 25% and 70% of the area of the facade that corresponds to the Clear Height within. Each townhouse and each small apartment building shall include at least one functioning entry door or opening from the street-space. Each townhouse or small apartment building may include a stoop of not more than 5 feet deep and 6 feet wide (not including steps or ramps); except For each story, have lengths of wall exceeding 20 linear feet without fenestration been excluded on all facades? Has the fenestration for any 30 foot section of each Story been comprised between 25% and 70% of the area of the facade that corresponds to the Clear Height within? Does each townhouse and each small apartment building include at least one functioning entry door or opening from the street-space? Does each townhouse or small apartment building include a stoop of not more than 5 feet deep and 6 feet wide (not including steps or ramps)? Compliant or Actual C.5 Building Projections Each Small Apartment Building and/or Townhouse that fronts a ST 80/36 streetspace shall include either: a stoop that is no more than 5 feet deep and no more than 6 feet wide (not including steps or ramps), or a front porch, between 7 and 9 feet deep, that projects no more than 7 feet forward of the rbl, and with a width not less than 65% of the rbl occupied by each individual townhouse. Does each Small Apartment Building and/or Townhouse that fronts a ST 80/36 street-space include either: a stoop that is no more than 5 feet deep and no more than 6 feet wide (not including steps or ramps), or a front porch, between 7 and 9 feet deep, that projects no more than 7 feet forward of the rbl, and with a width not less than 65% of the rbl occupied by each individual townhouse? or C C.7 Building Projections Street Walls & Front Yard Fences Ground Story Awnings and Canopies for Small Apartment Buildings shall project a minimum of 5 feet from the Facade. One pedestrian entry, which may be gated, no wider than 5 feet shall be permitted within any required street wall. Do Ground Story Awnings and Canopies for Small Apartment Buildings project a minimum of 5 feet from the Façade? Has no more than one pedestrian entry, which may be gated, no wider than 5 feet been proposed within any required street wall? or or

96 Part 4. Building Envelope Standards # Outline ID C C C.10 Sub Section Statement Question Comments Street Walls & Front Yard Fences Street Walls & Front Yard Fences Street Walls & Front Yard Fences On BES Sites occupied by Small Apartment BUildings, one garage entry, which may be gated, no wider than 18 feet shall be permitted within any required Street Wall. Where gates are provided, they shall be between 2 and 3 feet behind (toward the Buildable Area) the RBL. street walls shall be between 4 feet and 8 feet in height. A Front Yard Fence shall be permitted between the RBL and the Clear Sidewalk, within 1 foot of the Clear Sidewalk, and shall have a maximum height of 40 inches. On BES Sites occupied by Small Apartment BUildings, has no more than one garage entry, which may be gated, no wider than 18 feet been provided within any required Street Wall? If so, has that entry been located between 2 and 3 feet behind (toward the Buildable Area) the RBL? Are street walls between 4 feet and 8 feet in height? If a Front Yard Fence is proposed, is it between the RBL and the Clear Sidewalk, within 1 foot of the Clear Sidewalk, and has a maximum height of 40 inches? Compliant or or or D.1 All Stories Only residential uses are permitted. Are only residential uses permitted? D.2 All Stories Individual townhouse buildings shall have no more than two residential units, including an accessory unit. Do individual townhouse buildings have no more than two residential units, including an accessory unit? or Actual D.3 All Stories Additional occupiable space is permitted within the roof where the roof is configured as an attic story. Has additional occupiable space been proposed within the roof where the roof is configured as an attic story? or D.4 Accessories Units No more than one accessory unit is permitted per townhouse building. Has no more than one accessory unit been proposed per townhouse building? or D.5 Accessories Units accessory units are permitted either in the buildable area at the rear of the lot occupied by an individual Townhouse or in an English Basement. Have accessory units only been proposed either in the buildable area at the rear of the lot occupied by an individual Townhouse or in an English Basement? or D.6 Accessories Units accessory units that are not in an English Basement shall have a maximum footprint of 650 square feet. If not located in an English Basement, do accessory units have a maximum footprint of 650 square feet? or

97 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual A Intent The street-space Standards are intended to result in buildings placed at the street edge of their site, and to: 1) Establish the rules and standards for the streetspace and public spaces within the Columbia Pike Neighborhoods Special Revitalization District.2) Create an environment that encourages and facilitates pedestrian activity, creating walkable streets that are comfortable, efficient, safe, and interesting. 3) Assist residents, building owners, and managers with understanding the relationship between the street-space and their own property.4) Contribute to sustainability through requirements for trees and other landscape materials. Does the development project meet the general intent of the Street-Space Standards? A Intent 1) The purpose of these regulations is to provide a street-space that has a scale and design that results in a high quality pedestrian environment in order to facilitate the creation of a convenient and harmonious community. 2) Street-spaces should balance the needs of all forms of traffic auto, transit, bicycle and pedestrian to maximize mobility and convenience for all residents and users in order to reduce or prevent congestion in the public streets. Does the redevelopment project meet the intent of the Street-Space Classifications? B.2 Street-Space Classifications The following are the types and configurations permitted within the Neighborhoods Special Revitalization District. - ST 130/72 (Columbia Pike) - ST 80/36 - ST 68/36 - ST 58/38 - Alley A-26 - Alternative Street - Pedestrian Pathway/ Bikeway Do the public streets that are part of this Development Project match their associated Street-Space Classifications as shown in Part 504? S. Rolfe St includes half of the 68' cross-section; 13th Rd S. includes half of the 80' crosssection; S. Queen St includes half of the 68' cross-section and the new internal street includes a full 58' crosssection B.3 Street-Space Classifications Except the ST 130/72 (Columbia Pike), the streetspaces (b - d) above are configured such that bicycle traffic would be accommodated and encouraged within travel lanes. Does the development project indicate how bicycle traffic is accomodated within the travel lanes except for the ST 130/72 (Columbia Pike)? If so, are the bicycle lanes properly marked or signed? Accomodated through shared lanes (no additional striping proposed)

98 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments B.4 Street-Space Classifications C.1 On-Street Parking Alleys are generally reserved for utility easements and used to provide access to parking and loading areas. ALLEYS shall include a clearly marked clear sidewalk, at least 6 feet wide, for pedestrian access. All alleys shall be maintained and clear of debris and snow. Trash receptacles shall not be stored within the alley or obstruct the clear sidewalk. On-Street parking spaces created as part of a Development Project shall count towards parking requirements. Does the Development Project include alleys? If so, do the proposed alleys meet the aforementioned standards, are clear of trash receptacles and include a clearly marked sidewalk that is 6 feet wide? Are on-street parking spaces provided as part of this development project? If so, do they count towards the minimum shared parking requirements? Compliant or Actual Sheet. C-0404 or C.2 On-Street Parking The spacing of parking, and adjacent street trees and street furnishings, may be interrupted by existing or new driveways designated on the regulating plan, and for alleys, where necessary for transit stops or stations or as set forth in Section 505.B. Is the spacing of parking, street trees and furnishings only interrupted by existing or new driveways, alleys or transit stops/stations? D Alternative Street D Alternative Street A developer shall dedicate any areas within an Alternative street to the County as a public access easement in accord with the requirements of Section 301.C.6 Does the Development Project include any Alternative Streets? If so, does the developer agree to dedicate any areas within the Alternative Street to the County as a public access easement? or No or No D Alternative Street When an alternative street carries vehicular traffic, the street-space shall be designed with the same Dooryard, Clear Sidewalk, and Tree Lawn dimensions and details as the respective ST 68/36 or ST 58/38 width as shown on the Regulating Plan. If the Alternative Street carries vehicular traffic, does it meet these requirements? or D Alternative Street When an alternative street carries pedestrian and bicycle traffic only (except as may be needed for emergency vehicles) the space within shall include the following: Does the Alternative Street carry pedestrian and bicycle traffic only? or No or D.1 Alternative Street When an alternative street carries pedestrian and bicycle traffic only, the space within shall include: Dooryards with a minimum width of 10 feet; If so, does it include dooryards with a minimum width of 10 feet? or

