ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of June 10, 2006 DATE: June 9, 2006 SUBJECTS: A. Z REZONING for Saul Centers, Inc., from C-3 General Commercial Districts to C-O Commercial Office Building, Hotel and Multiple-Family Dwelling Districts; 3010, 3030, 3032, 3040 Clarendon Blvd., 1101 N. Highland St. (RPC # , -003, -004, -005, -006, -007, -008, - 009, -010) B. SP #397 SITE PLAN for Saul Centers, Inc., approx. 244 dwelling units, approx. 220,919 sq ft office, approx. 61,380 sq ft retail, with modifications to use regulations for density, coverage, parking ratio, compact parking, tandem parking, drive aisle width; 3000, 3012, 3014, 3016, 3018, 3020, 3028, Wilson Blvd., 3010, 3017, 3019, 3021, 3030,3032, 3040 Clarendon Blvd., 1101, 1111, 1119, 1135, 1137 N. Highland St. (RPC # , -002, -003, , -003, -004, -005, -006, -007, -008, -009, -010) Applicant: Saul Centers, Inc Wisconsin Avenue, Suite 1500 Bethesda, MD By: Nan E. Walsh, Agent/Attorney Walsh Colucci Lubeley Emrich & Terpak 2200 Clarendon Boulevard, 13th Floor Arlington, VA C.M. RECOMMENDATIONS: A. Adopt the attached resolution approving a rezoning from C-3 General Commercial Districts to C-O Commercial Office Building, Hotel and Multiple-Family Dwelling Districts at 3010, 3030, 3032, 3040 Clarendon Blvd., 1101 N. Highland St. (RPC # , -003, -004, -005, -006, -007, -008, -009, -010) County Manager: County Attorney: Staff: Jill Griffin, Planning Division, DCPHD Robert Gibson, Transportation Division, DES

2 B. Approve the request for site plan approval for SP #397 to permit approximately 244 dwelling units, approximately 220,919 square feet office, approximately 61,380 square feet retail, with modifications to use regulations for density, coverage, parking ratio, compact parking, tandem parking, drive aisle width, and subject to the conditions of the staff report. ISSUES: There are still questions pertaining to the amount of shared parking and the exact condition language necessary to ensure historic preservation. SUMMARY: Saul Centers has submitted a proposal for the redevelopment of property located in the two blocks bounded by Wilson Boulevard, North Highland Street, 11 th Street North and North Garfield Street, in the Clarendon-Courthouse neighborhood within the Clarendon Metro Station area. Clarendon Boulevard runs between the two blocks. The proposal includes a rezoning of one block (the South Block) and a site plan to develop a six-story office building with ground floor retail and the preservation of the Underwood Building including a two-level parking garage (129 parking spaces) on the North Block and a twelve-story residential tower and a nine-story office building, with the preservation of the Old Dominion Building (Leadership Institute) separated by a landscaped second level courtyard with first floor retail and a fourlevel parking garage (471 spaces) on the South Block. The proposed site plan includes a 0.15 FAR bonus on both blocks for the provision of a LEED certified (26-32 points) building, a 0.25 FAR bonus on the North Block for the preservation of the Underwood Building and a bonus equal to 279% of the preserved square footage of the Old Dominion Building. This report presents the project as proposed by the applicant in the context of relevant County plans and other guidance. The Clarendon Sector Plan Policy Directives provide guidance for this particular site and include some specific recommendations. The applicant has designed a project that generally meets the goals of these directives. The proposal has raised several issues including the following: form with respect to height and stepbacks; density with respect to the historic preservation; transportation and parking. These issues have been discussed throughout the review process and have, on whole, been resolved. However, staff continues to try to work with the applicant on the exact language necessary to ensure historic preservation of the Underwood and the Old Dominion Buildings. The project has received the support of the Historical Affairs and Landmark Review Board, the Transportation Commission and the Planning Commission. Staff concludes that based on the merits of the project, its consistency with the Clarendon Sector Plan Policy Directives, and good planning practices, that the County Board should adopt the resolution to approve the rezoning from C-3 to C-O and to approve the site plan request, subject to the conditions of the staff report. BACKGROUND: The applicant is proposing redevelopment of two blocks located in the Clarendon Metro Station Area. Following is a brief description of the proposal. North Block: development of a 6-story office building containing first floor retail; preservation of existing Underwood Building (1939). Z and SP #

