ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of February 23, 2019

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1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of February 23, 2019 DATE: February 5, 2019 SUBJECTS: A. GP GENERAL LAND USE PLAN AMENDMENT to change the land use designation for a property known as 3445 Washington Boulevard, which encompasses a portion of the block bounded by Washington Boulevard to the south, North Kirkwood Road to the east, 13th Street North to the north and North Lincoln Street to the west from "Service Commercial" and "Semi-Public" to "Medium" Office-Apartment-Hotel (RPC # ). B. Z REZONING for Arlington Partnership for Affordable Housing for a rezoning from R-5 One-Family and Restricted Two-Family Dwelling District and C-2 Service Commercial-Community Business District to C-O-2.5 Mixed Use District, and related update to ACZO Map 13-1 to amend Line A to encompass the property. The property is approximately 58,250 sq. ft.; located at 3445 Washington Boulevard (RPC # ). C. SP #449 SITE PLAN for Arlington Partnership for Affordable Housing to construct a 160-unit multi-family dwelling with a ground floor membership club/lodge use (American Legion Post); with modifications of use regulations to include: additional density for provision of on-site committed affordable housing, parking ratio, fence height and other modifications as necessary to achieve the proposed development plan. Located at 3445 Washington Boulevard (RPC # ). Applicant: Carmen Romero Arlington Partnership for Affordable Housing 4318 North Carlin Springs Road Arlington, VA County Manager: ##### County Attorney: ***** Staff: Peter Schulz, DCPHD, Planning Division Robert Gibson, DES, Transportation Division Yoomie Ahn, DCPHD, Housing Division Leon Vignes, DCPHD Planning Division 1.A-C.

2 C.M. RECOMMENDATIONS: 1. Adopt the attached resolution to amend the General Land Use Plan from "Service Commercial" and "Semi-Public" to "Medium" Office-Apartment-Hotel for the property located at 3445 Washington Boulevard (RPC # ); 2. Adopt the attached ordinance to rezone from R-5 One-Family and Restricted Two- Family Dwelling District and C-2 Service Commercial-Community Business District to C-O-2.5 Mixed Use District, and related update to ACZO Map 13-1 to amend Line A to encompass the property, for the property located at 3445 Washington Boulevard (RPC # ); and 3. Adopt the attached ordinance to approve SP #449 to construct a 160-unit multi-family dwelling with a ground floor membership club/lodge use (American Legion Post); with modifications of use regulations including additional density for provision of onsite committed affordable housing, residential and membership club parking ratio, fence height and other modifications as necessary to achieve the proposed development plan, for the property located at 3445 Washington Boulevard (RPC # ), subject to the conditions of the attached ordinance. ISSUES: This is an application for an amendment to the General Land Use Plan, a Rezoning, and a new Site Plan for a 7-story 160-unit multifamily building with ground-floor membership club/lodge use (American Legion Post). Outstanding community issues include concerns about the proposed parking ratio, building height, proximity of the building to single-family dwellings, as well as the planned new streets associated with this redevelopment. SUMMARY: The applicant proposes to redevelop the American Legion site at 3445 Washington Boulevard with a seven-story 160-unit multi-family building that will be 100% committed affordable dwelling units, with additional density for the provision of on-site committed affordable dwelling units. The building will taper to three (3) stories adjacent to a single-family neighborhood. All units will be affordable to income qualified tenants for a period of 75 years. A new American Legion Post will occupy a portion of the proposed building s ground floor. The applicant proposes a minimum of 70 residential parking spaces (.43 spaces per dwelling unit) and 20 parking spaces for the American Legion use. To facilitate the redevelopment, the applicant is requesting a General Land Use Plan Amendment, a Rezoning, and a new Site Plan application. The proposed site is in the area covered by the Washington Boulevard & Kirkwood Road Special GLUP Study Plus and Concept Plan ( Special GLUP Study ), which was adopted by the County Board in November The goals of the Special GLUP Study included encouraging the redevelopment of existing but ageing semi-public community facilities such as the American Legion and YMCA in the superblock between Kirkwood Road, 13 th Street North, Washington Boulevard, and North Lincoln Street, with medium density mixed-use development that would be compatible with adjacent single-family dwellings. The Concept Plan also had detailed guidance on the development of a new public vehicular, pedestrian, and bicycle transportation network in the superblock. For the American Legion site, the Special GLUP Study recommended multi-family residential development with GP , Z , SP #

3 ground floor retail or retail equivalent use, for a maximum of seven (7) stories, tapering to three (3) stories towards the adjacent single-family neighborhood to the west. The applicant s proposed GLUP change to Medium Office-apartment-Hotel, and Rezoning to C-O-2.5 is in conformance with the recommendations of the Special GLUP Study for this site. The proposed site plan also furthers the recommendations for the Special GLUP Study: The proposed building permits the retention and modernization of a long-standing civic organization, the American Legion; the proposed building form tapers appropriately to the adjacent single-family neighborhood; provides 160 committed affordable housing dwellings; and the applicant proposes to dedicate, to the public, the beginning segments of the vehicular, pedestrian, and bicycle transportation network, in the locations recommended in the Special GLUP Study. The proposed Zoning Ordinance modification for the residential parking ratio is appropriate, for this particular site, for an affordable housing use, subject to the proposed enhanced Transportation Demand Management Plan as provided in the conditions of approval. Therefore, staff recommends approval of: 1) a General Land Use Plan Amendment from "Service Commercial" and "Semi- Public" to "Medium" Office-Apartment-Hotel; 2) A Rezoning from R-5 One-Family and Restricted Two-Family Dwelling District and C-2 Service Commercial-Community Business District to C-O-2.5 Mixed Use District, and related update to ACZO Map 13-1 to amend Line A to encompass the property; and 3) a Site Plan to construct a 160-unit multi-family dwelling with a ground floor membership club/lodge use (American Legion Post); with modifications of use regulations including additional density for provision of on-site committed affordable housing, residential and membership club parking ratio, fence height, and other modifications as necessary to achieve the proposed development plan, subject to the conditions of the attached ordinance. BACKGROUND: The 1.33-acre site has been owned by the American Legion since the 1930s. The southern half of the site is currently zoned C-2 and the northern half is zoned R-5. The current General Land Use Plan (GLUP) designation for this site is Service Commercial on the southern half of the block and Semi-Public for the northern half. The current American Legion Post building was constructed in In 1983, the County Board approved a use permit (U ) for the Legion to use the property as a private membership club which removed the previous nonconforming status and permitted construction of an addition on the rear of the existing building. In November 2017, the County Board adopted the Washington Boulevard & Kirkwood Road Special GLUP Study Plus and Concept Plan (the Special GLUP Study ), which provides planning guidance for the site by: Providing a set of planning concepts and recommendations to guide future redevelopment across multiple properties in a coordinated fashion; Identifying and outlining guiding principles and other desirable elements that should be incorporated into future site plan applications for redevelopment on this block; and Documenting and memorializing future GLUP amendments that could be considered for properties included within the study area but not yet subject to any GLUP request applications. GP , Z , SP #