99 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual D.2 Alternative Street When an alternative street carries pedestrian and bicycle traffic only, the space within shall include: A pedestrian pathway/bikeway, no less than 12 feet wide, located within the remaining space between opposing Dooryards and aligned so as to provide visibility from one end of the path to the other accommodating ramps and returns as may be needed to minimize segments with steep slopes If so, does the space within include a pedestrian pathway/bikeway, no less than 12 feet wide, located within the remaining space between opposing Dooryards and aligned so as to provide visibility from one end of the path to the other accomodating ramps and returns as may be needed to minimize segments with steep slopes? or D.3 Alternative Street When an alternative street carries pedestrian and bicycle traffic only,the space within shall include: Lighting that complies with the spacing requirements determined by a photometric analysis as specified in Section 505.D, and Street Trees, placed on center within 10 feet of the edge of the paved pathway If so, does the space within include lighting that complies with the spacing requirements determined by a photometric analysis as specified in Section 505.D, and Street Trees, placed on center within 10 feet of the edge of the paved pathway? or D.4 Alternative Street When an alternative street carries pedestrian and bicycle traffic only, the space within shall include: walkways at least 5 feet wide leading to and from the pedestrian pathway/bikeway to the entrances of adjacent buildings If so, does the space within include walkways at least 5 feet wide leading to and from the pedestrian pathway/bikeway to the entrances of adjacent buildings? or E Pedestrian Pathway/Bikeway A developer shall dedicate any areas within a pedestrian pathway or bikeway to the County as a public access easement in accord with the requirements of Section 301.C.6. The width for these must be not less than 20 feet in total, including a paved walkway no less than 12 feet wide. Does the Development Project include a Pedestrian Pathway/Bikeway? or No No

100 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments E E Pedestrian Pathway/Bikeway Pedestrian Pathway/Bikeway Where not shown on the Regulating Plan, pedestrian pathways/bikeways shall be straight from one end to the other for the length of each BES Site, except that ramps and returns may be permitted where needed to minimize segments with steep slopes that would otherwise be more than 1:12 (8.3%). If so, will it be dedicated to the County as a public access easement in accord with the requirements in Section 301.C.6 and meets the aforementioned requirements for width? If not shown on the Regulating Plan, is the pedestrian pathway/bikeway straight from one end to the other for the length of each BES Site, except that ramps and returns? Compliant or or Actual A.1 General Provisions In addition to property within the Block, property owners must maintain the following areas: The portion of the street-space between the Development Project s rbl and the back of the curb.& The portion of any alley that is between the lot line and the edge of the alley pavement, or if as yet paved, between the lot line and the property line. Does the developer agree to maintain the portion of the street-space between the development project's RBL and back of the curb as well as the portion of any alley that is between the lot line and the edge of the alley pavement? A.2.a General Provisions Unless otherwise allowed, at the time of development, the developer is required to install the Street-space elements on the side of the street contiguous with development as set forth herein. 1) Has the developer installed street-space elements on the side of the street contiguous with development? A.2.b General Provisions Sidewalks shall not be constructed entirely of plain poured concrete; however, a CLEAR SIDEWALK of no less than 6 feet in width paved with smooth concrete shall be constructed and maintained free of obstruction for pedestrians at all times. 2) Are clear sidewalks provided with no less than 6' in width and paved with smooth concrete? Sheet C-0402 clearly differentiates between the various pavement surfaces A.2.c General Provisions A variety of paving materials, textures, and colors are allowed in the Dooryard and, as set forth below, within the Tree Lawn between Street Trees so as to provide walking surfaces between landscaping. 3) Will other areas of the street-space be constructed with paving other than plain poured concrete? Sheet. L1.01 shows areas with permeable paving surfaces or No A.2.d General Provisions All paving materials shall be compliant with ADA accessibility guidelines and the material selection shall be sensitive to the needs of mobility impaired persons. 4) Are all paving materials compliant with ADA accessibility guidelines?

101 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments A.2.e A.2.f General Provisions General Provisions In addition, when paving is provided near entrances within the Dooryard, a Shy Zone of at least 2 feet in width shall be provided. Consistency of paving design is required within a DEVELOPMENT PROJECT and within a BLOCK. 5) Does the dooryard include paving? If so, is a shy zone of at least 2 feet in width provided? 6) Does the development project have a consistent paving design that is also consistent within a Block? Compliant Actual Not intended for townhouses A.3 General Provisions Sidewalks not otherwise designated in the regulating plan or Street-Space Classifications shall provide a minimum 6 foot clear sidewalk and be constructed to meet all County standards and specifications. Do sidewalks (not otherwise designated in the regulating plan or street-space classifications) provide a minimum 6-foot clear sidewalk and meet all County standards and specifications? A A.5 General Provisions General Provisions All turf grass shall be sodded at installation not seeded, sprigged, or plugged. Vegetative groundcovers may be used in place of turf grass. Artificial turf is not permitted. Evergreen tree species are prohibited in dooryards. If turf grass or vegetative groundcovers are provided, is it confirmed that no artificial turf will be used? Is it confirmed that no evergreen tree species will be installed within the dooryards? This only applies to trees (evergreene shrubs are acceptable) A.6 General Provisions Mechanical Equipment may not be stored or located within any street-space. Water pumps for public fountains or irrigation that are not visible are not included in this prohibition. Temporary placement of private garbage cans within the street-space may be allowed to accommodate scheduled pick-up as long as it is placed outside of the clear sidewalk. Is the street-space free and clear of any mechanical equipment (excluding water pumps for public fountains or irrigation that are not visible)? If trash collection is expected along a street-space, does the developer agree that its placement of private garbage cans will occur in the streetspace, outside of the clear sidewalk, on a temporary basis?

102 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B.1 Street Tree Specifications Each street-space must have street trees planted along the street tree alignment line (generally in the centerline of the tree lawn or not less than 3 feet from the back of the curb unless otherwise specified on the regulating plan or Section 503.B. Street Type Classifications) at an average spacing not more than 30 feet on center (average calculated per block face). However, at no location may street tree spacing between any two trees exceed 45 feet on center except where necessary for transit stops or stations. Does each street-space have street trees planted along the street tree alignment line at an average spacing of no more than 30 feet on center and at no more than 45 feet on center (with the exception for transit stop/stations), except for ST 58/38 as noted below? Street trees look to be 30' on center; some are shifted to avoid street lights and other infrastructure constraints. (Sheet. L1.01) B.1 Street Tree Specifications The sole exception to this spacing requirement is for the ST 58/38, where street trees may be located only at the ends of the block face at the intersecting street. Where the block face is longer than 250 feet on ST 58/38, street tree planting areas shall be placed approximately mid block. If development project includes ST 58/38 crosssections, are the proposed street tree locations provided at the ends of the block face at the intersecting street? If a block face is longer than 250', have street trees been placed mid-block? Internal street includes the ST 58/38 cross-section; street trees are provided at the ends of each block face as well as mid-block. (Sheet L1.01) or B.2 Street Tree Specifications The Street-Space Classifications, excluding those for Alleys, Shared Use Trails, and Pedestrian Pathways/Bikeways, are configured for street tree trenches with connected soil areas. The requirements of B.3 below may be met through the use of bridged slab, structural soil, or other techniques that clearly exceed these standards. With the exception of alleys, shared use trails, pedestrian pathways/bikeways, have the tree planting requirements been met through the use of bridged slab, structural soil or other techniques that clearly exceed these standards? Please confirm which technique is proposed in the comment section. Continuous tree lawns proposed (connected soil areas example)

103 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B.3.a Street Tree Specifications Street tree planting areas, including soil and mulch level, shall be at grade or not more than 3 inches in height above the sidewalk. Soil surface area shall not be less than 110 square feet per isolated tree or 90 square feet per tree for connected (tree lawn) situations. No dimension of the soil surface area may be less than 6 feet unless otherwise specified in this Code. A pervious paving strip, maximum 12 inches wide, may be placed at the back of the curb for access to on street parking. This pervious paving strip may be included within the 6 foot soil surface area required by (ii) above. 1) Does the soil and mulch level match the adjacent grade or be no higher than 3" above the adjacent sidewalk? 2) Are soil surfaces no less than 110 sf per tree or 90 sf per tree with a connected tree lawn design? 3) Are soil surface areas no less than 6' in width or length unless otherwise specified in this Code? 4) Are any pervious paving strips proposed with a maximum width of 12"? B.3.b Street Tree Specifications At planting, street trees shall be at least 3.5 inches caliper, measured 4 feet above grade and at least ten feet in overall height. Species must be selected from the street tree list Will the proposed street trees be at least 3.5 inches caliper with a height of at least 10' at the time of planting and has the species been selected from the street tree list? B.3.c Street Tree Specifications Any unpaved ground area shall be planted with groundcover or flowering vegetation, not to exceed 12 inches in height. Street trees must be limbed up to provide a minimum of 7 feet clear over the sidewalk and 14 feet over any travel lanes, and to maintain visibility. Has any unpaved ground area been planted with groundcover or flowering vegetation and have street trees been "limbed up" to provide a minimum 7 feet clear over the sidewalk and 14 feet over any travel lanes? or