3 South Block: rezoning to C-O and the development of a twelve-story residential building containing first floor retail and a nine-story office building containing first floor retail; preservation of the Old Dominion Building (Leadership Institute) (1940). Consideration of additional density for LEED certification and the preservation of the Underwood Building on the North Block and the Old Dominion Building on the South Block. The following provides additional information about the site and location: Site: Two blocks in the Clarendon Metro Station Area: North Block block bounded by Clarendon Boulevard, North Highland Street, Wilson Boulevard and North Garfield Street; South Block block bounded by 11 th Street North, North Highland Street, Clarendon Boulevard and North Garfield Street. To the north: Wilson Boulevard and 3033 Wilson Boulevard ( Clarendon Square ) a by-right, sevenstory building constructed in 1987 (2.9 FAR). The property is designated Medium Density Mixed-Use on the General Land Use Plan (GLUP) and is zoned C-3 General Commercial District. To the west: North Highland Street. The Hartford, a nine-story building office building with 222,742 square feet of gross floor area and a 3.0 FAR, designated Medium Density Mixed-Use on the GLUP and zoned C-R Commercial Redevelopment District. Metro Park the entrance into the Clarendon Metro Station designated as Public on the GLUP and zoned C-3 General Commercial District Clarendon Boulevard (Olmsted Building) a 14-story office building with retail on the first floor (258,130 sf total) constructed in 1987 designated on the GLUP as High Office-Apartment-Hotel and is zoned C-O Commercial Office Building, Hotel and Multiple-Family Dwelling Districts. To the east: To the south: North Garfield Street. There is a 1-story, free-standing bank located at 2930 Wilson Boulevard which is designated Medium Density Mixed-Use on the GLUP and zoned C-3 General Commercial District Wilson Boulevard (McCaffery, Phase III) is a constructed site plan with approximately 40,000 sf of commercial space. Station Square at Clarendon (2900 Clarendon Boulevard) is currently under construction with a 469,579 sf building containing 383,519 sf residential (308 units) with approximately 64,545 sf office and approximately 21,515 sf retail. The property is zoned "C-O" Commercial Office Building, Hotel and Multiple-Family Dwelling Districts and is designated High Office-Apartment-Hotel on the GLUP. The Aegean Taverna, zoned C-3 General Commercial District and located at the southeast corner of the Clarendon Boulevard and North Garfield Street intersection, is not part of a site plan. Several smaller commercial buildings, including the Virginia ABC store, are located across 11 th Street North from the subject property. These smaller buildings are designed Medium Density Mixed-Use on the GLUP and zoned C-3 General Commercial District. Zoning: The North Block and South Block (as described above) are zoned C-3 General Commercial District. Z and SP #

4 Land Use: The General Land Use Plan designates the North Block as Medium Density Mixed-Use (3.0 FAR with special provision for up to an additional 1.0 FAR for residential) and the South Block as High Office-Apartment-Hotel (3.8 FAR office; up to 4.8 FAR apartment; and up to 3.8 FAR hotel). Neighborhood: The site is located in the Clarendon-Courthouse Civic Association and across Wilson Boulevard from the Lyon Village Civic Association. Proposed Rezoning: The applicant proposes to rezone the South Block of the subject site from C-3 to C-O. The tables below compare the by-right development potential with the proposed development for both the North and South Blocks. North Block: 29,378 sf ( acres) Buildable Footprint for Site: Estimated 21,744 sf Density FAR Units/Acre North Block C-3 By-Right C-3 Site Plan Proposed Development Commercial FAR determined through height & setback requirements Assume FAR 88, ,512 sf Office Residential R-6 Zoning District 7.26 units/acre (4 units) 117,512 sf Residential 4.0 FAR Residential/ 88,134 sf Office 3.0 FAR Office N/A 23,047 sf retail (incl. 7,322 sf existing blg) 97,860 sf 1 office 120,907 sf total 4.12 FAR N/A Height Building Height 75 feet 110 feet 75 feet to main roof Floor Height 9 feet N/A N/A Parking Section 33 Approx. 1 space per 300 square feet 1 space/580 sf GFA 2 1 space/unit Permitted Uses As permitted in C-2 As permitted in C-2 Mixed use office, retail & residential development Setback &/or Tapering 40 feet from centerline Placed at back of sidewalk; building above feet from sidewalk stepped back 20 feet parking spaces 1 space/937 sf (incl. existing bldg) Additional parking is accommodated on the South Block Retail & Office Placed at back of sidewalk. 1 The applicant has also proposed a.15 FAR bonus for LEED certification (4,069 sf). The applicant has also proposed a 0.25 FAR bonus for the preservation of the Underwood Building. An additional 21,360 square feet of bonus density has been shifted from the South Block to the North Block. 2 The parking requirement may be reduced by an area equal to the GFA of the building being preserved for as many levels deep as the garage is constructed. 3 For office buildings in the Clarendon Revitalization District which front on Wilson Boulevard, North Highland Street and Clarendon Boulevard. Z and SP #

