ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 10, 2005 DATE: December 9, 2005 SUBJECT: SP #392 SITE PLAN to develop approximately 153 dwelling units and approximately 17,162 square feet commercial, with modifications of use regulations for coverage, placement, density, exclusion of mechanical ventilation shafts, storage from g.f.a.; 1126, 1128, 1200, 1228 N. Irving St., 3217, 3225 Washington Blvd., (RPC # , -004, - 005, -013, -014, -015, -016, -017, -018, -023) Applicant: FCD Development ( Faison ) 709 G Street, NW Suite 300 Washington, DC By: Erika Byrd, Agent/Attorney McGuire Woods 1750 Tysons Blvd McLean, Virginia C.M. RECOMMENDATION: Approve the site plan request for approximately 155 dwelling units and approximately 18,540 square feet commercial, with modifications of use regulations for coverage, density, exclusion of mechanical ventilation shafts and storage from gross floor area for property located at 1126, 1128, 1200, 1228 N. Irving St., 3217, 3225 Washington Blvd., (RPC # , -004, -005, -013, -014, -015, -016, -017, -018, -023) ISSUES: Does the proposal comply with the existing sector plan and addendum and/or the proposed sector plan? Further, does this project sufficiently further County plans and policies or offer adequate community benefits so as to justify the increased density requested through the site plan, including the proposed bonus? County Manager: County Attorney: Staff: Jill Griffin, Planning Division, DCPHD Adam Denton, Transportation Division, DES

2 SUMMARY: The applicant has submitted a site plan request to redevelop ten parcels, currently developed with three smaller buildings and surface parking lots, located on the west side of North Irving Street between Washington Boulevard and 13 th Street North. The site plan proposal for a residential development consisting of 155 units with ground floor retail includes a 0.15 FAR bonus for the provision of a LEED certified building. The proposal preserves two facades along Washington Boulevard. The proposal also includes an encroachment request which is discussed in a companion report. This report presents the project as proposed by the applicant in the context of relevant County plans and other guidance. The applicant has designed a project that generally meets the goals of the existing Clarendon Sector Plan and Addendum but which departs from several of the proposals suggested within the Clarendon Sector Plan-Draft 2, October The proposal raises several issues including the following: consolidation of the site and the resulting building relationships; transportation; form: height, taper and massing; density; and mix of use. These issues have been discussed throughout the review process and the project has received the support of the Transportation Commission and the Planning Commission. This project is coming forward while the County is concluding a major review of the Clarendon Sector Plan, which includes specific recommendations for the subject site. Several of these recommendations may require reassessment if the County Board were to approve this project. However, staff conclude that based on the merits of the project, its consistency with the current sector plan and addendum, and good planning practices, that the County Board should approve the proposed site plan request, subject to the conditions of the staff report and with the preserved facades to remain in alignment with the existing building. BACKGROUND: The applicant is a contract owner of the site and has requested a site plan to develop a 155 unit residential development with ground floor commercial space. The following provides additional information about the site and location: Site: The 51,696 sf (1.187 acres) site is located on the west side of North Irving Street between Washington Boulevard and 13 th Street North. This site is located within the Clarendon metro station area. The site has frontage on all three streets but does not include the corner property at the intersection of Washington Boulevard and North Irving Street. The site is currently developed with three smaller buildings and surface parking lots; current businesses include Shoe Repair, Midas, IR Motors, Leo s Auto and Arlington Postacraft. Uses adjacent to the site include the following: To the north: 13 th Street North. Beyond the street (and slightly north-west of the property) are properties owned by the Clarendon Presbyterian Church as well as single-family residential dwellings. These properties are designated Semi-Public (Country clubs and semi-public recreational facilities. Churches, private schools and private cemeteries (predominant use on block) on the General Land Use Plan. These properties are zoned R-5 One-Family, Restricted Two Family Dwelling District. To the north-east of the property) is the Clarendon Court Apartments (9 units), zoned RA8-18 and designated Low Residential (1-10 units per acre) on the General Land Use Plan. SP #