104 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual C Street Tree Species Species in the Street Tree List are for placement as shown in Street Space Classifications, or as specified on the regulating plan for placement along a street tree alignment line. Other species may be permitted where the Zoning Administrator finds that they meet the following standards: a) Species street trees shall be native and/or proven hardy adapted species. b) Form street trees shall be Canopy Shade Tree species that grow to heights in excess of 60 feet and have a broad canopy enabling them to clear auto and pedestrian traffic, form a ceiling-like enclosure, and open a clear view of the street-space at eye-level. c) Design Species are planted consistently along a given street-space to provide a synergy of form and character. Use of alternative Street Tree species shall ensure that different streets, or stretches of streets, will provide species diversity and provide a specific street character distinct from other streetspaces 1) Are the proposed street trees listed in the Street Tree List? 2) If not, do the proposed street trees meet the aforementioned standards? or C.3 Street Tree Species The following Street Tree list contains all approved tree species for use in the Columbia Pike Neighborhoods Special Revitalization District, including use in Public Open Spaces. The list may include native and acceptable adapated species. Other species may be used for planting within a private lot and Dooryards. Are public open spaces required within this development project? If so, are tree species consistent with the street tree list? Are other species used within private lots or dooryards or C.4 Street Tree Species Invasive exotic species may not be used anywhere, including on private lots. Has it been confirmed that no invasive exotic species are proposed within the development project?

105 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual D.1 Street-Space Lighting Streetlight poles shall be centered along the street trees alignment line where feasible and not in conflict with existing utilities. Where such location is not feasible due to existing or other required, underground or above ground structures in the rightof-way StreetLight poles shall be located 2 feet to 4 feet behind the back of curb within the Tree Lawn (the area, as shown on the Street-Space Classifications, a minimum of 6 feet in width behind the face of curb). StreetLights shall not be located within the Clear Sidewalk or the Dooryard. 1) Are street light poles centered along the Street Tree Alignment Line? 2) If not, are street light poles located 2-4 feet behind the back of curb within the tree lawn? 3) Is it confirmed that no street lights are located within the clear sidewalk or the dooryard? D.2 Street-Space Lighting Streetlights shall meet the following, with street classifications determined by the categories assigned in the adopted Master Transportation Plan Street Element: a) On principal arterial streets, StreetLights shall be double-globed Carlyle luminaires on 16 foot poles. b) On minor arterial streets, StreetLights shall be single-globed Carlyle luminaires on 14 foot poles. c) On principal and minor local streets, StreetLights shall be single-globed Carlyle luminaires on 12 foot poles. 1) On principal arterial streets, are double-globed carlyle luminaires on 16 foot poles proposed? 2) On minor arterial streets, are singleglobed carlyle luminaires on 14 foot poles proposed? 3) On principal and minor local streets, are single-globed carlyle luminaires on 12 foot poles proposed? New internal road will be a minor local road while the three existing streets surrounding the site are classified as minor arterials D.3 Street-Space Lighting A photometric analysis will be submitted as part of the FBC application by the developer. Such analysis will show that, with the spacing of STREETLIGHTS as shown by the developer on the lighting plan, the light levels will fall within recommended levels shown in Arlington County s 2012 Traffic and Street Lighting Specifications, for the street type and location. Has a photometric analysis been submitted as part of this development project and does the resulting lighting meet recommended levels set by Arlington County? D.4 Street-Space Lighting At the time of development, the developer is required to install streetlights and sidewalks, as illustrated in the Street-Space Classifications, on each side of the street-space being developed. Has the developer agreed to install appropriate streetlights and sidewalks on each side of the street-space being developed? Are the proposed benches the Victor Stanley "Streetsites" model #R-B 28 or equivalent and 4 feet in length? E.1.a Street-Space Furniture Benches in the Columbia Pike corridor shall be the Victor Stanley Streetsites model # R-B 28 or equivalent and 4 feet in length.

106 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments Compliant Actual E.1 Street-Space Furniture Where present, the amount of Block Face dedicated to transit stops or stations, as determined by the Department of Environmental Services (or its successor agency), may be subtracted from the overall Block Face when calculating the total number of required benches. Does any portion of the block face contain transit stops or stations which could be used to subtract from the overall Block Face when calculating the total number of required benches? Bus stops along 13th Rd S. and S. Rolfe or No E.1 Street-Space Furniture For each Urban Mixed Use BES Site, one bench shall be provided for every 50 feet of RBL along a Block Face, including Block Faces along Plazas, Mini-Park, and Neighborhood Parks. For Urban Mixed Use BES Sites, is one bench provided for every 50 feet of RBL (i.e. along the building edge)? Small Apartment/Townhouse Site or E.1 Street-Space Furniture For each Urban Residential BES site with an RBL along Columbia Pike, one bench shall be provided for every 100 feet of RBL along the Columbia Pike block face, including block face along Plazas, Mini-Park, and Neighborhood Parks. For Urban Residential BES Sites with an RBL along Columbia Pike and along Plazas, Mini-Park and Neighborhood Parks, has one bench been provided for every 100 feet of RBL along the Columbia Pike (i.e. along the building edge)? Small Apartment/Townhouse Site or E.1 Street-Space Furniture For each Plaza, Mini-Park and Neighborhood Park, one bench shall be provided for every 50 feet of such Plaza or Park abutting a street. For each plaza, mini-park or neighborhood park, has one bench been provided for every 50 feet of such plaza or park abutting a street? 2 benches provided on site in open space areas or E E E.3 Street-Space Furniture Street-Space Furniture Street-Space Furniture Waste bins shall be the Victor Stanley Bethesda Series model # S-42 or equivalent. At a minimum, one waste bin shall be provided at each block corner. Bike racks (2-space capacity) shall be an inverted U in galvanized steel with a baked-on black paint finish. Are all waste bins the Victor Stanley "Bethesda Series" model #S-42 or equivalent? Is at least one waste bin provided at each block corner? Are all bike racks the inverted "U" design and in galvanized steel with a baked-on black paint finish?

107 Part 5. Street-Space Standards # Outline ID Sub Section Statement Question Comments E.3 Street-Space Furniture Bike Racks (2-space capacity) shall be installed on both sides of the street-space, in alignment with the street trees or within the furniture zone (not to interfere with the placement of street trees or streetlights). At the time of the development, the developer is responsible for the installation of bicycle racks on each side of the Street-Space being developed. Are all bike racks installed on each side of the streetspace being developed and in alignment with the street trees or within the furniture zone? Compliant Actual E.3 Street-Space Furniture Where not in conflict with other street-space elements, at least 50% of visitor/guest bike racks (2- space capacity) shall be located within 50 feet of the primary building entrance. Bike racks (2-space capacity) in these locations shall be located in groups of two or more. Remaining required bike racks in all other locations, shall be distributed either as a single rack or in groups of two. When not in conflict with other streetspace elements, has at least 50% of visitor/guest bike racks been located within 50 feet of the primary building entrance and are those located in groups of two or more? No primary residential entrance proposed with townhouse development. 2 bike racks proposed for minipark and 2 more located onstreet (visitor parking) or No or

108 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual General Intent The primary purposes of the General Architectural Standards, working in tandem with the Building Envelope Standards, are to: 1) complement and reinforce the pedestrian environment and STREET- SPACE through the application of high quality materials and architectural designs and 2) to achieve an aesthetic in the Columbia Pike corridor that is distinct from yet complementary to that of the mixeduse commercial centers. The General Architectural Standards are intended to result in construction that is simple and functional, including sustainable elements, that will result in long-lasting structures both in durability and design expression. A wide range of architectural expressions, from traditional to contemporary, can be achieved. The character of new building facades should complement the materials and general scale of surrounding neighborhood buildings and, through application of these standards, create a cohesive ensemble of buildings within the Columbia Pike Neighborhoods Special Revitalization District. Does the proposal meet the intent of these purposes? B Applicability While certain materials, techniques, and product types are prescribed in this section as being permitted, equivalent or better practices and products are encouraged. Alternatives may be proposed through submittal of technical specifications, samples, and case examples for proposed materials to the Zoning Administrator. The FBC Administrative Review Team and the Zoning Administrator will review the proposal and compare the use of the material, technique or product type and its durability and appearance with the permitted materials, to determine whether it is an equivalent or better material, technique, or product type. Once an alternative material, technique, or product type has been determined to be acceptable for use, it shall be added to a list maintained by the Zoning Administrator as acceptable in future applications Has the applicant submitted a request to consider any alternative materials, techniques, or product types? If so, please provide any additional information in the comment section. or No No