4 In addition to land use and urban design recommendations, the adopted Special GLUP Study also included a Circulation and Public Space concept map that recommended a new, block-wide network of public vehicular, pedestrian, and bicycle connections through the study area. In November 2017, based on the recommendation of the Special GLUP Study, the County Board also authorized advertisement of an amendment to the GLUP for the American Legion site from Service Commercial and Semi-Public to Medium Office-Apartment-Hotel (up to 1.5 FAR commercial uses, up to 115 units/acre residential, and up to 180 units/acre hotel), with the request for the GLUP change to be heard concurrent with rezoning and site plan applications for the individual redevelopment sites. Figure 1--Site. Source: Arlington County GIS The following provides additional information about the site and location: Site: The 1.33 acre site is located in the middle of the north side of the 3400 block of Washington Boulevard. To the north: To the east: The YMCA property with several low-rise recreational buildings, zoned R-5 and designated Semi-Public on the General Land Use Plan (GLUP). This area is included in the Special GLUP Study area, as shown on Note 27 on the GLUP map. The YMCA property zoned R-5 and designated Semi-Public on the GLUP, and an auto repair shop zoned C-2 and designated Service Commercial on GP , Z , SP #

5 the GLUP. These sites are included in the Special GLUP Study area, as shown on Note 27 on the GLUP map. To the south: Across Washington Boulevard is the 7-story George Mason Foundation building (SP #349), a 208,773 square-foot office building zoned C-O-2.5 and designated Public and part of the George Mason University-Virginia Square Shopping Center Special Coordinated Mixed-Use District on the GLUP. To the south is also a Giant supermarket driveway from the FDIC site plan (SP #248), zoned C-O-1.5 and designated Low Office-Apartment-Hotel and part of the George Mason University-Virginia Square Shopping Center Special Coordinated Mixed-Use District on the GLUP. To the west: The site abuts, from south to north: A one-story retail building zoned C-2 and designated Service Commercial on the GLUP and located within the Special GLUP Study area (Note 27 on the GLUP); a single-family detached dwelling zoned R-5 and designated Low Residential 1-10 units/acre on the GLUP; the 30-foot wide right of way for 12 th Road North, which does not connect to the site); and another single family detached dwelling zoned R-5 and designated Low Residential 1-10 units/acre on the GLUP. The Low-density residential areas were not included in the Special GLUP Study area. Existing Zoning: The southern half of the American Legion site is currently zoned C-2 Service Commercial-Community Business District. The northern half of the site is zoned R- 5 One-Family and Restricted Two-Family Dwelling District. Proposed Zoning: The applicant proposes rezoning the entire site to C-O-2.5 Mixed Use District. Existing General Land Use Plan (GLUP) Designation: The southern half of the American Legion site is designated Service Commercial (Personal and business services. Generally one to four stories, with special provisions within the Columbia Pike Special Revitalization District.). The northern half of the site is designated Semi-Public (Country clubs and semipublic recreational facilities. Churches, private schools and private cemeteries [predominant use on block]). Note 27: This area is subject to further planning guidance as provided in the "Washington Boulevard and Kirkwood Road Special GLUP Study and Concept Plan," adopted by the County Board on 11/18/17. Proposed General Land Use Plan Designation: The applicant proposes to amend the GLUP for the entire site to Medium Office-Apartment-Hotel. (Up to 2.5 FAR office density; up to 115 units/acre residential density; up to 180 units/acre hotel density). Neighborhood: The subject site is in the Ballston/Virginia Square Civic Association area. GP , Z , SP #

6 Figure 2--Current view of site. Staff Photo. Existing Development: The American Legion site is developed with a one-story club building constructed in 1959 with subsequent additions. The property includes a picnic shelter and surface parking. Proposed Development: The following table provides the development potential and the preliminary statistical summary for the requested site plan: Site Area: 58,250 s.f. ( acres) (30,923 s.f. zoned R-5; 27,327 s.f. zoned C-2) DENSITY ALLOWED/TYPICAL USE MAXIMUM DEVELOPMENT C-2 By-Right R-5 By-Right One-family dwellings: one unit per 6,000 s.f. of lot area; Commercial: 1.5 FAR One-Family Dwellings: one Unit per 5,000 s.f. of lot area One-family dwellings: 5 units Commercial: 40,990 s.f. of g.f.a. One-family dwellings: 6 units GP , Z , SP #

7 Site Area: 58,250 s.f. ( acres) (30,923 s.f. zoned R-5; 27,327 s.f. zoned C-2) DENSITY ALLOWED/TYPICAL USE MAXIMUM DEVELOPMENT C-O-2.5 Site Plan up to 115 units/acre density multi-family residential up to 2.5 FAR commercial/office up to 180 units/acre hotel 153 multi-family units 145,625 FAR commercial/office 240 hotel units SP #449, 3445 Washington Boulevard SITE AREA 58,250 s.f. ( acres) Area to be dedicated/conveyed to the County in fee 10,189 s.f. simple Site Area after Dedication and Conveyance 48,061 s.f. Site Area Allocations Retail//Office/Membership club (American Legion) 2,700 s.f. Residential 55,550 s.f. Density Proposed Residential GFA 184,929 s.f. Proposed Residential Units/acre 125 units/acre Proposed Residential Dwelling Units 160 Base Maximum Number of units 146 Proposed Bonus Dwelling Units 14 Bonus units percentage of base density 9.5% Proposed Commercial GFA 6,750 s.f. Proposed Commercial FAR 2.5 FAR Proposed Exclusions none Total Proposed Gross GFA 191,679 s.f. Total Combined FAR FAR Max. Permitted Base Density Building Height Average Site Elevation Above Sea Level Main Roof Elevation Above Sea Level Main Roof Height (above average grade) Penthouse Roof Elevation above sea level Penthouse Height 2.5 FAR Office/Commercial/Retail 115 units/acre Residential feet feet feet 346 feet 7.75 feet Number of Stories 7 1 For reference purposes only. The C-O-2.5 zoning district regulates only commercial density in terms of Floor Area Ratio (FAR). Residential density is regulated in units per acre. GP , Z , SP #