3 To the west: To the east: To the south: Red Top Cab operations and parking. These properties are zoned C-3 and designated as Medium Density Mixed-Use on the General Land Use Plan. North Irving Street. Numerous parking lots operated by the Red Top Cab company. These properties are zoned C-3 and designated as Medium Density Mixed-Use on the General Land Use Plan. Washington Boulevard. Across Washington Boulevard is the PT Moran Company building; zoned C-3 and designated Semi-Public on the General Land Use Plan. Zoning: The site is currently zoned C-3 General Commercial Districts; consistent with the current General Land Use Plan designation. Land Use: The site is designated on the General Land Use Plan as Medium Density Mixed- Use (3.0 FAR with special provision for up to an additional 1.0 FAR for residential). Zoning districts that typically correspond to this designation include: C-R, C-3 and MU-VS; therefore the existing zoning district is consistent with the General Land Use Plan designation. Neighborhood: The property is located within the Lyon Village Civic Association. This property is also in proximity to the Clarendon-Courthouse Civic Association, the Ballston- Virginia Square Civic Association, the Lyon Park Civic Association and the Ashton Heights Civic Association. Proposed Development: The following table sets forth the development potential for the site: Site Area: 51,696 sf (1.187 acres) Density FAR C-3 By-Right C-3 Site Plan (Current) Proposed Development Commercial FAR determined through height & setback requirements No FAR Limit - assume 3-4 FAR 4.0 FAR Residential/ 3.0 FAR Office 206,784 sf Residential/ 155,088 sf Office 18,299 sf retail 206,004 sf residential 7,754 sf (bonus) 10,130 sf (exclude) 214,173 sf (4.15 FAR) w/o excluded 224,303 sf (4.33 FAR) w/ excluded Units/Acre Residential R units/acre (8 units) Height Building 75 feet 125 feet feet to main roof Floor 9 feet N/A N/A Parking Section 33 Approx. 1 space per 300 sf 1 space/580 sf GFA 1 space/unit 189 residential 1 sp/1.2 unit 24 retail 1 space/580 sf Permitted As permitted in C-2 As permitted in C-2 Retail & Residential Uses Mixed use office, retail, residential Setback 40 feet from centerline Placed at back of sidewalk Placed at back of sidewalk SP #

4 The following table sets forth the current statistical summary for the proposed development. Site Area 51,696 sf (1.187 acres) Density Residential Total GFA (FAR) 206,004 sf (3.98 FAR) Number of Units 155 units Commercial Total GFA (FAR) 18,299 sf (0.36 FAR) Bonuses (included in residential) 0.15 FAR 7,754 sf Exclusions Mechanical, Electrical & Plumbing (MEP) 5,333 sf Below-grade Storage 4,797 sf Total GFA (FAR) with Exclusions 214,173 sf (4.15 FAR) Total GFA (FAR) without Exclusions 224,303 sf (4.29 FAR) C-3 Permitted Density GFA (FAR) 206,784 sf (4.0 FAR) Building Height Average Site Elevation feet Main Roof Elevation feet Main Roof Height feet Penthouse Elevation feet Penthouse Height (actual & overall) 15 feet/ feet Number of Stories 10 stories C-3 Permitted Height 110 feet 1 Parking Residential Number of Spaces 189 spaces Parking Ratio 1.2 spaces per unit Required Residential Spaces (typ. site plan) 176 spaces Required Residential Ratio (typ. site plan) space per unit Retail 2 Number of Spaces 24 spaces Parking Ratio 1 space per 564 sf Required Retail Spaces (typ. site plan) 23 spaces Required Retail Ratio (typ. site plan) 1 space per 580 sf Total 213 spaces Total Coverage over the Site 3 42,450 sf (82%) LEED Score 26 points Density and Uses: The applicant proposes to construct two buildings: a multi-story mixed-use building containing 18,540 square feet of ground floor retail space below 119 residential units and a smaller building with 36 units. The development includes: one- (54 units); one + den- (49 units); two- (47 units) and two + den (5 units) bedroom units. The proposal includes a multilevel (2.25 levels) underground garage containing 213 parking spaces. The overall density of the project would be 4.15 FAR with the proposed modifications of use regulations to exclude below 1 The Zoning Ordinance states that Under no circumstance shall the height of any building exceed one hundred twenty-five (125) feet and under no circumstances shall a penthouse height extend more than fifteen (15) feet above the one hundred twenty-five (125) foot height limit. Under certain circumstances (i.e. building design, affordable housing, etc.) the building height may be increased from the 110 feet to 125 feet. 2 The retail parking includes the exclusion of the first 5,000 square feet of retail within 1,000 feet of a metro station. 3 There is additional discussion about coverage calculation in the Modification of Use Regulations section of the report. The calculation in this table includes the square footage of the proposed street. SP #