109 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments A Building Wall Materials/Intent The building wall materials standards are intended to achieve simple configurations and solid craftsmanship. Are the building wall materials used in a manner consistent with the intent and demonstrated simple configurations and solid craftsmanship? Compliant Actual B Building Wall Materials/ General Standards for all Buildings/BES For buildings three (3) stories or more, the GROUND STORY building wall materials shall be different from the materials above or an EXPRESSION LINE shall be provided to differentiate the Ground story from upper STORIES and to reinforce the Street-space. Are the building wall materials used on the ground story different from the wall materials above, or has an expression line be used to dfferentiate the ground story from upper stories? B Building Wall Materials/ General Standards for all Buildings/BES When different materials are used on a facade, heavier materials shall be used below lighter materials (i.e., darker color brick below lighter colored brick; cast stone below brick; brick below metal panel; brick below siding). Does the proposed building design use heavier building wall materials beneath lighter materials (i.e. darker colors, larger scale unit sizes; masonry beneath metal panel or siding; etc.) B Building Wall Materials/ General Standards for all Buildings/BES EIFS (Exterior Insulation and Finishing System), Styrofoam, and all other foam-based products are prohibited. Has it been confirmed that no EIFS, or other foam-based products are proposed? B Building Wall Materials/ General Standards for all Buildings/BES Siding shall be wood or composite material. If siding is proposed, is it made of wood or composite material? or YES B Building Wall Materials/ General Standards for all Buildings/BES Where siding, including panels, is not mitered at corners, siding shall incorporate corner boards on the outside building corners to conceal raw edges. If siding is used, are corners either mitered or corner boards used to conceal raw edges? or B Building Wall Materials/ General Standards for all Buildings/BES Metal or cementitious panels may be used only for ornamentation. Have metal or cementitious panels only been used fr ornamentation?

110 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B Building Wall Materials/ General Standards for all Buildings/BES Vinyl and aluminum siding are prohibited. Has it been confirmed that no vinyl or aluminum siding is proposed? B Building Wall Materials/ General Standards for all Buildings/BES Brick masonry may be painted. Will brick masonry be painted? or No No B Building Wall Materials/ General Standards for all Buildings/BES All STUCCO surfaces shall have a smooth or sand finish and shall be painted. If stucco surfaces are proposed, will the surfaces have smooth or sand finishes and will the surface be painted? or B Building Wall Materials/ General Standards for all Buildings/BES Prefabricated stucco panels and sprayed on stucco finishes are prohibited. Has it been confirmed that no prefabricated stucco panels and sprayed on stucco finishes have been proposed? B Building Wall Materials/ General Standards for all Buildings/BES All exposed masonry walls (i.e. STREET WALLS, GARDEN WALLS, other free-standing walls, parapet) shall have a cap to protect the top of the wall from weather. Do exposed masonry walls include a protective cap? or C Building Wall Materials/Stds for UMU Buildings, UR Buildings, Small Apartment Buildings, and Civic Buildings For Urban Mixed Use, Urban Residential, and Small Apartment Buildings: Permitted building wall materials are: masonry (brick, ground-face block, stone or cast stone), terracotta, ceramic tile, and Stucco. Are Urban Mixed Use, Urban Residential, or Small Apartment buildings constructed with mason, terracotta, ceramic tile, or stucco building wall materials? or

111 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual C Building Wall Materials/Stds for UMU Buildings, UR Buildings, Small Apartment Buildings, and Civic Buildings For Urban Mixed Use, Urban Residential, and Small Apartment Buildings: Permitted ornamentation materials are: metal or cementitious panels or elements, and other decorative elements and siding. Are Urban Mixed Use, Urban Residential, or Small Apartment buildings constructed with ornamentation materials that are either metal, cementitious panels or elements, other decorative elements, or siding? Please indicate which other decorative elements are proposed in the comment section. or D D Building Wall Materials/Stds for Townhouses & Detached Single- Family Houses Building Wall Materials/Stds for Townhouses & Detached Single- Family Houses A Roof Types A Roof Types B Flat Roofs For Townhouses and Detached single-family houses, permitted finished building wall materials are: masonry, (brick, ground-face block, stone, or cast stone), stucco, and siding (of wood or composition board, such as HardiPlank ). Composition board (such as HardiPlank ) may have a smooth or grained finish. For Small Apartment, Townhouse, and Detached buildings, roof types shall be limited to gable, hip, and gambrel. Shed roofs are permitted on porches, stoops, canopies and balconies of Small Apartment, Townhouse, and Detached buildings Where flat roofs are permitted, they shall have a parapet around the entire perimeter of the building. Are townhouses and detached single-family houses constructed with masonry, stucco, or siding? If constructed with composition board, such as HardiPlank, does it have a smooth or grained finish? Are the roof types for Small Apartment, Townhouse, and Detached buildings either gable, hip, or gambrel? For Small Apartment/Townhouse or Detached buildings, are roof types for porches, stoops, canopies, and/or balconies, either gable, hip, gambrel, or shed? If flat roofs are proposed, is a parapet provided around the entire perimeter of the building? or or or or

112 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual C Pitched Roofs All pitched roofs shall be as follows: Roofs that cover the main body of a building shall have a slope of no less than 4:12 and no more than 10:12. The lower slope of a gambrel roof may have a pitch of up to 24:12. Has it been confirmed that pitched roofs have the following: Roofs on the main body of the building have a pitch between 4:12 and 10:12, except that gambrel roofs may have a pitch of up to 24:12? or C Pitched Roofs The roofs of porches, stoops, canopies, and balconies shall have a slope of no less than 2:12 and no more than 6:12. Roofs of porches, stoops, canopies, and balconies have a pitch between 2:12 and 6:12 or n/a C Pitched Roofs C Pitched Roofs C Pitched Roofs All roofs, except shed roofs, shall be symmetrically sloped. The end walls of a gable or gambrel roof may extend up above the roof line to form a parapet. Gambrel roofs are permitted only when the roof ridge runs parallel to the front FACADE. Are all pitched roofs, except shed roofs, symmetrically sloped? Do the end walls of a gable or gambrel roof extend above the roof line to form a parapet? Has it been confirmed that all gambrel roofs are designed with the roof ridge parallel to the front Façade? or or No or No C Pitched Roofs Pitched roofs, except those on the FACADE side of the building, may be cut out to allow roof access for terraces and mechanical equipment. The cut out area shall be neither within 18 inches of either end of the individual building nor within 18 inches of the ridge. If pitched roofs are cut out to allow roof access for terraces or mechanical equipment, is the cut out located away from the façade side of the building, is no closer than 18" of either end of the individual building, and no closer than 18" of the ridge? or C Pitched Roofs Permitted roofing materials for all pitched roofs are: metal, metal shingle, slate, synthetic slate, and composition shingles, provided, however, that corrugated metal roofs are prohibited. Are pitched roofs constructed of metal, metal shingle, slate, synthetic slate, or composition shingles, and has it been confirmed that no corrugated metal roofs are used? or C Pitched Roofs Roof eaves shall overhang the walls below. Do roof eaves overhang the walls below? or