8 SP #449, 3445 Washington Boulevard C-O-2.5 Max. Permitted Bldg. Height 16 stories 2 Parking Residential Spaces 70 Retail/ /Office/Membership Club (American Legion) Spaces 20 Total Number of Spaces 90 Standard Spaces 81 Compact Spaces 10 Handicapped spaces 5 Compact Ratio 10% C-O-2.5 Minimum Required Residential Parking Ratio spaces/unit Proposed Residential Ratio.43 sp/unit Proposed Retail/Membership Club Parking Ratio 1 sp/338 s.f. C-O-2.5 Minimum Required Retail Parking Ratio (site 1 Sp for every 580 s.f. of GFA (12 spaces) plan standard) Green Building Earthcraft Level Gold Density and Uses: The proposed C-O-2.5 zoning designation permits commercial and retail uses at a density of up to a 2.5 Floor Area Ratio (FAR), and multi-family residential uses at a density up to 115 dwelling units per acre. The applicant proposes a multi-family residential building with 160 units, at a density of 125 dwelling units per acre. The developer is requesting additional density for the provision of on-site committed affordable (CAF) dwelling units under Section A. of the Arlington County Zoning Ordinance. All 160 units are proposed to be CAFs, including 8 supportive housing units. The site will also incorporate a new 6,750 square foot American Legion Post in a portion of the building s ground floor fronting on Washington Boulevard. The American Legion is considered a membership club by the Arlington County Zoning Ordinance, which falls under the broader Retail, service and commercial use category (Sections A.; ). For the purposes of allocating density on the site, the American Legion is considered a retail or commercial use. The proposed density for the American Legion use is 2.5 FAR. The remainder of the ground floor is proposed to be lobby and amenity space, as well as 11 housing units. Site and Design: The applicant proposes to demolish and clear the existing site and construct a roughly F -shaped, seven (7) story (82.5 feet in height) multi-family building. The proposed building would front on Washington Boulevard to the south. The lobby, parking, loading, and tenant amenity space will front on a proposed new segment of a public north-south street to the west (tentatively to be called North Kansas Street). Dwelling units are proposed to front on a proposed new public east-west street or alley to the north. The east side of the property would be gated private open space for residents and the American Legion. 2 The Washington Boulevard & Kirkwood Road Special GLUP Study Plus has additional building height guidance, discussed below. GP , Z , SP #

9 Parking Loading Figure 3--Site Layout, courtesy applicant. Green: American Legion. Purple: amenity space. Blue: apartment units. White: parking, loading, and utility areas. At the northwest corner of the building, closest to the single-family residences, the proposed building steps back 14 feet at the fourth-floor and steps back an additional 13-feet at the fifthfloor. In the middle of the western façade of the building, at the lobby entrance and loading docks, a 52-foot wide and 39-feet deep section of the building is only one (1) story in height. The American Legion has a street level entrance at the corner of Washington Boulevard and the proposed new public street to the west (North Kansas Street), and will have internal access to the parking garage. The lobby for the residences will be accessed from the middle of the building from North Kansas Street. GP , Z , SP #

10 Access to and from the parking garage and the two (2) loading docks will be on the west side of the building from North Kansas Street. New parallel parking spaces will be placed on the east side of North Kansas Street, closest to the building. Figure 4-- Aerial Massing from Northwest, Courtesy applicant Figure 5--Aerial Massing from Northeast, Courtesy applicant GP , Z , SP #

11 The building architecture will be mostly multiple shades of gray brick up to the fifth level, and dark gray fiber cement board at the sixth and seventh levels. Figure 6--Washington Boulevard frontage from Southeast Sustainable Design: The applicant proposes to meet Earthcraft Gold certification. Public School Student Generation Estimates 3 : Based on analysis prepared by Arlington Public Schools, the proposed development is estimated to generate the following number of students: Proposed Committed Affordable Apartment (Elevator) Units (160): Number of Elementary School Students (K-5) generated: 54 Number of Middle School Students (6-8) generated: 13 Number of High School Students (9-12) generated: 30 This development project is zoned for the following school districts: Taylor Elementary School, Hamm Middle School, and Washington-Lee High School. The above estimates are generated 3 Student generation estimates are developed using recent historical student generation factors. Should these housing unit characteristics or the student generation factors change, then the student generation estimates would also change. The completion and occupancy of an approved residential development may occur within a variable timeframe depending on developer interest, market conditions, and construction timelines. Some projects, like Phased Development Site Plans, may yield completed buildings over decades rather than years. The County does not regulate the bedroom distribution of market rate residential projects. Given the relevant zoning district within the site plan and use permit process, the County regulates residential density according to the Gross Floor Area or the Units per Acre of the project. Bedroom distribution is a market driven decision within the constraints of the relevant zoning district. Housing Unit characteristics of all types of projects may change after County Board approval through either site plan amendments or administrative changes. Information provided by CPHD is the best available within these constraints. GP , Z , SP #

12 using the housing characteristics presented prior to County Board approval and using student generation factors. Affordable Housing: The applicant proposes that all 160 dwelling units will be committed affordable units (CAFs). The applicant is requesting additional density of 14 apartment units for the provision of on-site committed affordable housing under Section A. of the Zoning Ordinance (which permits additional density of up to 25% over the base density). The 14 proposed additional units will also be CAFs, and represent a bonus of 9.5% of the base density. Following the recommendations of the Special GLUP Study, the applicant is not requesting bonus height. The developer is also applying for Affordable Housing Investment Fund (AHIF) funding, simultaneously with the site plan application. The proposed affordable housing program (unit types and affordability levels) for the site is shown in the table below: 9% LIHTC Project 4% LIHTC Project Total Both Projects Unit Type 30% AMI 50% AMI 60% AMI 80% AMI Total 30% AMI 50% AMI 60% AMI 80% AMI Total Units Percent 1BR % 2BR % 3BR % Total % One-hundred percent of the units (all 160 apartments) will be affordable to households earning up to 80% AMI. The development will also include lower-income units affordable at 30%, 50%, and 60% AMI (5%, 33%, and 39% of the units, respectively). The majority of the development will be comprised of family-sized units (70%), with the remaining 30% being one-bedroom units. The developer has agreed that the units will be committed affordable units for 75 years. Transportation: The site is located approximately 1/4 mile north of the Virginia Square Metrorail station, on the north side of Washington Boulevard at 3445 Washington Boulevard. The Master Transportation Plan (MTP) classifies this segment of Washington Boulevard as at Type B-Primarily Urban Mixed-Use arterial. The MTP also identifies the site within the Washington Boulevard/Kirkwood Road area planned for new streets (area #13). A short distance from the Virginia Square Metrorail station, along Washington Boulevard that is identified in the MTP as part of Arlington s Primary Transit Network, the site is well served by transit and multimodal services. Streets and Sidewalks: The project proposes to make improvements along Washington Boulevard and as recommended in the Special GLUP Study Plus provide new vehicle and pedestrian connections across the site to support the creation of new mid-block connections between Washington Boulevard, Kirkwood Road, and 13th Street North. GP , Z , SP #