5 grade storage and mechanical shafts (7,702 square feet) and the bonus for a LEED certified building (7,754 square feet). Site and Design: The large building is a modified L-shaped building due to the geometry of the streets and the consolidation of the property. The smaller building, between 12 th and 13 th Streets North, is square-shaped. The proposed buildings would have facades predominately of two brick types and colors with precast accents and windows defined with a cast stone head and sill; the ground floor would be of stone or precast. The applicant has proposed a high level of detail in the brick work. The upper elements of the buildings would have copper accents. The design of the building incorporates a large expanse of curved glass block located at a corner of the building facing Wilson Boulevard. In addition to the curved glass block feature, the applicant proposes a ribbon wall effect on Washington Boulevard. Curved elements are also introduced into the smaller building as well. The applicant has also proposed to preserve the facades of two storefronts along Washington Boulevard. However, the applicant has proposed to slide these facades away from Washington Boulevard in order to reduce a pedestrian pinch point resulting in little relationship to the existing buildings to the east. The building fronts on Washington Boulevard, North Irving Street and 13 th Street North. The main building would be generally 10 stories along Washington Boulevard and Irving Street. The smaller residential building would rise to a height of six stories. The entrance to the main residential lobby of both buildings is on North Irving Street and other entrances to the smaller building are on 13 th Street North. The primary retail space would be accessed from entrances on Washington Boulevard; a secondary retail space would be accessed from an entrance on Irving Street. A driveway for the garage and loading areas is on 12 th Street North Extended (as identified in the Draft Clarendon Sector Plan) which is located toward the northern portion of the site. Affordable Housing: The applicant has offered an affordable housing component consistent with the proposed guidelines recently developed by the Affordable Housing Roundtable. These proposed guidelines have been incorporated into a Zoning Ordinance Amendment which is anticipated to be adopted by the County Board at its December 2005 meeting. LEED Scorecard: The proposed LEED score is currently 26 including credits for sustainable sites, water efficiency, energy and atmosphere, materials and resources and environmental quality. The applicant has a LEED accredited professional working on the project. As mentioned above, the applicant is requesting the maximum.15 FAR bonus for LEED certification (26 32 points) as permitted under the Green Building Incentive Program. The sustainable elements that the applicant proposes to implement include, but are not limited to, a green or reflective roof; construction waste management and recycling; use of local and regional materials and certified wood; and use of low-emitting paints, carpet and wood. Transportation: The development is located in the block bounded by Washington Boulevard to the south, North Irving Street to the east, and 13 th Street to the north. The Master Transportation Plan classifies Washington Boulevard as a principal arterial street, 13 th Street as a neighborhoodprincipal street, and North Irving Street as a neighborhood minor street. Arterial streets nearby SP #

6 include Clarendon Boulevard, Wilson Boulevard and 10th Street North (principal arterials) and Kirkwood Road (minor arterial). Trip Generation: A Traffic Impact Analysis (TIA) submitted by the applicant, prepared by Wells & Associates, dated February 16, 2005, assessed the impacts of the development on the adjacent street system. The proposed development is estimated to generate 93 AM and 219 PM peak hour vehicle trips upon project completion. The Department of Environmental Services does not take traffic counts in the immediate area of the subject site plan as part of its regular traffic counting program. Special traffic counts were taken for a neighborhood traffic study. The following table details the all day, non-directional volumes and speeds. Traffic Volumes and Speeds Date of Count Street Volume Average Speed th Street North, west of North Hudson Street 2,982 22mph Washington Boulevard, west of Clarendon circle 18,259 N/A Source: Arlington County Department of Environmental Services Streets and sidewalks: The applicant proposes to construct a small portion (less than 100 feet long) of 12 th Street North to provide access to the parking garage and loading entrances of the proposed project. The entirety of 12 th Street North, as envisioned in the Clarendon Sector Plan- Draft 2, October 2005, would be approximately four blocks long, intersecting with Washington Boulevard to the west and North Hartford Street to the east, providing improved circulation and access to the residential and office developments located between Wilson Boulevard and 13th Street North. From a traffic circulation and routing perspective, it is important that 12 th Street North function as a local street and not a private driveway. As Clarendon redevelops and traffic increases, 12 th Street North will provide a convenient eastbound connection to Clarendon Boulevard via North Highland Street and additional access for fire and rescue services. The 12 th Street North (formerly known as Festival Street ) design plan was developed with the Hartford Site Plan (located on North Herndon Street to the east) and consists of one vehicle travel lane in each direction and an eight-foot wide parking/drop off lane on the south side of the street. Twelfth Street North, as proposed by the applicant, would be a private street due to the below-grade parking, with an easement to the County for public access to and use of 12 th Street North. Staff would recommend that the applicant construct 12 th Street North consistent with the design and general alignment as recommended in the Clarendon Sector Plan-Draft 2, October North Irving Street is planned to continue to operate as a one-way street up to the proposed 12 th Street North alignment north of Wilson Boulevard. North of 12 th Street North, North Irving Street will operate as a two-way street; north of which North Irving Street operates as a one-way street. North Irving Street varies from 26- to 28-foot wide paved area with on street parking on both sides and one travel lane approximately 10 feet wide. The applicant proposes to construct a 34-foot wide paved area with on street parking on both sides and two travel lanes approximately SP #