113 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments A A Shopfronts/Requir ements & Configurations Shopfronts/Requir ements & Configurations The bottom of all shopfront window glass shall be between 1 and 3 feet above the adjacent fronting clear sidewalk and shall run from the sill to a minimum of 8 feet above the adjacent fronting clear sidewalk. Building Wall Material permitted by Section 603 above shall be used below the shopfront window glass. Is the bottom of all shopfront window glass placed between 1 and 3 feet above the adjacent fronting clear sidewalk and does the glass extend at least 8' above the adjacent fronting clear sidewalk? Has it been confirmed that the building wall materials permiited by Section 603 are used below the shopfront window glass? Compliant or or Actual A Shopfronts/Requir ements & Configurations Shopfront window glass shall be clear, with light transmission of at least 90 percent (modified as necessary to meet applicable building and energy code requirements). However, shopfront glass that is located above 8 feet the adjacent fronting Clear Sidewalk or no lower than the top of any door along the Shopfront may be tinted or stained. Is shopfront window glass clear with light transmission of at least 90 percent, except for shopfront glass that is located at least 8' above the adjacent fronting clear sidewalk and no lower than the top of any door along the Shopfront, which may be tinted or stained? or A Shopfronts/Requir ements & Configurations A minimum of 80 percent of the window surface shall allow a view into the building interior for a depth of at least 15 feet such that window signs or other opaque window glass treatments or applications are minimized. Has it been confirmed that at least 80% of the shopfront window surface will allow for a view into the building interior for a depth of at least 15 feet and that window signs or other opaque window glass treatments or applications are minimized? or A Shopfronts/Requir ements & Configurations However, operable shading devices within the conditioned space are permitted. Are operable shading devices within the conditioned space proposed? or No No A A Shopfronts/Requir ements & Configurations Shopfronts/Requir ements & Configurations Shopfront doors shall contain at least 60 percent transparent glass. Solid (completely opaque) doors are prohibited. Shopfronts shall be differentiated from the facade above by an expression line Do shopfront doors contain at least 60% transparent glass? Are shopfronts differentiated from the façade above by an expression line? or or

114 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments A A Awning & Canopies/Requir ments & Configurations Awning & Canopies/Requir ments & Configurations The top of all AWNINGS shall be mounted no more than one (1) foot above the opening below. AWNINGS shall shade windows. AWNINGS shall be made of durable fabric and may be either fixed or retractable. Are awnings installed no more than 1 foot above the opening below? Are awnings made of durable fabric and are either fixed or retractable? Compliant or or Actual A Awning & Canopies/Requir ments & Configurations High-gloss, plasticized, shiny or reflective materials are prohibited. Has it been confirmed that high-gloss, plasticized, shiny or reflective materials are not proposed for awnings? or A Awning & Canopies/Requir ments & Configurations Back-lit AWNINGS are prohibited. Has it been confimed that awnings are not back lit? or A Awning & Canopies/Requir ments & Configurations CANOPIES shall be mounted to the building wall and supported either from below by brackets or from above by cables or chains, or be structurally integrated with the building. Are canopies mounted to the building wall and supported either from below by brackets or from above by cables or chains, or structurally intergrated with the building? or A Awning & Canopies/Requir ments & Configurations CANOPY framing shall be constructed of either metal or wood. Is canopy framing constructed of either metal or wood? or A Awning & Canopies/Requir ments & Configurations Permitted CANOPY roofing materials are: metal standing seam (5V crimp or equivalent), slate, glass, and corrugated metal. Are canopy roofs constructed with either metal, standing seam, slate, glass or corrugated metal? or A.1 Doors/Requirment s & Configurations A.2.a Doors/Requirment s & Configurations Permitted materials for doors include wood, metal, glass, and pre-engineered metal and glass systems. Garage doors: When an ALLEY is within or adjacent to a BES Site, garage doors shall face towards the ALLEY. Are doors constructed of wood, metal, glass or preengineered metal and glass systems? If garage doors are proposed, are they placed to face towards the alley? or

115 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments A.2.b Doors/Requirment s & Configurations Garage doors CLEARLY VISIBLE FROM THE STREET-SPACE shall be no more than 12 feet in width, and where there are multiple garage doors, there shall be a separation between garage doors of at least 12 inches. If garage doors are proposed and are CLEARLY VISIBLE FROM THE STREET-SPACE, are they no more than 12 feet in width, or if multiple garage doors are proposed, is there a separation between the doors of at least 12"? Compliant or Actual A.1.a Windows/Requirm ents & Configurations All windows shall be vertically proportioned such that their height is greater than their width, and shall meet the following: This proportion shall be measured to include all glass or unenclosed openings, and frame elements with a dimension less than 7 inches between glass or unenclosed openings, as one unit. Windows may include vertical, horizontal or square glass or unenclosed openings. Are all windows vertically proportioned? A.1.b Windows/Requirm ents & Configurations Windows may be grouped horizontally, but only if each is separated by a frame element, column, pier, or wall section, with a minimum width of 7 inches between glass or unenclosed openings. Are any windows grouped horizontally, and if so, are unenclosed openings or glass separated by a frame element, column, pier or wall section with a minimum width of 7"? or A.2 Windows/Requirm ents & Configurations Windows shall correspond to the CLEAR HEIGHT within a building and shall not span across building structure such as floor structural and mechanical thicknesses. Do windows correspond to the Clear Height within a building and has it been confirmed that windows do not span across building structures? 255 Windows on different story levels shall be separated by a minimum 18 inch wall or framing element. Are windows on different stories separated by a wall or framing element that is at least 18 inches in dimension? A.3 Windows/Requirm ents & Configurations Permitted window types are: single-, double-, and triple-hung, casement, awning, clerestory, and transom. Are the proposed windows either single-, double-, or triple-hung style or casement, awning, clerestory, or transom style?

116 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual A.4 Windows/Requirm ents & Configurations When used, shutters shall be sized to fit the adjacent window such that the opening would be covered if both shutter leaves were closed. If used, do shutters fit the adjacent window such that the opening would be covered if both shutters are closed? or A.4 Windows/Requirm ents & Configurations Shutters shall be constructed of wood and shall be mounted with appropriate hinges fastened to window frames and tiebacks fastened to masonry joints so as to appear or be operable. If used, are shutters constructed of wood and mounted with appropriate hinges fastened to window frames, with tiebacks fastened to masonry joints, so as to appear or be operable? or A.5 Windows/Requirm ents & Configurations On all upper Stories, a minimum of 40 percent of window glass area per Story shall be operable and openable. Buildings that have dwelling units containing more than one wall with windows shall distribute the operable windows amongst the walls so that cross-ventilation is possible. Is at least 40 percent of the window glass area on each story of all upper stories operable and openable? A.6 Windows/Requirm ents & Configurations All window glass shall be clear and non-reflective, except as may be required for LEED or other green building standards. Is all window glass clear and non-reflective, except as may be required for LEED or other green building standards? A.7 Windows/Requirm ents & Configurations Windows and window frames shall be recessed a minimum of 2 inches from the wall plane. Are windows and window frames recessed at least 2 inches from the wall plane? A.8 Windows/Requirm ents & Configurations Permitted materials for windows are: wood, metal, glass, vinyl, fiberglass, and pre-engineered metal and glass systems. Are windows constructed of wood, metal, glass, vinyl, fiberglass, or pre-engineered metal and glass systems? A.1 Garden Walls & Fences/Garden Walls Permitted materials for Garden walls are: brick, stone, cast stone, or other masonry faced with stucco, iron, steel, or a combination of masonry, iron and steel. Are garden walls constructed of brick, stone, cast stone, or other masonry faced with stucco, iron, steel, or a combination of masonry, iron and steel? or A.1 Garden Walls & Fences/Privacy Fences Garden walls may include panels of wood, metal, or dimensional composite material between piers. Do garden walls include panels of wood, metal, or dimensional composite materials between piers? or

117 Part 6. General Architectural Standards # Outline ID Sub Section Statement Question Comments Compliant Actual A.2 Garden Walls & Fences/Garden Walls When building walls and garden walls are both faced with stucco and adjacent to one another, the finish and color shall be identical on both. If building walls and garden walls are both faced with stucco and adjacent to one another, is the finish and color identical on both surfaces? or B.1 Garden Walls & Fences/Privacy Fences Permitted materials for fences are: wood, metal, dimensional composite material, and wood/dimensional composite material with masonry piers. Are fences constructed of wood, metal, dimensional composite material, or wood/dimensional composite material with masonry piers? or B.2 Garden Walls & Fences/Privacy Fences Chain link fences are prohibited. Has it been confirmed that no chain link fences are proposed? C.1 Garden Walls & Fences/Gates Permitted materials for gates are: wood, dimensional composite material, and metal, or combinations thereof. Are gates constructed of wood, dimensional composite material, or metal, or combinations of the above materials? or A.1 Mechanical Equipment/Requir ements & Configurations If mechanical equipment is located at-grade, and CLEARLY VISIBLE FROM THE STREET-SPACE, it shall be screened by a PRIVACY FENCE or GARDEN WALL. If mechanical equipment is located at-grade and CLEARLY VISIBLE FROM THE STREET-SPACE, is it screened by a PRIVACY FENCE or GARDEN WALL? or A.2 Mechanical Equipment/Requir ements & Configurations All mechanical equipment on a roof shall be screened. Is all mechanical equipment placed on a roof screened? or A.3 Mechanical Equipment/Requir ements & Configurations All screening of mechanical equipment and penthouses placed on a roof shall be set back from the roof line by a distance at least equivalent to the height of the screening or penthouse in order to minimize visibility from surrounding streets and shall have a maximum height of 18 feet. Is all screening set back from the roof line by a distance of at least equivalent to the height of the screening or penthouse, with a maximum height of 18 feet? or