13 Washington Boulevard is proposed to be widened to approximately 48 feet from curb to curb, adding a parking lane along the north side of the street. The existing two travel lanes in each direction are proposed to be maintained. The project will significantly improve the sidewalk along the north side of Washington Boulevard widening it to approximately 16-feet 8 inches wide, including a minimum 10-foot clear sidewalk and a 6-foot planting strip with street trees. A portion of the building is proposed to overhang the clear sidewalk with a minimum of feet of vertical clearance. Per condition #19, the applicant has agreed to contribute $18,000 to support future street lighting improvements along Washington Blvd. The project proposes a new north-south street (recommended to be named North Kansas Street) along the western edge of the site extending from Washington Boulevard to the northern property line. The proposed connection is required to have a minimum 26-foot wide clear section in order to provide the primary fire access to the building. To accommodate this width, the project proposes a 35-foot wide street including a 6-foot concrete and grass strip (west side), two 11-foot travel lanes and a 7-foot wide parking lane. An 11.5-foot sidewalk is proposed along the building with a 6-foot wide clear sidewalk and 5.5-foot wide planting/tree strip. The street was designed to include elements that will allow it to function similar to a Shared Street while providing dedicated space for pedestrians and vehicles. Some of the design elements that contribute to this include keeping the sidewalk and street at the same grade and using a driveway style entrance at Washington Boulevard. This new street is recommended in the Special GLUP Study Plus to be dedicated as public. Staff has worked with the applicant to ensure that the street right-of-way is dedicated in fee, free of any encroachments or private utilities. The applicant has agreed to update the plan following approval by the County Board integrating the project s stormwater management facilities into the garage. In addition to supporting fire access, the new street will provide access to the garage and loading for the project. With future redevelopment of the site to the west, this new street will likely also support garage and loading access for that adjacent site. The project is proposing limiting access to 12th Road North to emergency vehicle egress and pedestrians and bicycles. The design of the new north-south connection is consistent with the recommendations of the Special GLUP Study and Staff supports the design. To support a future east-west connection, the project established the northern building edge approximately 25-feet from the property line. With a similar setback provided on the YMCA site, the resulting 50-foot area could provide a new east-west connection in any number of configurations to support a range of pedestrian and vehicle street designs. The configuration for this connection was not specifically identified in the Special GLUP Study. Considering that most of the right-of-way to complete the east-west connection must be provided as part of the YMCA development, staff recognizes that details for this connection can t be finalized as part of American Legion site plan review. However, the project will construct streetscape and a 5-foot wide sidewalk to support the future buildout of the connection. These facilities will be provided within a sidewalk and utilities easement. The project will provide 9-feet of fee dedicated rightof-way north of the sidewalk that could be used for the future connection. Staff finds that the amount of space being provided by the project is sufficient to meet the connectivity and access goals set out in the Special GLUP Study Plus. Until development occurs on the YMCA site to the north, this area will provide secondary fire access for the project. When the YMCA redevelops, this site will likely become a full foot public street, eventually leading to North Kirkwood Road. GP , Z , SP #

14 Bicycle Access and Facilities: The site is located in close proximity to exiting bicycle facilities in the area. The project is located one block from dedicated bike lanes along North Fairfax Drive connecting the Rosslyn-Ballston corridor and dedicated bike lanes along North Kirkwood Road connecting to Arlington s broader network of bicycle facilities and off-street trails. The site is one block from the 13 th Street North bikeway. The closest Capital Bikeshare station is about one block south of the site at the George Mason Virginia Square Campus. The project proposes to provide bicycle parking for residents at a rate of one space for every 2.5 residential units, providing a minimum of 67 class 1 secure bicycle parking spaces. 20 of the spaces with access at grade off of the new north-south street. The project will also provide 8 visitor bike parking spaces along the site s frontage. As part of the project s Transportation Demand Management (TDM) plan and to support the proposed parking reduction, car free residents will be offered a Capital Bikeshare membership. Transit Access and Facilities: The site is located in close proximity to a range of transit services. The site is within ¼ mile from the Virginia Square Metrorail station served by the Orange and Silver Metrorail lines. The area is also supported by Metrobus and ART bus routes within a 1/4 mile of the site. Along the site s frontage, Metrobus operates the 38B with service between Ballston and Farragut Square. Along North Kirkwood Road, ART operates the 62 route with service between Courthouse and Ballston. From Ballston, numerous local and regional transit routes can be connected to. Trip Generation: A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Gorove/Slade dated October 12, The analysis looked at five (5) driveways and intersections along Washington Boulevard and evaluated them in the existing conditions, future conditions without the proposed development, and future conditions with the proposed development. The analysis showed all the signalized intersections overall operation is at an acceptable Level of Service (LOS) in all three scenarios. The analysis also assessed the impact of the development on the adjacent street, sidewalk, transit, and bicycle network and considered additional traffic generated by approved unbuilt projects within the study area. The analysis concluded that during the AM peak hour approximately 27 auto and 36 non-auto additional trips and during the PM peak hour approximately 32 auto and 44 non-auto additional trips will be generated by this redevelopment. Parking and Loading: The project proposes locating both loading and driveway access off the new north-south connection. The garage and loading dock entrances have been moved so the they are roughly mid-block. This should reduce vehicle traffic on the north segment of the proposed north-south connection closer to the adjacent single family dwellings. The applicant is proposing a minimum total of 90 parking spaces. The applicant has requested a modification to provide reduced parking for the proposed affordable residential units and for the American Legion use. Transportation Demand Management (TDM): The applicant has agreed to implement a transportation management plan ( TMP ) to provide a program oriented towards decreasing GP , Z , SP #

15 single occupancy vehicle (SOV) trips to and from the site to help promote car free lifestyles for the residents and to support the proposed parking reduction. Staff supports the proposed TMP program and finds it to be consistent with the County s adopted policies. As proposed by Condition #41, the TMP program will be implemented by the developer and include the major elements summarized below: Designation of a Transportation Coordinator to oversee the TMP program. Contribution of approximately $6,900 per year for thirty (30) years to Arlington County Commuter Services (ACCS) in support of the TMP program. Provide to each new tenant, at first lease up of the building, a membership fee subsidy for a car sharing plan or bike share membership or SmarTrip cards preloaded with a $ Provide an annual fee subsidy for a car sharing plan or bike share membership or SmarTrip cards preloaded with a $65.00, for the up to 90 tenant households who do not rent parking spaces. Display and distribution of transit related information. Unbundle parking from the rent of a unit. Submission of an annual report to the County regarding TDM activities of the site. Support ongoing transportation monitoring at the site. Utilities: There is enough utility service to support the proposed development. The applicant is proposing new watermain and sanitary sewer connections in Washington Boulevard. The applicant is proposing new storm sewer improvement along Washington Boulevard to connect to. Following additional analysis, if approved as part of the Civil Engineering plans, the applicant may switch their storm water connections to an existing storm sewer main located within the YMCA property. However, the American Legion site is not subject to the same stormwater issues as affecting other properties within the Special GLUP Study Plus area. The applicant has agreed to relocate their private storm water management facilities out of the proposed right-of-way dedication for the new north-south connection. By doing this, the right-ofway will be available for possible future utility services to support the broader community. The applicant has agreed to underground aerial utilities along Washington Boulevard and within the site. The applicant will also contribute approximately $73,000 to the County s utility undergrounding fund. DISCUSSION: The applicant proposes: 1. A GLUP amendment from Service Commercial and Semi-Public to Medium Office-Apartment-Hotel (the Request to Advertise was approved in November 2017); 2. A rezoning from C-2 and R-5 to C-O-2.5 with a revision to Line A of Zoning Map 13-1 to encompass the property; and 3. A new site plan (SP #449) for a seven-story 160-unit multifamily building and new American Legion Post with a minimum of 90 underground parking spaces. GP , Z , SP #