7 10 feet wide. The applicant has proposed a minimum 16-foot wide sidewalk measured from the back of curb which includes 8-inch banding, 5-foot wide tree pits and a 10-foot wide clear sidewalk. Thirteenth Street North is planned to continue to operate as a two-way street. Thirteenth Street North is constructed to a 52-foot wide paved area with on street parking on both sides and two travel lanes approximately 16 feet wide and a 4-foot wide concrete island. The applicant proposes to construct a paved area that varies in width from 36 to 38-feet wide with on street parking on both sides and two travel lanes approximately 11-feet wide. The applicant has proposed a minimum 13-foot wide sidewalk measured from the back of curb which includes 8- inch banding, 5-foot wide tree pits and a 6-foot-4-inch wide clear sidewalk. The applicant also proposes building access stoops and planting area measuring approximately 10-feet in addition to the described streetscape. Bordering the subject site to the north, 13 th Street North was constructed as a four-lane divided road with left-turn and right-turn/bus stop lanes as part of the Clarendon By-pass. The civic association has encouraged and resulting studies have discussed the reconstruction of 13th Street North to a standard residential street cross-section providing a single travel lane in each direction with on-street parking on both sides of the street. The curb to curb right-of-way width varies by block between North Highland Street and Washington Boulevard from 50 to 60 feet. The concept plan entails narrowing the street to a varying width of 36 to 38-foot wide cross section from curb to curb. The existing curb on the south side of 13 th Street North would remain in its present location and the north side curb reconstructed 14 to 24 feet to the south from its present location. The streetscape section along the north side of the 13 th Street North would include a five-foot wide planting strip with street trees adjacent to the curb, and a five-foot wide concrete sidewalk. Excess right of way could be located behind the sidewalk and adjacent to the residential property, providing an additional green space buffer between the existing low density neighborhood and the planned medium density redevelopment on the south side of 13 th Street North. These improvements could be developed on a block by block basis in conjunction with site plan redevelopment or through the capital improvement program in combination with site plan development. The applicant has committed to a contribution in the amount of $285,000 (Condition #77) toward such improvements. Washington Boulevard currently exists and is planned to continue to operate as a two-way street within a 35-foot wide paved area with three travel lanes approximately 12-feet wide. This configuration will not change with this proposal. The sidewalk is proposed to a minimum 24- foot wide sidewalk measured from the back of curb which includes 8-inch banding, 5-foot wide tree pits and a minimum 18-foot wide clear sidewalk. The Clarendon Sector Plan-Draft 2, October 2005 envisions the reconstruction of Washington Boulevard, maintaining the existing dimensions while shifting the entire alignment to the south. Due to this shift, the sidewalk width on the north side of Washington Boulevard will increase and therefore the current narrow sidewalk condition along the existing historic buildings is temporary. The Department of Environmental Services has been working with Lyon Village residents since the early 1980s, addressing commuter cut-through traffic and speeding problems. The County SP #

8 Board approved a traffic management plan for Lyon Village in July 1998 which included a number of traffic calming strategies intended to slow vehicles down and to discourage through travel. Traffic calming strategies being implemented include flat top speed humps (raised cross walks), gateway treatments (intersection nubs) and textured intersection cross walks. Public Transit: The site is located approximately 1,000 feet from the Clarendon Metrorail Station along Wilson Boulevard, which serves the Metrorail Orange Line. Metrobus service is available nearby at the Ballston Metrorail Station, the principal Metrobus transfer location in Arlington. Several Metrobus routes are available in the area along Wilson Boulevard. Metrobus Route 38 provides service between Ballston and Rosslyn and continues into the District of Columbia by way of Key Bridge. Metrobus Route 24 provides service between the Ballston and Pentagon Metrorail Stations via Ft. Myer. Metrobus Route 4B provides service between Seven Corners east along Route 50 and Pershing Drive, north on North Barton Street to Clarendon and Wilson Boulevards, and from there to Rosslyn. Bicycle Access: The subject site has convenient access to the County s bike trail system. Onstreet bicycle lanes are signed adjacent to the site along Wilson and Clarendon Boulevards and extend between Rosslyn and Clarendon and along North Rhodes Street near the site which provides connections to the Arlington Boulevard Trail to the south and the Key Boulevard Trail and Custis Parkway Trail to the north. The Custis Memorial Parkway Trail (I-66) and the Mount Vernon Trail are located approximately three-quarters of a mile to the north toward Lee Highway. Consistent with site plan development and the Arlington Bicycle Transportation Plan, the developer would also provide secure bicycle storage facilities for residents, visitors and guests to the site, for both residential and retail development. Transportation Management Plan (TMP): Consistent with site plan development and the County s adopted TDM Policy, staff would recommend that the developer implement a TDM Plan to encourage reduced single occupancy vehicle (SOV) trips to and from the site. Staff would recommend that the applicant implement the TDM strategies that are briefly summarized below: Provide a Transportation Kiosk in the residential lobby. Maintain an on-site business center for residents who wish to telecommute. Distribute transit information, including within a new resident package, to include sitespecific transit-related information. Provide a parking management plan including a schematic drawing depicting an area parking plan for all block faces abutting the site. Provide free SmarTrip cards for all new residents and employees. Designate a member of the building management team as Property Transportation Coordinator with responsibilities for completing and coordinating TDM Plan obligations. Provide a contribution toward a pre-paid carsharing program for residents and employees of the site. Conduct a transportation monitoring study of the site. SP #