5 South Block: 67,232 sf (1.545 acres) Buildable Footprint for Site: Estimated 50,492 sf Density FAR Units/Acre South Block C-3 By-Right C-O By-Right C-O Site Plan Proposed Development Commercial FAR determined through height & setback requirements Assume FAR 151, ,969 sf Office Residential R-6 Zoning District 7.26 units/acre (9 units) Commercial 0.6 FAR 40,394 sf Residential R-6 Zoning District 7.26 units/acre (9 units) 4.8 FAR Residential/ 3.8 FAR Commercial/Office 323,150 sf Residential OR 255,827 sf Commercial/Office N/A 38,333 sf Retail 238,901 sf (244 units) Residential 123,059 sf 4 Office (inclusive of the Old Dominion Building) 400,293 sf Total N/A Height Building Height 75 feet 35 feet 180 feet feet Floor Height 9 feet N/A N/A N/A Parking Section 33 Approx. 1 space per 300 square feet Permitted Uses As permitted in C-2 Section 33 Approx. 1 space per 300 square feet As permitted in C-1-O 1 space/530 sf 1 space/unit 0.7 space/hotel room As permitted in C-1-O 471 spaces 1 space/unit (244 spaces) and 1/710 sf (including the existing building) Retail & Residential Setback &/or Tapering 40 feet from centerline 50 feet from centerline Not specific in Zoning Ordinance Placed at back of sidewalk Density Allocation: The following information outlines the applicant s proposed density allocation over the entire site (North & South Blocks). Included is the calculation with the existing zoning and with the policy directives. 4 The applicant has proposed a 260% (of the building) bonus on the South Block for the full building preservation of the Old Dominion Building (Leadership Institute) (100,493 sf). The applicant is also requesting a 0.15 FAR bonus for LEED certification (8,559 sf). Part of this bonus density will be shifted to the North Block. 5 Building height is measured to the penthouse and parapet in C-O and to the main roof in C-3. While the C-O zoning district normally permits a maximum height for multifamily buildings of 180 feet by site plan, the Clarendon Sector Plan Policy Directives indicate a height of 110 feet with additional height to 128 feet as determined by the County Board. Z and SP #

6 Density Summary Proposal with Existing Zoning Ordinance Maximum Allowable Density North Block: 29,378 land SF FAR Land Area Square Feet FAR Base Density Commercial (3.25 FAR) ,378 95,478 Base Density Residential Bonus for Underwood Preservation ,378 7,344 Bonus for LEED ,125 4,069 North Block Total 29, , South Block: Both Saul (54,586 SF) and Old Dominion (12,646 SF): 67,232 SF Base Density Commercial ,461 66,352 Base Density Residential , ,901 Bonus Density Commercial Required (South) 95,036 Bonus Density Commercial Required (Shift to North) 14,016 Bonus Density Residential Required - Total Bonus Required 109,052 Bonus for Old Dominion Preservation 100,493 Preservation Bonus (36.H.8) (as currently proposed) 500% x 10,000 = 50, % x 28,664 = 50,493 Bonus for LEED ,057 8,559 South Block Total 67, , Total Density Allowable for both Blocks 556, Total Project Proposed Density North Block Square feet FAR Base Density Commercial 95, Bonus Density Commercial 11, Transferred Density from South Block 14, Total 120, By building and use: Underwood Retail & Office 7, New Retail 15, New Office 97, Total North Block Site Plan Proposed GFA 120, Section 27.D.2.a(1) of the Zoning Ordinance states: To encourage consolidation of property, for site plans which include an entire block, an additional 0.25 F.A.R. office or retail may be approved and the residential density may be reduced to 0.75 F.A.R. Z and SP #