16 Adopted Plans and Policies: The following regulations, plans, and guiding documents are applicable to development on this site (in order of most general guidance to the most specific): General Land Use Plan (GLUP); C-O-2.5 Zoning Ordinance Regulations; Affordable Housing Master Plan; and Washington Boulevard & Kirkwood Road Special GLUP Study Plus and Concept Plan. GLUP: The southern half of the American Legion site is designated Service Commercial (Personal and business services. Generally one to four stories, with special provisions within the Columbia Pike Special Revitalization District.). The northern half of the site is designated Semi-Public (Country clubs and semi-public recreational facilities. Churches, private schools and private cemeteries [predominant use on block]). On the GLUP map, there is a note on the site that states: Note 27: This area is subject to further planning guidance as provided in the "Washington Boulevard and Kirkwood Road Special GLUP Study and Concept Plan," ( Special GLUP Study ) adopted by the County Board on 11/18/17. Following a recommendation of the Special GLUP Study, the County Board at its November 2017 public hearing authorized an advertisement to amend the GLUP for this site to Medium Office-Apartment-Hotel. Medium Office-Apartment-Hotel is defined in the GLUP as recommending densities of up to 2.5 Floor Area Ratio (FAR) for commercial, retail, and office uses; up to 115 dwelling units per acre for multifamily residential uses; and up to 180 units per acre for hotel units. A detailed discussion of the recommendations of the Special GLUP Study and Concept Plan is below. Zoning: The applicant proposes to rezone the site to C-O-2.5, which is an appropriate zoning category in concert with the proposed Medium Office-Apartment-Hotel GLUP category. The C-O-2.5 zoning category permits density of up to 2.5 FAR for commercial, retail, and office uses; up to 115 dwelling units per acre for multifamily residential uses; and up to 180 units per acre for hotel units. The Special GLUP Study analyzed the impacts of reclassifying this site in anticipation that density at the C-O-2.5 level would be implemented at the subject site. The proposed site plan also implements the building form and transition to the neighborhood that was contemplated in the Special GLUP Study (discussed in detail below). The proposed building would be compliant with the regulations of the C-O-2.5 zoning district, including height, with the requested additional residential density for on-site committed affordable housing that is permitted by the Zoning Ordinance. The applicant is also requesting, as part of the rezoning, a revision to Line A of Map 13-1 of the Arlington County Zoning Ordinance, to encompass the property to the east, west, and north. Extension of this line will prevent signs over 40 feet above grade from being displayed to the adjacent residential neighborhoods. Affordable Housing Master Plan: The proposed site plan and accompanying proposed affordable housing plan advance the following policy goals of the County s Affordable Housing Master Plan, an element of the Arlington County Comprehensive Plan: GP , Z , SP #

17 AHMP Policy # Description Development of 160 net new Committed Affordable Units (CAFs) obtained through the County s Site Plan process and through financial assistance from the County s Affordable Housing Investment Fund. Development of 160 net new CAFs to the inventory of affordable housing in the Rosslyn-Ballston corridor, an area with less than 50% of a projected 5,000 affordable units needed by & Commitment of affordability for 75 years. Commitment of 8 units affordable to households earning up to 30% AMI and units affordable to households earning up to 50% AMI. Addition of 112 family-sized units to the County s CAF inventory, consisting of 70% 2 and 3-bedroom units. Production of 160 net new CAFs within transit corridors consistent with the & County s adopted land use plans and policies & Provision of 16 permanent supportive housing units Addition of 10 Type A accessible units, thereby helping to maintain a sufficient supply of CAF units accessible for persons with physical disabilities. EarthCraft Gold and ENERGY STAR Multifamily High-Rise certifications with ENERGY STAR Portfolio Manager reporting for 10 years, in furtherance of the County s Community Energy Plan goals and AHMP policy of & encouraging water conservation in affordable housing Washington Boulevard & Kirkwood Road Special GLUP Study Plus and Concept Plan ( Special GLUP Study ): In 2008, the County Board adopted the Policy for Consideration for General Land Use Plan (GLUP) Amendments Unanticipated by Previous Planning Efforts, which calls for a community review process where a requested land use change is either lacking or inconsistent with guidance set forth in an adopted plan. A main goal of this policy is to ensure that unanticipated GLUP amendment requests are thoroughly reviewed to evaluate their appropriateness, prior to and independent of the review of a specifically defined site plan application. Located outside of the Virginia Square Metro Station Area, this site is not materially addressed by the 2002 Virginia Square Sector Plan or any other pertinent planning documents. Therefore, staff undertook a Special GLUP Study to evaluate several simultaneous GLUP amendment requests for this general area. For this study, staff from the Department of Community Planning, Housing and Development (DCPHD), Department of Environmental Service (DES) and Department of Parks and Recreation (DPR), initiated a review process. The Long Range Planning Committee (LRPC), a committee of the Planning Commission, was the primary forum for discussion. The Washington Boulevard and Kirkwood Special GLUP Study Plus was discussed by the LRPC at five (5) GP , Z , SP #

18 public meetings between October 2016 and July These meetings involved staff presentations of their analysis, related materials and corresponding discussion by the members of the LRPC. Several of the LRPC meetings also included opportunities for public comment. Based on staff s analysis of relevant planning documents, adopted policies, and input provided by the LRPC, other stakeholders and the broader community, staff recommended the County Board take three (3) actions to adopt elements resulting from this study and a fourth action related to authorizing advertisement of future public hearings (concurrent with those held for associated site plan and/or rezoning applications) on requested GLUP amendments. On November 18, 2017, the County Board took the following actions, among others: Adopted the Washington Boulevard and Kirkwood Road Special GLUP Study Plus and Concept Plan, and established it as an element of the County s planning and policy guidance for the area; Adopted General Land Use Plan (GLUP) amendments to amend the GLUP Map to add a note (27) to the study area that references the adopted Study Plus and Concept Plan, and to amend the GLUP designation for the Ball Family Burial Grounds from Service Commercial to Semi-Public ; and Authorized advertisement for an amendment to the GLUP Map for the American Legion Site to coincide with a relevant rezoning and site plan application The Special GLUP Study that was adopted by the County Board included three (3) Plan Element Concept Maps and 15 Guiding Principles to help guide consideration of development applications for the Washington/Kirkwood area. The three (3) Plan Element Concept Maps graphically depict recommended Circulation and Public Space, Building Height and Form, and Land Use, to provide guidance for the future development of the study area and are discussed below, with staff analysis of how the subject site plan conforms to the Special GLUP Study s recommendations and furthers the Study s goals. GP , Z , SP #