9 Utilities: Adequate water and sanitary sewer capacity is available to serve the proposed development. Staff would recommend an extension of a new 12-inch water main in North Irving Street approximately 325-feet in length from the existing 12-inch main terminus near the intersection of 13th Street North to a connection with the existing 8-inch water. The existing 6- inch water main in North Irving Street being replaced by the new 12-inch main should be abandoned and all service connections and other appurtenances should be reconnected to the new main. Consistent with site plan development and the Utility Undergrounding Plan, staff would recommend that the developer contribute to the Utility Underground Fund in the amount of $59,500 ($50,000 x 1.19 acres). The developer should also remove or relocate all existing aerial utility lines along the periphery of the site. The developer would be required to comply with the new Chesapeake Bay Preservation Ordinance and the Plan of Development requirements, including a Resource Protection Area Delineation (site is not located in an RPA), a Landscape Conservation Plan, a Storm Water Management Plan, and an Erosion and Sediment Control Plan. DISCUSSION Adopted Plans and Policies: The General Land Use Plan, the Clarendon Sector Plan, and Clarendon Sector Plan Addendum guide development on the subject site. General Land Use Plan: In 1982 the County Board adopted a revised General Land Use Plan for the Clarendon area. The Clarendon Sector Plan stated that this adoption stressed mixed use development throughout the center of Clarendon, recognizing Clarendon s historic role as a retail center while emphasizing greater office development. The subject block was designated Medium Density Mixed-Use. The General Land Use Plan also includes a brief narrative of each Metro Station Area which reflects the adopted plans for each area. The plan states that the Station Area Concept for Clarendon is an Urban Village concept achieved by focusing development around a central block to give a sense of place and uniqueness to Clarendon. Clarendon Sector Plan and Addendum: In late 2002, the County Board appointed a task force to lead the community process for the sector plan update. The applicant has participated in this ongoing process. The original Clarendon Sector Plan, adopted in 1984, established the basis for the redevelopment of Clarendon as an urban village by focusing the development around a central focal point block that included the Olmsted Building and Clarendon Metro Park. The concept plan indicated Medium Density Mixed-Use on this site. The Clarendon Sector Plan Addendum, adopted in 1990, further refined the concept plan and indicated a commercial land use on the Washington Boulevard frontage with residential uses between 12 th and 13 th Streets North. The existing plan and the addendum make a number of recommendations pertaining to the subject blocks. The recommendations include, but are not limited to: SP #

10 Mixed use development concept including office, retail and residential. Densities ranging between 3 4 FAR. Building heights that taper down from the Metro station toward the residential. Creation of 12 th Street extended ( Festival Street ). The addendum specifically stated that, the location and final design of the proposed festival street shall be determined as development takes place. The Clarendon Sector Plan-Draft 2, October 2005 has several recommendations and also more prescriptive elements for this site. These currently include: Reduced incentive for residential. Starting with a base of 3.0 FAR with an ability to increase the density through a variety of mechanisms which include but are not limited to: preservation, LEED certification, retail set asides and retail retention. New mixed use building with preserved frontages along Washington Boulevard. Defined mix of uses including a commercial component of 30 percent in the southern portion of the site. Heights similar to, but modified from, the previous sector plan tapering up from the neighborhood. Twelfth Street North extended designed as less of a festival street and more of a tertiary/service street. Retail Action Plan: The Retail Action Plan identifies Washington Boulevard as a shopping street providing personal and business services. The Retail Action Plan identifies North Irving Street as a neighborhood street where consumer services are encouraged but not required. Issues: Through the review process, many concerns and issues have been raised with this site plan. Consolidation and Building Relationships: The C-3 zoning district provides an incentive for additional density for block consolidation. As the Clarendon area has seen increased development, there has been less emphasis placed on consolidation and a desire to retain or create a mix of building forms and sizes. While this particular project does not achieve fullblock consolidation, the applicant has analyzed potential build-out scenarios for the entire block. However, this lack of consolidation, and odd-shaped configuration, may result in awkward relationships with buildings on adjacent lots. Already, the applicant has proposed to pull back two facades to accommodate a larger sidewalk. This action may compromise the relationship of buildings to the east (Sam s Corner) which have been suggested for frontage preservation (a depth of 20 feet) in the Clarendon Sector Plan-Draft 2, October If the County Board were to approve this proposal, staff would recommend that the preserved facades not be pulled back in order to keep the relationship with the existing building. The resulting sidewalk width at this narrower point would be between six to seven feet and, as stated previously, would be a temporary condition until such time Washington Boulevard is realigned. The Clarendon Sector Plan and Addendum did not propose these corner buildings to be preserved and indicated building heights of 110 feet at this corner and along Washington Boulevard. The Clarendon Sector Plan-Draft 2, October 2005 recommends the preservation of SP #