7 South Block Base Density Commercial 66, Base Density Residential 238, Bonus Density Commercial 109, Transferred Density to North Block (14,016) - Total 400, By building and use: New Retail 38, Office - Old Dominion Building 38, Office - Old Dominion Expansion Office - New Highland Building 83, Subtotal: Commercial 161, Residential (244 units) 238, Total South Block Site Plan Proposed GFA 400, Total Combined Proposed GFA Total Project: 521, Land Area: 96,610 Z and SP #

8 Density Summary Proposal Under Clarendon Sector Policy Directives (February 28, 2006) Maximum Allowable Density North Block: 29,378 land SF FAR Land Area Square Feet FAR Base Density (3.0 FAR) ,378 88,134 Bonus Density Commercial Required (North) 32,773 Bonus Density Commercial Required (Shift to South) 256 Total Bonus Required 33,029 Bonus for Underwood Preservation 500% x 7,322 36,610 Bonus for LEED ,937 4,041 North Block Total 29, , South Block: Both Saul (54,586 SF) and Old Dominion (12,646): 67,232 Base Density Commercial , ,287 Base Density Residential , ,195 Bonus for Old Dominion Preservation 135, % x 10,000 = 50, % x 28,664 = 85,992 Bonus for LEED ,057 8,559 South Block Total 67, , Total Density Allowable for both Blocks 528, Total Project - Proposed Density North Block Square feet FAR Base Density Commercial 88, Bonus Density Commercial 33, Transferred Density to South Block (256) - Total 120, Underwood Retail & Office 7, New Retail 15, New Office 97, North Block Site Plan Proposed GFA 120, The "C-O" Zoning District is not changing and permits commercial density to 3.8 FAR and residential density to 4.8 FAR. The base has been calculated at a 3.8 FAR due to the policy directives. Z and SP #

9 South Block Base Density Commercial 153, Base Density Residential 102, Bonus Density Commercial 7, Transferred Density from North Block Bonus Density Residential Used 136, Total 400, New Retail 38, Office - Old Dominion Building 38, Office - Old Dominion Expansion Office - New Highland Building 83, , Units Residential , South Block Site Plan Proposed GFA 400, Total Combined Proposed GFA Total Project: 521, Land Area: 96,610 Unused Historic Preservation Density North Block South Block Allowable 36,610 Allowable 135,992 Used 28,704 Used 135,992 Remainder 7,906 Remainder 0 Total Unused Density for Historic Preservation 7, Z and SP #

10 Proposed Development: The following table sets forth the preliminary statistical summary for the proposed development: North Block South Block Total Site Area 29,378 sf ( acres) 67,232 sf (1.54 acres) 96,610 sf (2.22 acres) Density 8 Residential Units 0 units 244 units 244 units Residential GFA 0 sf 238,901 sf 238,901 sf Retail GFA 15,725 sf + 7,322 sf 38,333 sf 61,380 sf Underwood Bldg. Office GFA 97,860 sf 84,395 sf + 38,664 sf 220,919 sf Old Dominion Bldg. Total GFA 120,907 sf 400,289 sf 521,200 sf C-O Max. Permitted GFA N/A 322,714 sf 322,714 sf C-3 Max. Permitted GFA 117,512 sf N/A 117,512 sf Total Max. Permitted GFA 440,662 sf Building Height 9 South Block 1 10 South Block 2 Average Site Elevation 265 feet 265 feet 265 feet Main Roof Elevation 340 feet 382 feet 393 feet Main Roof Height from ASE 75 feet 117 feet 128 feet Penthouse Elevation 360 feet 402 feet 413 feet Penthouse Height from ASE 95 feet 137 feet 148 feet Number of Stories 6 stories 9 stories 12 stories C-O Max. Permitted Height N/A 153 feet 180 feet C-3 Permitted Height 110 feet N/A N/A Parking Total Parking Spaces Standard HC Compact Percent Compact 10.85% 16% 14.8% Permitted Compact 15% Tandem Spaces Residential Spaces Residential Parking Ratio 1 per unit 1 per unit Required Ratio (Spaces) 1 per unit (244) 1 per unit (244) Office Spaces Office Parking Ratio over site 1 per 759 sf 1 per 451 sf 1 per 580 sf Required Ratio (Spaces) 1 per 580 sf (169) 1 per 580 sf (147) 1 per 580 sf (316) Retail/Visitor Spaces Retail Parking Ratio 12-1 per 308 sf 1 per 580 sf 8 Please see the above table for site area allocations & densities by use per those allocations. 9 Building height is measured to the penthouse and parapet in C-O and to the main roof in C South Block 1 & 2 is a reference to the two towers. Tower 1 is the office building which wraps around the South Block from North Highland Street to Clarendon Boulevard to North Garfield Street. Tower 2 is the residential building which has its primary frontage on North Garfield Street on the southeast corner of the South Block. 11 The applicant has requested to exclude the existing Old Dominion building from the parking calculation for office space. 12 The first 5,000 square feet of retail space for each main building within 1,000 feet of a metro station are exempt from parking requirements. Therefore, this ratio is calculated after 5,000 square foot retail exemption is subtracted from retail GFA. The applicant has requested to exclude the Underwood building from the retail parking calculations. Further, the applicant has requested to exclude 16,000 sf of retail storage from the parking calculation. Z and SP #