19 Circulation and Public Space Concept Map: Site Figure 7--Special GLUP Study, pg. 51. Orange arrows are public vehicular connections, dotted arrows are public pedestrian and bicycle connections Circulation and Public Space Concept Map The Circulation and Public Space Concept Map (Figure 7) recommends a new network of public vehicular, bicycle, and pedestrian streets or alleys, and recommends new general locations for new or enlarged public open spaces. Notes on the Circulation Concept Map advise that the map is conceptual only and final locations of all elements will be determined with final site plan approval and that the creation of new streets providing vehicular access may need to be phased over time, and segments located along shared property lines may be achieved one-half at a time, concurrent with respective redevelopment projects. For the American Legion site, the Concept Map recommends a new segment of a public street or alley that permits motor vehicles, pedestrians and bicycles to head north from an existing signalized intersection at Washington Boulevard and then turn to the east at the rear of the American Legion-owned property. The Concept Map also recommends that pedestrians and bicycles, but not motor vehicles, be able to access existing 12 th Road North to the west. The plan also recommends intersection improvements at the existing signalized three-way intersection with Founders Way, to strengthen connections to the public pedestrian walkway through the FDIC site to Fairfax Drive. The Concept Map does not recommend a new public open space in the general location of the American Legion. GP , Z , SP #

20 Staff Analysis: The applicant proposes to construct with this site plan a new north-south public street (recommended to be called North Kansas Street) extending north from Washington Boulevard to the current terminus of 12 th Road North at the north end of the site. This segment of new public street fulfills the recommendation of the Special GLUP Study for intersection improvements as it will tie in to the existing signalized intersection at Founders Way and the public walkway across the FDIC site. The proposed new segment of North Kansas Street is located at the westernmost edge of the property, sharing a property line with the Casual Adventure property to the west, which, should the Casual Adventure site redevelop, would permit shared use of the new street for parking and loading without creating a new curb cut on Washington Boulevard. The Special GLUP Study recommends that the typology of the new public street be either an Alley, Shared Street, or Pedestrian Priority Street. Staff recommends that the lower half of the street (up to the garage entrance) be classified as an Urban Center Local street due to the proposed width (required to accommodate two-way traffic and for Fire Department equipped ladder trucks) and the use for garage and loading access to adjacent properties, and the remainder of the new North Kansas Street as a Shared Street. Although the classification of the southern half of the street is different from what is recommended in the Special GLUP Study, the proposed design of North Kansas Street will visually reinforce the shared-use nature, as recommended by the Special GLUP Study, while providing dedicated space for pedestrians and vehicles. To accomplish this the street will have a driveway apron at Washington Boulevard and the sidewalk will have a flush curb with the street. Street tree planting beds will act as bioretention planters to filter stormwater from the site and the street, furthering the Special GLUP Study s goal for incorporation of green infrastructure. This new public street will support bicycles, pedestrians, and vehicles as envisioned in the Special GLUP Study and Concept Map. The new street is critical to supporting fire access to the site and has been designed with these considerations in mind, providing a minimum of 26-feet of clear area for emergency response vehicles. This new street will be the first new street segment envisioned to support the overall development envisioned in the Special GLUP Study, with additional segments delivered with future site plan projects. Along the northern edge of the site, the project proposes to dedicate right-of-way (approximately 9-feet in width) to support the new east-west connection envisioned in the Special GLUP Study. The new east-west connection is ultimately planned to extend to North Kirkwood Road providing pedestrian, bicycle, and vehicle access. The project will build new streetscape and sidewalk elements between the proposed right-of-way dedication and the building. In total, the proposed right-of-way dedication along with the proposed streetscape and sidewalk make up about half of what may be needed for the new east-west street when the YMCA site is built. During the SPRC process it was demonstrated that the project could support a wide range of possible street configurations when the YMCA site redevelops. Buildout of the east-west street to its full cross-section (minimum two travel lanes) will happen when redevelopment of the YMCA site occurs. Therefore, staff believes that the development as proposed meets the spirit and intent of the Special GLUP Study with regards to site circulation and new public rights of way. GP , Z , SP #

21 Following concerns that were raised by residents of the neighboring single-family community about the impact of the proposed new public street adjacent to the neighborhood, especially headlights coming from the parking garage exit, the developer has agreed to construct a combination of an opaque fence and wall in a two-foot wide planting strip on the westernmost side of the property, against the single-family dwelling property lines. This two-foot wide strip is not currently needed for public right-of-way or emergency access and the developer will convey the area to the County as an outlot, but the developer agrees to maintain the fence and plantings in this strip against the two (2) single-family houses where the outlot will abut. Figure 8--View from northwest corner of building toward 12th Road from the east-west connection, including new sidewalk and street trees. GP , Z , SP #

22 Figure 9--View from Northwest Corner looking east, showing sidewalk and streetscape wrapping around building to eventually connect with YMCA site to the east and north. The Special GLUP Study does not recommend a vehicular connection to 12 th Road North. However, the Fire Marshal requires the ability for fire trucks to exit the site, as there is not enough space for the largest trucks to turn around at the end of North Kansas Street. Therefore, fire trucks and emergency vehicles must be able to exit the site onto the existing 12 th Road GP , Z , SP #

23 street ce North. The project proposes to redesign and reconstruct the existing end of 12 th Road North such that it will support emergency vehicle egress from the new north-south street. To prevent general public vehicles from accessing 12 th Road North, the applicant will install a roll curb with a chain between two bollards, in a configuration that will permit bicycles and pedestrians through only. With the full buildout of the development and street network planned in the Special GLUP Study area, emergency vehicle egress to 12 th Road North will no longer be required. When emergency vehicle egress is no longer required, the terminus of 12 th Road North can be redesigned to better support the community. Figure 10--Courtesy Applicant Building Height and Form Concept Map Site Figure 11--Site as shown on Building Height Concept Map Delimitations of Height Zones are intended to be General The Building Height and Form Concept Map envisions a maximum height of six (6) to seven (7) stories at this site, at a maximum of 70 to 80 feet respectively. The Map also shows required GP , Z , SP #