118 Part 8. Parking Standards # Outline ID Sub Section Statement Question Comments Compliant Actual Purposes A) Ensure that minimum parking needs are met for a transit-oriented, bicycle- and walking-friendly corridor and that excessive parking is not built. B) Encourage redevelopment that provides committed affordable housing and preservation of historic buildings by providing flexibility for parking for phased or partial infill developments that promote alternative modes of travel through transportation demand management measures. C) Enable people to park once at a convenient location and to access a variety of commercial enterprises in pedestrian-friendly environments by encouraging shared parking. Reduce diffused, inefficient, single-purpose reserved parking. D) Avoid surface parking located between the curb and RBLs. E) Avoid adverse parking impacts on neighborhoods adjacent to the Neighborhoods Special Revitalization District. F) Maximize on-street parking to provide public and visitor spaces in residential areas and to support retail and civic activities in commercial areas.g) Increase visibility and accessibility of parking.h) Promote early prototype projects using flexible and creative incentives. Does the development project meet the general purposes of the Parking Standards? Sheet C A.1 General Standards A minimum of parking spaces per residential dwelling unit, of which a minimum of parking space per residential unit shall be provided for visitors or as SHARED PARKING. Is a minimum of parking spaces per residential DU, including a minimum of spaces for visitor or shared parking, being provided? 73 units = (83 req; 10 visitor) A.2 General Standards A minimum of 1 space per 1,000 square feet of nonresidential Gross Floor Area (GFA) shall be provided as SHARED PARKING, except for hotel uses as regulated below. Is a minimum of 1 space per 1,000 square feet of nonresidential GFA (except hotel uses) being provided as shared parking? or A.3 General Standards A minimum of space/unit for each hotel guest room, of which a minimum of parking space per hotel guest room shall be provided as SHARED PARKING. Is a minimum of space/unit for each hotel guest room, including a minimum of spaces for shared parking, being provided? or

119 Part 8. Parking Standards # Outline ID Sub Section Statement Question Comments A A A.7 General Standards General Standards General Standards Any limitations (such as time limits or hours of the day) on the SHARED PARKING time shall be subject to approval by the Zoning Administrator which shall be given upon a finding that at least 12 hours of public parking are provided in any 24-hour period and that at least 8 of those hours are provided during either business or nighttime hours depending on whether the Zoning Administrator determines that the primary public use will be for commercial or residential uses, respectively. A maximum of 1 space per 1,000 square feet of nonresidential GFA or two spaces per residential dwelling unit may be made available for RESERVED PARKING. RESERVED PARKING above the maximum may be provided upon payment to the County. The County Manager shall establish the amount of payment annually based on the approximate cost to build structured parking. Does the proposal include any time limitations on shared parking, and has the proposal been reviewed and/or approved by the Zoning Administrator? Is no more than 1 space per 1,000 square feet of nonresidential GFA or 2 spaces per residential dwelling units provided? If reserved parking exceeds the maximums set in 802.A.6, is the applicant providing a payment to the County consistent with the County Manager's guidelines? Compliant or or No or or Actual A.8 General Standards Parking spaces for visitors shall be located in a clearly marked and designated common area available to all visitors, except for any parking spaces that may be provided as new on-street SHARED PARKING spaces. Are parking spaces for visitors (except for new onstreet shared parking spaces) located in a clearly marked and designated common areas available to all visitors? visitor spaces are on-street A A.10 General Standards General Standards SHARED PARKING shall be designated by appropriate signage and markings as required by County policy. Parking requirements may be met either on-site or within the parking zone in which the development is located. Is shared parking designated by appropriate signage and marking as required by County policy? Are parking requirements being met either on-site or within the development's parking zone? garages, on-street

120 Part 8. Parking Standards # Outline ID Sub Section Statement Question Comments A B B B.3 General Standards General Standards General Standards General Standards In lieu of minimum parking requirements, the County may accept a one-time payment per each space of Shared Parking. The County Manager shall establish the amount of payment annually based on the approximate cost to build structured parking. For office uses, the developer shall provide a minimum of 1 employee bicycle parking space per 6,000 square feet of GFA and 1 visitor/customer bicycle parking space per 20,000 square feet of GFA. For residential uses, the developer shall provide a minimum of 1 tenant bicycle parking space per 2.5 dwelling units and 1 visitor bicycle parking space per 50 dwelling units. For retail uses, the developer shall provide a minimum of 1 employee bicycle parking space per 25,000 square feet of GFA and 1 visitor/customer bicycle parking space per 5,000 square feet of GFA. If minimum shared parking requirements are not being met on site, is the applicant providing a one-time payment to the County consistent with the County Manager's guidelines? For office uses, is a minimum of 1 employee bicycle parking space per 6,000 square feet of GFA and 1 visitor/customer bicycle parking space per 20,000 square feet of GFA being provided? For residential uses, is a minimum of 1 tenant bicycle parking space per 2.5 DU and 1 visitor bicycle parking space per 50 DU being provided? For retail uses, is a minimum of 1 employee bicycle parking space per 25,000 square feet of GFA and 1 visitor/customer bicycle parking space per 5,000 square feet of GFA being provided? Residents can park in garage; need 2 visitor racks which are provided on-street Compliant or or or or Actual B.4 General Standards For hotel uses, the developer shall provide a minimum of 1 employee bicycle parking space per 10 guest rooms. For hotel uses, is a minimum of 1 employee bicycle parking space per 10 guest rooms being provided? or B.5 General Standards All office, residential and hotel visitor bicycle parking shall meet the standards for Class III or Class II bicycle parking as defined in the Arlington County Master Transportation Plan s Bicycle Element (July 2008). Do all bicycle parking spaces meet the Class III or Class II standards as defined in the Arlington County MTP Bicycle Element (July 2008)?

121 Part 8. Parking Standards # Outline ID Sub Section Statement Question Comments Compliant Actual B.5 General Standards Where tenant and employee bicycle parking cannot be accommodated within structured parking located on site, the design of the independent bicycle parking facility, also to be located on site, shall be screened from view of pedestrians along a STREET-SPACE and constructed using the same materials or materials appearing to be the same as those used on the primary building(s). Where tenant and employee bicycle parking cannot be accommodated within structured parking on-site, will such parking be located in an independent facility onsite that is screened from view of pedestrians along a street-space and constructed of the same or similar materials as those used on the primary building? or B.5 General Standards Bicycle parking facilities shall not encroach on any area in the public right of way intended for use by pedestrians, nor shall they encroach on any required fire egress. If an independent bicycle parking facility is provided, will it be situated so it does not encroach on any area in the public right of way intended for pedestrians or any area required for fire egress? bicycle facilties not shown or Parking Standards for Phased Infill Development Parking for existing dwelling units shall be provided such that in any single phase of development, the number of parking spaces shall not be decreased below the lesser of a or b, unless modified by the County Board as set forth in 205.B.1.g: a. The number of spaces required to provide space per unit for the associated existing dwellings that would remain during interim conditions; or b. The number of spaces per dwelling legally existing on the site at the time of the application, associated with the dwellings that would remain during interim conditions. For existing dwelling units, is parking for each phase of the development project provided so that at least a) spaces per unit will remain during the interim conditions or b) the number of spaces per dwelling legally existing on the site at the time of the application will remain during interim conditions (whichever is lesser)? not phased or Parking Standards for Phased Infill Development New on-street parking spaces created may count towards SHARED PARKING Will new on-street parking spaces be created with this development project and if so, is the applicant proposing to count those spaces towards the required shared parking? on-street parking for visitors or