11 the frontages of these corner buildings and suggests building heights of four- to six-stories at this location to create a tapered element to relate to the historic frontages. Therefore, because of a constrained site, the recommendation of the Clarendon Sector Plan-Draft 2, October 2005 to preserve the frontages of the facades, and parking requirements, the development potential of the corner property may be diminished and possibly result in a building ranging between two- to three-stories. The applicant has suggested (Condition #80) that access through the project s parking garage could facilitate redevelopment of the corner property. However, smaller or possibly no redevelopment of this corner site may result in little to no tapering between the proposed project and the corner property. Transportation: The alignment of 12 th Street North has been under discussion within the context of the sector plan update. Staff has suggested an alignment that shifts the street north of the constructed alignment. This proposed shift is to better accommodate future development permitting a larger building area between the 12 th Street North extension and an existing alley. The applicant has proposed an alignment, which has been analyzed by staff, that realizes the overall goals of accommodating future development, provides improved circulation and access to the residential and office developments located between Wilson Boulevard and 13th Street North, and is generally consistent with the conceptual location presented in the Clarendon Sector Plan-Draft 2, October The placement of this street will dictate the location for the blocks immediately to the east and west of the site. It is assumed that through the site plan process, the additional right-of-way required for 12 th Street North will be provided. As previously mentioned, the applicant has studied the proposed alignment and its effect on adjacent properties. From this analysis, the applicant indicates, and staff agrees, that significant development can still occur consistent with the heights, massing and densities as suggested in the Clarendon Sector Plan, Addendum and Clarendon Sector Plan- Draft 2, October 2005 narratives both to the east and west of the subject property. This proposed alignment would have less impact on redevelopment potential than the alignment currently suggested in the Clarendon Sector Plan and Addendum. The landowners of these properties are aware of this site plan proposal as well as this proposed alignment. Staff has informed the landowners of the expectation to achieve this right-of-way with any site plan redevelopment. The properties are zoned C-3 which permits substantial commercial by-right development. Market trends toward residential development and significant parking requirements for by-right development indicate that these affected properties would most likely redevelop under the site plan option. If these sites were to develop by-right and the County would want to connect and continue 12 th Street North, then acquisition by the County may be required. Additionally, the applicant has proposed parking below 12 th Street North, as well as below a portion of the sidewalk on North Irving Street (discussed in a companion report). This would result in a more efficient layout of the parking garage but the creation of a private street overlaid with a public access easement. This has been raised as a concern in previous site plans. A condition (Condition #76) has been suggested to ensure the public access and public treatment of the street. SP #

12 Building Form: While the proposed building form, including the heights, tapering and massing proposed, is consistent with the current Clarendon Sector Plan and Addendum exclusive of a minor (two-foot) encroachment into the tapering requirement, there have been alternative ideas in discussion. The Clarendon Sector Plan-Draft 2, October 2005 indicates a reduced height along Washington Boulevard (from 110 feet as the building is currently proposed to nine stories), a taper from the preserved frontages of four- to six-stories and increased tapering up from 13 th Street North (starting at 45 feet rather than 55 feet as the building is currently proposed). It should be noted that the applicant has designed a building with strong architectural features creating interesting elevations. There has been general support for the architecture of the building throughout the review process. Additionally, there has been general support for the existing tapering patterns as set forth in the Clarendon Sector Plan and Addendum. Approval of this project may require staff to re-evaluate the proposed heights and tapering suggested in the Clarendon Sector Plan-Draft 2, October Density: The Zoning Ordinance currently permits a density up to 4.0 FAR for residential projects with a site area greater than 40,000 square feet and above or a site consisting of a full block. The proposed project has a density of 4.15 FAR which includes a 0.15 FAR bonus for the provision of a LEED certified building. This proposed density is consistent with the existing Zoning Ordinance and the current sector plan and addendum. There has been discussion throughout the review of the sector plan of how densities would be achieved. There has not been any conclusion on this topic. However, the Clarendon Sector Plan-Draft 2, October 2005 suggests that the densities for a project in this area would start with a 3.0 FAR and be eligible to earn additional density through a variety of elements promoting goals and priorities within the Clarendon area which include but are not limited to the use mix, preservation, a LEED certified (or higher) building, alternative commercial space, public art, etc. Based on these suggested, but yet to be approved, density calculations, this proposal, without any modifications, may not be able to attain the 4.15 FAR. However, as stated above, the proposal is within the parameters of the existing sector plan and Zoning Ordinance. Land Use: The Clarendon Sector Plan Addendum stated that the 1990 change to the C-3 zoning district was designed to allow commercial and office development at a maximum of 3.0 FAR, with an additional 1.0 FAR for residential use to encourage residential and mixed-use development. This additional density was a significant tool to encourage the development of residential during a period when the County was seeing a disproportionate amount of commercial development. The market has changed again and this tool, once designed to encourage mixed-use development, has resulted in substantial residential development, leaving fewer opportunities for commercial development within the core area of Clarendon. This concern of a potential use imbalance has been recognized in discussions pertaining to other site plans within the Clarendon area and also within the text of the Clarendon Sector Plan-Draft 2, October There are several factors that create a healthy mix of uses. These factors include the locations of the uses, the form and function of the uses, and the potential creation of niche markets. The concept plan for the Clarendon Sector Plan Addendum identified, for illustrative purposes only, the southern portion of the subject site (fronting Washington SP #