24 stepbacks above the third (35 feet in height) and fourth (45 feet in height) stories where a building abuts the single-family residential neighborhood to the northwest. The map is intended to be general, and does not prescribe an exact distance and depth for stepbacks or building walls. Any additional density a site plan proposes must be accommodated within the prescribed building heights. Staff Analysis: The proposed building is a maximum of seven (7) stories, and a total height of 82 feet, six inches above average site grade, which exceeds the maximum recommended height of 80 feet. Against the single-family neighborhood to the northwest, the building steps back above the third and fourth stories as recommended on the Concept Map. The building wall steps back 14 feet at the fourth-floor level and steps back an additional 13 feet at the fifth-floor level (see Figures 3 and 4) above. The third-floor height is approximately 40 feet from the immediate ground level at the northwest corner of the building, which exceeds the maximum recommended height of 35 feet. In the middle of the western façade of the building, above the lobby entrance and loading docks, a 52-foot wide and 39-feet deep section of the building is only one (1) story in height against the single-family neighborhood. While the proposed building conforms to the Special GLUP Study s recommended building height in terms of stories, the total height of the building exceeds the recommended maximum height of 80 feet, by two feet, six inches. 4 The excess height is necessary to accommodate the standard required loading dock height, depth and width requirements, as well as to accommodate the necessary clear ceiling height for kitchen venting for the American Legion use. The ground floor floor-to-ceiling height of 17 feet, eight (8) inches is reasonable to accommodate these functions where retail or retail-equivalent uses are envisioned. Although the adopted recommendations of the Special GLUP Study and Concept Plan do not prescribe property line setbacks or building face-to-building face distances, it should be noted that the three-story part of the proposed building is 47 feet from the closest single-family dwelling property line and at the full building height at the fifth through seventh stories, the wall of the building is 74 feet from the common property line with single-family property. Neighboring single-family property owners have expressed concerns about the proposed building height, the stepbacks, and setbacks from the neighboring single-family properties. Land Use Concept Map 4 The proposed building height is under the 16-story Zoning Ordinance height limit for residential buildings in the C-O-2.5 zoning district. GP , Z , SP #

25 Site Figure 12--Land Use Concept Map The Land Use Concept map for the American Legion site recommends residential, office, or hotel uses, and ground floor retail or retail -equivalents facing Washington Boulevard. Retail equivalents may include civic uses, subject to similar urban design and transparency characteristics that are recommended for Gold streets in the Arlington Retail Action Plan. Civic, institutional, or semi-public uses may be considered for any part of the site area, and are especially encouraged to remain as part of redevelopment projects for sites currently home to such uses. The American Legion site was not generally recommended as a location for new public open space, but is adjacent to potential expanded public open space on YMCA-owned property to the east surrounding the Ball Cemetery. Staff Analysis: The applicant proposes a multi-family residential building, with a new American Legion Post on the ground floor of the site fronting on Washington Boulevard. The retention of the American Legion furthers the goal of the Special GLUP Study to retain such civic institutions in the area, and their inclusion in redevelopment proposals for a site. The Special GLUP Study also considers civic uses like the American Legion a retail-equivalent use appropriate for ground floor locations on Washington Boulevard. The exterior design of the American Legion post incorporates retail storefront-style windows, agrees to a minimum external transparency at the street level of 50%, and meets minimum interior clear ceiling height recommendations for viable retail or retail equivalent space. The proposed use and design of the American Legion space furthers the Special GLUP Study s recommendations for retail equivalents to create an active, attractive streetscape that is viable for retail or retail-equivalent uses. The Special GLUP Study does not require public open space on this site. However, the applicant proposes to place the playground, outdoor barbecues, and other outdoor amenities for both the residential tenants and the American Legion on the east side of the property, facing the planned GP , Z , SP #

26 public open space surrounding the Ball Cemetery. These uses, although private, will help activate the planned public open space. Guiding Principles The Special GLUP Study also developed 15 Guiding Principles, which are essentially aspirational goals for the area that should be achieved through future redevelopment and improvement projects. They can equally be understood as a set of guidelines that should inform and influence future projects in the area, to most effectively advance the vision and recommendations of this Study Plus and Concept Plan. Recognizing that future development proposals and other projects will include details that invariably vary from the form and massing models and illustrative plans and exhibits included herein, these Guiding Principles will play an important role in the evaluation of future projects for consistency with the goals and intent of the Study... (pg. 34). The Guiding Principles are: 1. Evolve the area s automobile oriented development pattern into a pedestrian-oriented mixed-use place through high-quality redevelopment that contributes positively to its surroundings. Staff Analysis: The developer s proposed design creates a pedestrian friendly environment by eliminating surface parking and bringing the building line to the back of a new, wider Washington Boulevard sidewalk with street trees and a parking lane buffering pedestrians from Washington Boulevard. Additionally, the proposed redevelopment will implement the beginnings of a new vehicular, pedestrian and bicycle access network that will eventually extend throughout the Washington/Kirkwood Superblock. Furthermore, the proposed new north-south and east-west public rights of way will also include street trees. 2. Locate, design and sculpt new buildings to achieve deliberate and harmonious transitions between potential mid-rise, mixed-use development and adjoining single family residences, and reinforce these transitions through strategies such as building step GP , Z , SP #

27 backs, green buffers, and rights of way. Staff Analysis: The proposed development, as discussed above, has significant height stepbacks on the western side of the property, adjacent to the single-family dwellings. The stepbacks exceed the recommendations of the Special GLUP Study by including a large area where the building is only one-story in height, 47 feet from the property line. The Special GLUP Study considers public rights of way as a buffer to neighboring residential properties, and the applicant has provided a new public street on the western side of the property, which is the location recommended by the Special GLUP Study. The American Legion use (and building entrance) is placed at the Washington Boulevard frontage, away from the single-family residences. Abutting the single-family property lines to the west, the applicant has proposed a two-foot wide planting strip where a fence or wall (or some combination of both) can buffer the adjacent single-family dwellings, and allow some planting in this area. 3. Preserve and reinforce the primarily residential character of the neighborhood and neighborhood streets west and north of the site. Staff Analysis: The proposed development places the American Legion use fronting on Washington Boulevard, has placed the site s recreational amenities on the east side of the property, and has building stepbacks on the western side of the property that exceed the recommendations of the Special GLUP Study. The proposed new street network will not permit motor vehicles, except fire trucks, from accessing existing 12 th Road North. GP , Z , SP #