122 Part 8. Parking Standards # Outline ID Sub Section Statement Question Comments Compliant Actual Parking Standards for Phased Infill Development The required number of parking spaces for existing dwelling units may be temporarily provided at an off -site location during an interim phase, or during construction, so long as the off-site parking spaces are contractually available for the residential use in form acceptable to the Zoning Administrator. If temporary off-site parking spaces are provided for existing dwelling units during an interim phase or during construction, are the spaces contractually available for the residential use and in form acceptable to the Zoning Administrator? or Parking Standards for Phased Infill Development SHARED and visitor parking spaces provided within the DEVELOPMENT PROJECT shall be available to all dwelling units within the DEVELOPMENT PROJECT, including to dwelling units in existing buildings. Has it been confirmed that shared and visitor parking spaces provided within the development project will be available to all dwelling units within the development project and the dwelling units in existing buildings? or Parking Standards for Phased Infill Development At the end of phased development when all approved new development is complete, the number of parking spaces in the DEVELOPMENT PROJECT will meet the requirements of 802.A or 803/903.A.1. Does the phasing plan indicate that the number of parking spaces in the development project will meet the requirements of 802.A or 803/903.A.1 by the final phase of the project? not phased or

123 George Washington Carver Homes Affordable Housing Plan Craftmark Homes/Elm Street Development February 2, 2015 The following Affordable Housing Plan for the proposed Carver Homes development is submitted pursuant to Section 206.A.3 of the Arlington County Columbia Pike Neighborhoods Form Based Code. The proposed development will include the construction of 73 residential units, comprised of 46 condominium units and 27 feesimple townhouses. Six of the condominium units will be Affordable Dwelling Units (ADUs). a. Number of total housing units provided in the development project: Upon completion of the new buildings, the site will contain a total of 73 housing units, comprised of 46 condominium units and 27 fee-simple townhouses. b. Number of total housing units existing on the property: There are currently 44 existing units on the George Washington Carver Homes site. All 44 units will be demolished as part of the proposed development. c. Number of total units permitted with the underlying zoning: The existing underlying zoning is R-5 (8.7 one-family dwelling units per acre). The underlying zoning for the entire site area results in 29 one-family dwelling units. d. Number of net new units and the proportional percentage total units to existing units: The development will add 29 net new units. The resulting ratio of total units to existing units is 73:44 (1.659). e. Number of Affordable Housing Units provided to meet requirements set forth in Section 902.A: To meet the affordable housing provisions of the Neighborhoods Form Based Code (Section 902), the project will include six, onsite, Affordable Dwelling Units (ADUs) which will consist of six condominium units, grouped into two per townhouse, and distributed throughout the site. The affordability restrictions at the property will run with the land in perpetuity from the date of initial occupancy. 1

124 f. Income levels of targeted families/households for Affordable Housing Units: The site will provide Affordable Housing Units (ADUs) to families with incomes at 60% of Area Median Income. The distribution of income levels is summarized below: Condominiums Townhouses 40% AMI % AMI % AMI 6 0 g. Proposed sales prices, guarantee of limits on sales prices, and the proposed affordability thereof for Affordable Housing Units Current tenants of the existing George Washington Carver Homes will be given a right of first refusal to purchase the new units. The maximum sales price will be calculated in compliance with a formula to be determined in consultation with Staff and will be included as part of the Affordable Dwelling Unit (ADU) Agreement to be submitted prior to the First Certificate of Occupancy. A summary of the maximum sales price, based on the 60% AMI income level as published by the US Department of Housing and Urban Development for the Washington, DC Metropolitan Statistical Area, adjusted for household size, is as follows: Note: Unit Type 60% AMI 3 Bedroom $TBD The six ADUs referenced above shall have a maximum sale price that is affordable to households at or below 60% of Area Median Income (AMI) as published by the US Department of Housing and Urban Development (HUD) for the Washington, DC Metropolitan Statistical Area, adjusted for household size. The sale price calculations will take into account an ability to pay thirty-three percent (33%) of the benchmark income towards the housing cost. The maximum sale price will include the following assumptions: The interest rates and terms for ADUs at the time of the Agreement of Sale as established by Chain Bridge Bank located at 1445-A Laughlin Avenue, McLean, VA, The condominium fee per square foot as provided by the applicant, A 3.5% down-payment, The Arlington County real estate tax rate at the time of the Agreement of Sale, Selling costs equivalent to 6% of the total sale price of the ADU, Closing costs equivalent to 3% of the total sale price of the ADU, Private Mortgage Insurance (PMI) as established by Chain Bridge Bank located at 1445-A Laughlin Avenue, McLean, VA, and Other assumptions as determined in consultation with Staff. 2

125 h. Marketing plan for Affordable Housing Units: The Developer agrees to prepare and implement an Affirmative Marketing Plan in substantially the form as required by the Housing Division. The Developer agrees that the Affirmative Marketing Plan shall call for the initial advertising and marketing of all the Affordable Housing Units for a period of at least sixty (60) days prior to the projected occupancy of the complex. In addition, employees of the Owner, Developer and/or Property Management Company shall not submit applications for the affordable units until the affordable units have been marketed for a minimum of four (4) weeks. i. Location of Affordable Housing Units: The Affordable Housing Units will be located throughout the site. 20% of the proposed net new units will be considered affordable dwelling units (ADUs). j. Sizes of Affordable Housing Units: The affordable units will range in size from approximately 1,320 1,673 SF. k. Bedroom counts of Affordable Housing Units: The proposed unit mix for the site is as follows: Unit Type Condominiums Townhouses 3 bedroom 6 0 l. Amenities provided for Affordable Housing Units: All units on the site will have access to the open space included as part of the project. m. Any other information needed to demonstrate compliance with Section 902 Not Applicable. n. Additional Incentives for Affordable Housing: Not Applicable. 3

126 Attachment A: Mini Park Maintenance Standards Carver Homes U February 2015 The premises shall be maintained by the developer/property owner according to the following requirements: 1. General Park Maintenance a. Developer/property owner shall be responsible for the cost of repair or replacement of any site amenity that is damaged as a result of developer/property owner s failure to maintain such site amenity in accordance with the terms of this Agreement. b. All planting areas, including lawns, and buffers shall be inspected every thirty (30) days during the dormant season (November 17 th March 24 th ) and every two weeks during the growing season (March 25 th November 16 th ) or after each mowing session. c. Leaf removal shall be conducted every two weeks from November 1 st through December 15 th each year. d. Litter and debris shall be removed daily. Fallen branches and downed woody debris shall be periodically removed without unreasonable delay, as necessary to reasonably prevent the existence of any unsafe conditions. e. A minimum of a 2-inch depth of organic mulch shall be maintained in all planting beds. f. The obligations of the Developer/property owner hereunder are to inspect and maintain the Licensed Premises and the Public Park elements, equipment and improvements. 2. Irrigation a. Automatic sprinklers, if installed, shall be cleaned out and winterized by November 15 of each year and they should be tested and fully operational by April 30 of each year. b. Evaluate effectiveness of irrigation system and modify as necessary. i. Water requirements: a. New turf: keep moist until all seed germinates and becomes an established stand of turf. b. Existing turf: during dry periods, water twice a week from May 1 st through October 31 st for 20 minutes at a time, or set irrigation for coverage of 1-2 inches of water per week. 1

127 c. New trees: water once per week during the first two years. After two years, water as needed during dry periods. d. Existing trees: water as needed during dry periods. e. New perennial plant beds: water once per week and as needed during dry periods. 3. Turf Management a. The developer/property owner shall require that all chemical applications applied within the Public Park including lime, fertilizers, pesticides, and herbicides shall be applied by a certified, licensed, and insured chemical applicator. Notices for chemical treatments shall be posted in the park 48 hours prior to all scheduled chemical applications and remain posted until the treatment is completed and the area is deemed safe for use according to the licensed applicator. b. Lawn areas shall not exceed a height of 4 inches at any time. Fertilizer and soil amendments should be added as necessary and/or on a seasonal basis. Fertilizer shall be applied to lawn and turf areas three times in the spring, summer and fall. Timing, frequency and rate of application shall be adjusted according to weather and to horticultural and soil test conditions for each specific site. Fertilizer shall be applied by accepted methods only, per American National Standards Institute (ANSI) standards A300. Safety shall be highest priority during applications. Care shall be taken not to apply fertilizer when the ground is wet. c. Soil amendments such as lime, gypsum or peat moss shall be used to be added to the soils of the lawns, turf or planting areas periodically. The need for such soil amendments shall be analyzed during the periodic inspections and in conjunction with soil tests. d. Soil amendments shall be applied in accordance with manufacturer s specifications or based upon soil test results. i. Apply a ( , , or 24-4-B) 50% organic fertilizer twice a year between April 1 to May 31 and September 1 to October 31. If the Developer/property owner determines it is necessary, two additional applications may be made in May and November. Fertilizer or soil amendments shall not be applied while turf is either wet or under extreme stress, in windy conditions, or when children are present. 2