13 Boulevard) as commercial; the north as residential representative of the then-current market conditions. The current draft anticipates a mix of use for this particular area including 30 percent commercial. This particular percentage of commercial has not been finalized and is still under discussion during the review of the Clarendon Sector Plan-Draft 2, October In recognizing the desire for additional commercial space, the applicant has agreed to a condition (Condition #79) establishing the potential for several live-work type units on the portion of the first level of the smaller building facing 12 th Street North. Modification of Use Regulations: The applicant has requested modification of use regulations for coverage; bonus density for LEED certification; exclusion of MEP areas and residential storage from GFA. Coverage: Unlike many other zoning districts which have a special exception site plan, the C-3 zoning district has specific coverage requirements. The Zoning Ordinance states that: All buildings or structures, including accessory buildings, and all areas for parking, driveways, maneuvering and loading space shall comply with the following coverage requirements unless otherwise approved: (1) A maximum of eighty (80) percent of the lot area on those portions of blocks that have a height limit of seventy-five (75) or fewer feet. (2) A maximum of sixty-five (65) percent of the lot area on those portions of blocks that have a height limit of more than seventy-five (75) feet. (3) When a development preserves a building designated as a contributing building eligible for preservation in an adopted revitalization district, and in accordance with the standards set forth in subsection D.a.(2) above, the coverage requirement may be reduced by the area of the first floor of the building being preserved. (4) The coverage requirement may be reduced on a site when the site plan meets all other design standards set forth in an adopted revitalization district or if the developer satisfies the requirement by providing open space off-site in the Clarendon Revitalization District or in a contiguous area designated by the county as appropriate for open space and shown on the general land use plan. Therefore, this particular site would require coverage of 65 percent or less on the south portion of the property and 80 percent on the northern portion of the property resulting in a weighted average coverage requirement of 71 percent. The proposal has a total coverage of 82 percent. This coverage calculation includes the area of the proposed 12 th Street North. Excluding that area (3,431 square feet) from the calculation, the project would have coverage of 74.5 percent. As set forth in item 4 above, the coverage requirement may be reduced if the project meets all other design standards or provides off-site open space. In addition, if the site area (approximately 2,300 square feet) of the property owned by the County on 13 th Street North which will be landscaped and maintained by this applicant were incorporated into the coverage calculation, the perceived coverage would be 72.3 percent. LEED Certification: The applicant has requested additional density (0.15 FAR) for a LEED certified building. This provision is an element of the green building initiative that was adopted by the County Board in December The LEED component of the project is discussed earlier in the report. Exclusions: Staff generally supports the exclusion of below ground storage from density SP #

14 calculations because below ground storage does not affect bulk, height or density of a project and does not contribute to the intensity of the site. Recently, staff has not supported other exclusions from the overall GFA. However, it has been realized that the ventilation shafts from the units up through the roof, rather than exterior mechanical units, results in a better design of the building. As such, exclusions for this type of ventilation have been approved by the County Board. Community Process: The applicant has met on numerous occasions with the nearby civic associations. The Site Plan Review Committee reviewed this project five times; several times it was the only item on the agenda allowing for additional discussion. Planning Commission: At its November 28, 2005 meeting, the Planning Commission recommended, with a vote of nine in support, one in opposition and one abstention, approval of the project. In its recommendation, the Planning Commission suggested modifications to several conditions, one new condition and clarification of current condition language as follows: Reference the date of all site plan drawings to the November 18, 2005 date. Staff Response: Staff concurs and the applicant agrees with this recommendation. The conditions have been updated to reflect this date. Amend Condition #11 to include all civic associations that have participated in the site plan review process. Staff Response: Staff concurs and the applicant agrees that all of the civic associations that have participated in the site plan review process for this project should be notified of the construction timing. The condition has been modified. Modify Condition #66 to reflect current requirements for affordable housing. Staff Response: Staff concurs and the applicant has agreed to modify the condition to reflect discussions pertaining to affordable housing. Add Condition #78 to address issues raised by the day care facility in letter dated November 22, 2005, to the extent that they are not reasonably covered in standard site plan conditions. Staff Response: Condition #11 addresses many of the issues raised by the day care facility including truck traffic and routing and notification. Staff concurs and the applicant agrees to add Condition #78 to construct appropriate fencing for screening and protection from the construction activities. Modify Conditions #49 and #63 to include consultation with the Lyon Village Civic Association. Staff Response: Staff concurs and the applicant has agreed to include participation by the Lyon Village Citizens Association. The conditions have been modified. Add a condition requiring that the right of way behind the sidewalk along 13 th Street be clearly treated as public. Staff Response: Staff will work with the applicant within the parameters of the landscape plan to ensure that this space appears inviting and public. This may include the incorporation of street furniture and other landscape features. Condition #13 has been modified to reflect this treatment. Confirm the appropriateness of the standard conditions regarding hours of construction, truck routing, and lighting. SP #