28 4. Enhance the pedestrian streetscape and experience along Washington Boulevard with ground floor retail and other activating uses, including potential retention of existing neighborhood businesses, amenities, and civic institutions, without exclusively requiring retail in development projects. Staff Analysis: The proposed development retains an existing civic institution, with storefront like design and transparency fronting on Washington Boulevard. 5. Provide the appropriate amount of on-site parking for the density and programs associated with new development projects (consistent with Master Transportation Plan policies), and strongly encourage any structured parking to be below grade. Staff Analysis: Except for the new on-street parking spaces created which will be available for the general public, all proposed parking for the building residents and the American Legion will be provided in a one-level underground garage. For the American Legion use, the applicant is requesting an amount of parking (20 spaces) that is appropriate for the size and general day-to-day uses of the proposed new American Legion post. The amount of parking allocated to the American Legion use, 20 spaces, exceeds what would be required for a retail space (12 parking spaces at the typical retail parking rate of one space for every 580 square feet of gross floor area) of similar size in this location. For the residential use, the applicant is requesting a minimum parking ratio of.43 parking spaces per dwelling unit, or a minimum of 70 total parking spaces for 160 dwelling units. The applicant is therefore requesting a modification from the Zoning Ordinance minimum requirement of parking spaces per unit. Staff believes that the proposed amount of residential parking is appropriate for the use of the property because the building is 100% committed affordable housing and is in an area of multiple modes of alternative transportation, available seven (7) days a week. The proposed development is also within close proximity to shopping for daily needs.. Staff discusses the proposed parking modification in greater depth below under Modification of Use Regulations. The applicant is also proposing 20 parking spaces for the American Legion use, which the applicant has agreed to share with the residential use for additional visitor parking when not needed for the American Legion s use. 6. Balance the creation of new streets and/or alleys to add connectivity and circulation across the block, mitigate against adverse traffic impacts, respect the area s overall topography, and avoid creating excessive asphalt and impermeable surfaces at grade. Staff Analysis: The applicant proposes to construct and dedicate to the County the beginnings of a new network of public pedestrian, vehicular, and bicycle connections at the minimum width necessary to support the development and assist future redevelopment of adjacent properties. Street trees and planting strips with bioretention planters will soften the impact of new streets on the environment and pedestrians. The proposed configurations and locations of the new rights of way are in the locations recommended by the Circulation Concept Map. GP , Z , SP #

29 7. Incorporate attractive and safe pedestrian circulation across the block, preserve existing stands of mature trees, support and complement indoor recreational activities, and provide opportunities to address public open space needs of the surrounding community. Staff Analysis: The applicant is constructing a new, wider sidewalk with street trees and planters on three sides of the new development, abutting Washington Boulevard and the two new public rights of way. While the applicant will not be able to retain mature trees on the property due to the configuration of the development and the requirement for new streets, the developer agrees to the standard conditions for planting replacement trees on site or in the immediate vicinity of the site. There is no requirement on this site for public open space and the developer is not proposing any here. 8. Capitalize on opportunities to achieve a diverse mix of market rate and committed affordable housing units near the Virginia Square and Clarendon areas. Staff Analysis: The proposed development will contain 160 committed affordable dwelling units, which is 100% of the units provided within the project. 9. Support the modernization of important civic and community institution facilities that continue their long-established presence in the area, recognizing that this may include joint-venture redevelopment projects with outside partners. Staff Analysis: The American Legion has been at this location since the 1930s, and the existing Post was constructed in The Post building is not compliant with the Americans With Disabilities Act and is in need of an update to modern standards, with amenities and programs that appeal to the current generation of United States veterans. The American Legion s partnership with APAH to redevelop the site with a new Post with affordable housing will help further the mission of the Legion and the civic activities and veterans assistance programs they sponsor. 10. Preserve, respect and enhance the historic integrity and site conditions of the Ball Family Burial Grounds, while improving public visibility and access to the site. Staff Analysis: The subject site is not located adjacent to the Ball Cemetery. The applicant agrees to abide by the standard site plan condition regarding the discovery of historical resources during construction, and must also comply with state law if human remains are discovered. 11. Design projects that leverage the area s existing topography and organize building height and density to continue a development pattern where density and height transition down towards the low residential neighborhood in a sensible way. Staff Analysis: The applicant meets and exceeds the tapering required by the Special GLUP Study and Height and Building Form Concept Map. However, the building height exceeds the recommended maximum height of 80 feet by two (2) feet, eight (8) inches, GP , Z , SP #

30 but does not exceed the maximum recommended seven (7) stories. The additional height is necessary to provide the proper clear ceiling height for the American Legion use, and in order to accommodate the required ceiling height of the parking and loading. It should be noted that, during the public review process, at the request of the neighboring community, the applicant moved the parking garage entrance from the lowest part of the site to one that is slightly higher in elevation. The existing site does not have significant topographical changes, unlike other sites in the Special GLUP Study area. 12. Explore how vertically mixing residential space above institutional uses can most efficiently use limited available space while providing benefits that come with colocation. Staff Analysis: Similar to principle 9 above, the applicant is making efficient use of limited space by vertically integrating the housing and American Legion use. 13. Take effective measures to manage additional transportation demands generated by future redevelopment that do not excessively burden local residential streets. Staff Analysis: As stated above, the applicant is building the beginnings of a new area wide network of public rights of way for vehicles, pedestrians, and bicycles. By limiting access to 12 th Road north to pedestrians and bicyclists, the applicant s proposed development will encourage motor vehicles to access the site from Washington Boulevard, an arterial street. In addition, as discussed below, the applicant agrees to comply with an enhanced Transportation Demand Management program to mitigate the impact of the requested reduced parking ratio. 14. Encourage consolidation of smaller parcels with redevelopment when doing so would more effectively advance desired urban design principles and provide for better coordinated development in the area. Staff Analysis: The American Legion site is not identified in the Special GLUP Study as one where parcel consolidation should be encouraged. 15. Design all sides of buildings thoughtfully so that they enhance the pedestrian experience while still accommodating parking and loading access points where needed. Staff Analysis: The applicant proposes to provide an activating retail-equivalent use on the ground floor of Washington Boulevard, and through the public review process, has revised the design to minimize blank wall space, add dooryard plantings to the north façade of the building, and maximize windows at the ground level. 12 th Road North West of the Site The segment of 12 th Road North, west of the subject site, is an approximately 22 feet wide paved, one-way street with no sidewalks, that supports single family homes adjacent to the site. GP , Z , SP #

31 The Special GLUP Study did not directly analyze or study this road or the homes along it. Throughout the review of the site plan, residents along this street and their neighbors have raised concerns about how the project could impact 12 th Road North and its operation. These issues generally focus around how narrow the street is today, its lack of sidewalks, public pedestrian and bicycle access from the new north-south street recommended in the Special GLUP Study, increased on-street parking demand and utilization by residents of the project, and the impacts to 12 th Road North associated with it needing to be used to support emergency vehicle egress. Residents also expressed concerns that neither the proposed project or the Special GLUP Study identified or delivers improvements to address concerns. Figure th Road looking east towards dead end at American Legion property courtesy Bing Maps Staff Analysis: This segment of 12 th Road North functions as a Shared Street where pedestrians and vehicles mix in a low speed/low traffic volume environment supporting vehicle traffic, pedestrians, and cyclists. The width of the street contributes to some operational challenges, such as limited on-street parking, no dedicated sidewalk space, and one-way traffic flow. On the other hand its width and its extremely low traffic volumes mitigates many of these issues allowing it to function as a Shared Street. The Special GLUP Study recommends limiting access to 12 th Road North to pedestrians and bicycles only, from any of the new streets built with the plan. The proposed site plan is consistent with these recommendations. However, temporary emergency vehicle egress will be required. Pedestrian and bicycle use of 12 th Road North should increase, but not significantly, with the development of the American Legion site. The new pedestrian and bicycle connection GP , Z , SP #