128 4. Pruning a. Removal of dead, diseased, insect infested or weak wood shall take place in the dormant season from November 30 th to February 28 th. Excessive shoots and suckers shall be removed. b. Shrub material used as a screen, such as hedges, shall be pruned as a mass to enhance their natural form. c. All plantings, including existing mature trees, shall be periodically inspected for insect or disease infestation. Methods utilized to control insects or disease may range from spraying and pruning to plant removal, excluding the three preserved trees. ANSI A300 standard methods should be utilized, and safety and control shall be highest priority. 5. Renovation a. Annually the turf area shall be aerated and then re-seeded. 6. Site Amenities: a. Park benches, paths and boardwalk shall be power-washed/hosed down every 90 days, except in winter, or more frequently, if determined needed by the developer/property owner. b. Refuse, recycling and pet waste containers shall be emptied daily. Pet waste bags in pet waste station shall be restocked daily. c. Benches, paths (paved, boardwalk, stepping stone and other), lights, bicycle racks, fencing, drinking fountains, trash, recycling and pet waste receptacles, picnic tables, play equipment and play area surfacing, sculptures, signs, and all other elements, equipment and improvements shall be inspected at least twice a year, once in March and once in September, to determine their condition, repair as needed. d. Drinking Fountain i. Check water flow and drainage daily, repair as needed. ii. Inspect the backflow preventer yearly, repair as needed. e. Paved surfaces and stepping stone paths i. All paved surfaces, concrete sidewalks, asphalt pavement and decorative pavement shall be swept routinely and trash, stains and/or obstructions shall be removed within 48 hours. ii. Pavement shall be inspected at least once every 30 days for damage, cracks, and/or pot holes and repaired within 30 days. 3

129 f. Maintain historic marker i. Check the condition of the marker / tree timeline feature and wash off dirt and debris from the surface at least every 6 months. ii. If the marker is damaged, the developer/property owner will repair the damage within 3 months of discovery. g. On-site Park lighting (if applicable) i. All park lights shall be kept in an operational condition and when they are damaged will be repaired within 30 days of discovery. ii. Light bulbs shall be replaced within 48 hours of an outage. 7. Snow and Ice Removal (As required by County Code Chap. 27, Section 24) a. The areas of the public park to which the snow removal requirements shall apply are the sidewalk surrounding the park property and all paved paths in the park area. b. Snow and ice shall be removed from the entire width of the sidewalk up to 3 feet wide (to accommodate wheelchairs, strollers, and adults with children in hand). c. Snow and ice shall be removed within 24 hours after the snow stops falling when accumulations are less than 6 inches, and within 36 hours when 6 or more inches of snow accumulate. (As measured at National Airport, per National Oceanic and Atmospheric Administration). d. All other applicable requirements as stated in the ordinance shall be met. 4

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144 George Washington Carver Homes Tenant Relocation Plan Craftmark Homes/Elm Street Development February 6, 2015 The following Tenant Relocation Plan for the proposed George Washington Carver Homes development is submitted pursuant to Section 902.D of the Arlington County Columbia Pike Neighborhoods Form Based Code. The proposed development will include the construction of 73 residential units, comprised of 46 stacked town units and 27 townhouses. Six of the stacked town unit will be ADU s. There are currently 44 existing units on the George Washington Carver Homes site. All 44 units will be demolished as part of the proposed development. Of the 44 existing units, 7 units are occupied by rental tenants pursuant to written lease agreements. The 7 tenant-occupied units consist of a mixture of two- and three-bedroom units. The Applicant agrees to provide the following relocation assistance to the existing 7 rental tenant households: A written summary of the projected plan and timeline o The estimated time for the start of demolition and construction is between the beginning of last quarter of 2015 and the end of first quarter of The 120-day notice to vacate will be issued once a closing date has been confirmed. A list of comparable rental units in the vicinity Relocation assistance payments as set forth in the Arlington County Tenant Relocation Guidelines and as applicable to each tenant-occupied unit: o 2 BR - $1,050 (if unfurnished), $500 (if furnished) o 3 BR - $1,200 (if unfurnished), $550 (if furnished) 120-day notice to vacate In addition, the Applicant agrees to provide a 120-day notice to vacate to all existing George Washington Carver residents, including both tenant-occupied and owner-occupied units.

145 HISTORICAL AFFAIRS AND LANDMARK REVIEW BOARD Courthouse Plaza One 2100 Clarendon Boulevard, Suite 700 Arlington, VA TEL FAX January 30, 2015 Mrs. Mary Hynes, Chairman and Members of the County Board 2100 Clarendon Boulevard, Suite 300 Arlington, Virginia Re: Redevelopment of the George Washington Carver Cooperative Homes Dear Chairman Hynes and Members of the County Board: At its regular meeting on January 21, 2015, the Historical Affairs and Landmark Review Board (HALRB) heard a presentation on the proposed use permit application for redevelopment of the George Washington Carver Cooperative Homes. The HALRB heard testimony from the applicant as well as a staff presentation on the demolition and new construction. The HALRB expressed its concern about losing an entire site that is not only eligible for listing on the National Register of Historic Places and listed as Important in the County s Historic Resources Inventory, but has also played such a prominent role in the history of Arlington and Arlington s African American community since its construction in Carver Homes, with its distinctive and colorful facades, was designed by a noted African American architect to provide housing for those in the African American community displaced by the construction of the Pentagon, Navy Annex, and the creation of new roads and highways in the area. Many of the original residents still live at Carver Homes. We are aware that Carver Homes was designated for redevelopment rather than as the Conservation Area advocated by the HALRB in the Columbia Pike Form Based Code for Neighborhoods and that this redevelopment was requested by the Carver Homes residents. The HALRB is concerned that the proposed redevelopment, with the larger number of taller townhouse units clad primarily in dark stone and siding presents a very different appearance and feeling from the light pink stucco and PermaStone building exteriors and open areas that currently impart a unique and distinctive appearance to the Carver Homes. We are hopeful that efforts can be made within the Form Based Code to preserve and honor the essence and the distinct quality of the current site. Rather than simply salvaging usable building materials and architectural or stylistic elements or details, we recommend that at least some of these materials be reused in some way in the Carver Homes redevelopment beyond documentation and photographs. Since this site may yield important archeological information of interest to the County and to the community, the HALRB also recommends that an archeological evaluation of the site be required prior to construction. We recommend that requisite documentation of the life of Carver Homes and its residents, including photographs and oral histories, be obtained and archived. While this is not a substitute for or equivalent to preserving the buildings themselves, it is vitally important that we, as a community, preserve relevant aspects of the history of this historically important site. There was some debate about the appropriate number of historic markers for the site, as well as

146 discussion about optimal locations for these markers. The HALRB agrees with the staff recommendation that 2 markers will be necessary to tell the story of this unique property. One marker should be dedicated to the African American history of the site, which traces its roots back to Freedman s Village and the end of slavery in the Nation. The second marker should focus on the architect Albert Cassell. Mr. Cassell was a distinguished African American architect, and Dean of the School of Architecture at Howard University. He designed the George Washington Carver Apartments as well as numerous other fine buildings in our area including much of the campus of Howard University, Morgan State University, as well as housing, churches, and stores in the Washington, DC area. In response to the applicant s concerns about overcrowding the mini-park with markers, the HALRB recommended that one marker be located in the mini-park and the second located on the corner facing Hoffman Boston School where it can be seen by a maximum number of people. The HALRB further recommended that some materials, perhaps PermaStone, be salvaged from the site and incorporated into the markers. The HALRB appreciates the opportunity to comment on this proposed redevelopment and is hopeful that the 70 year history of the Carver Homes will be respected and honored. Sincerely, Joan K. Lawrence Chair, Historical Affairs and Landmark Review Board cc: Planning Commission Members HALRB Members Robert Brosnan, DCPHD Director Cynthia Liccese-Torres, Preservation Program Coordinator 2

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