15 Staff Response: Conditions #6 and #11 address the hours of construction, truck routing and lighting. Staff has worked with the applicant to refine and include additional language to more thoroughly address the concerns enunciated by the neighborhood. Conditions #6 and #11 have been modified to reflect this refinement. Further, the Planning Commission requested that the County Board affirm the applicant s proposed location of 12 th Street North. Transportation Commission: At its December 6, 2005 meeting, the Transportation Commission recommended approval of the project with a vote of four in support, one opposed and one abstention. In its recommendation, the Transportation Commission suggested incorporating modifications to several conditions as outlined by the community (Conditions #6 and 9) in addition to modification of Conditions #6 (vehicular & pedestrian circulation during construction), #18 (sidewalk dimensions), #47 (comprehensive sign plan) and #49 (parking management plan). The modifications were not clearly enunciated during the course of the meeting. However, staff and the applicant have worked on condition language, which has been incorporated, to address issues raised by the neighborhood pertaining to the vehicular and pedestrian circulation; modify the sidewalk dimensions to relate to those suggested in the Clarendon Sector Plan-Draft 2, October 2005; encourage an interesting comprehensive sign package; and to allow for the possibility of a garage connection between the proposed building and future development on the Sam s Corner property. CONCLUSION: The applicant has designed a project that generally meets the goals of the Clarendon Sector Plan and Addendum. The density, height, tapering and massing of the proposed project are generally consistent with the existing sector plan. The project is also generally consistent with the General Land Use Plan designation and zoning district for the subject site. The building is architecturally interesting and the details are well-designed. The applicant has agreed to a number of improvements around the site to improve both the pedestrian and vehicular experience in the area. The applicant has designed a building that is expected to attain LEED certification. The applicant has proposed to preserve the facades of two older storefronts in Clarendon and, if approved, staff would recommend to keep in the same alignment as today. This project is coming forward while the County is concluding a major review of the Clarendon Sector Plan, which includes specific recommendations for the subject site. As such, the project does not fully comply with proposed recommendations in the Clarendon Sector Plan-Draft 2, October 2005 for this particular site. The proposed density of 4.15 FAR is greater than what may be earned for this particular project, without any modification, based on the scenarios set forth in the Clarendon Sector Plan-Draft 2, October The heights along both Washington Boulevard and 13 th Street North are in excess of heights specified in the proposed sector plan revisions. The tapering from 13 th Street North is slightly different and starts at a height of 55 feet along the street rather than 45 feet. The use mix does not achieve the 30 percent threshold for the southern portion of the site. Finally, the location of 12 th Street North, while conceptually SP #

16 shown in the Clarendon Sector Plan-Draft 2 in the general location as proposed by the applicant, is a departure from the constructed alignment. Therefore, several of these recommendations in the Clarendon Sector Plan-Draft 2, October 2005 may require reassessment if the County Board were to approve this project. However, staff conclude that based on the merits of the project, its consistency with the current sector plan and addendum, and good planning practices, that the County Board should approve the proposed site plan request, subject to the conditions of the staff report and with the preserved facades to remain in alignment with the existing building. SP #

17 The following Conditions of site plan approval (#1 through #12) are valid for the life of the site plan and must be met by the developer before issuance of the Clearing, Grading and Demolition Permit. 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 s designee. 1. Site Plan Term The developer (as used in these conditions, the term developer shall mean the owner, the applicant and all successors and assigns) agrees to comply with the standard conditions set forth below and as referenced in Administrative Regulation 4.1 and the revised plans dated November 18, 2005 and reviewed and approved by the County Board and made a part of the public record on December 10, 2005, 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. This site plan approval expires three (3) years after the date of County Board approval if a building permit has not been issued for the first building to be constructed pursuant to the approved plan. Extension of this approval shall be at the sole discretion of the County Board. The owner agrees that this discretion shall include a review of this site plan and its conditions for their compliance with then current County policies for land use, zoning and special exception uses. Extension of the site plan is subject to, among other things, inclusion of amended or additional site plan 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. Whenever, under these conditions, anything is required to be done or approved by the County Manager, the language is understood to include the County Manager or his or her designee. 2. Pre-Construction Meeting The developer agrees to conduct a pre-construction meeting, and to coordinate participation in the pre-construction meeting by the developer and its construction team, and relevant County staff. Relevant County staff will include staff from the Departments of Community Planning, Housing and Development (DCPHD): Planning, Zoning, Inspection Services; Department of Environmental Services: Planning, Development Review; Department of Parks, Recreation and Community Resources (DPRCR); (or their successor departments) and other departments as determined by the County Manager, prior to the issuance of any permits for the site plan. The purpose of the preconstruction meeting is to discuss the requirements of the site plan conditions. SP #