11 North Block South Block Total Required Ratio (Spaces) 1 per 580 sf (19) 1 per 580 sf (21) 1 per 580 sf (40) LEED Score 26 points APPARENT FAR 13 Residential FAR Retail FAR Office FAR Total FAR C-O Permitted FAR N/A 3.8 Commercial 4.8 Residential C-3 Permitted FAR 3.0 Commercial 4.0 Residential N/A Density and Uses: The applicant proposes to construct two buildings, with three distinctive towers, on adjacent blocks in the Clarendon area. The North Block would incorporate an office building (97,860 square feet) with ground floor retail (23,047 square feet) and two levels of below-grade parking. The Underwood Building (fronting North Highland Street) would be preserved as part of the development with its retail proposed to remain (Condition #77). The South Block would consist of a residential tower with 244 units (consisting of ten studios at 460 square feet, 134 one-bedrooms at 667 square feet, 25 one-bedroom + den at 858 square feet and 75 two-bedrooms at 1,026 square feet) and an office tower (83,579 square feet) with ground floor retail (37,480 square feet) and four levels of below-grade parking. The Old Dominion Building (Leadership Institute) would be preserved as part of the development with its retail and office to remain (38,664 square feet) (Condition #78). It should be noted that the Leadership Institute has an existing use permit (U ) to permit a student dormitory generally between the hours of 5 p.m. Friday through 9 a.m. on Mondays. The use permit would not be impacted by the site plan as conditioned (Condition #81) unless the Leadership Institute modifies the existing operations. The applicant has requested bonus density for the full building preservation of both the Underwood Building and the Old Dominion Building. The bonus density is 0.25 FAR of the site area on the North Block for the preservation of the Underwood Building and 279% of the preserved Old Dominion Building. The applicant is also requesting a.15 FAR bonus on both blocks for a LEED certified building. Site and Design: The proposed office building on the North Block would be six stories, stepping down to five stories and stepping down again to the two-story Underwood Building at the western end. To visually continue the taper on the western end, the applicant has proposed a cornice line around the other sides of the building at the fifth story. In addition to the preservation of the Underwood Building, the applicant, after working with the Historic Affairs and Landmark Review Board (HALRB), proposes to preserve three facades along the Wilson Boulevard frontage and one façade along the Clarendon Boulevard frontage. The applicant 13 Typically the FAR is calculated over the site area allocated per each use. Because the applicant has shifted densities and land area allocations between two different zoning districts within the same site plan, the apparent FAR is provided for discussion purposes only. The FAR for the site has been calculated and shown with the first table of proposed density allocation. The total FAR has been calculated over the entire site area. Z and SP #

12 proposes to clad the building with a blonde brick with precast accents and details, aluminum window and door frames, and a granite base to compliment the materials of the Underwood Building. The applicant has proposed a high level of detail in the brick work, which extends to the design of the penthouse. The layout includes the main entrance to the office from Wilson Boulevard and entrances to the retail space on all four sides of the building. Both loading and parking within the North Block would be accessed from North Garfield Street. The two-level underground parking garage would accommodate 129 vehicles for the office building. Additional office parking and the retail/visitor parking would be provided in the South Block. The South Block would consist of two distinct towers an 11-story residential tower and an eight-story office tower, separated by a landscaped second level courtyard, above first floor retail and four levels of below-grade parking. The tower elements have been designed with similar brick to create a connection between the two separate uses. The main entrance to the residential tower of the South Block would be from North Garfield Street centered on the terminus of the newly constructed private street created by the 2900 Clarendon Boulevard project. The applicant has proposed an entry feature for the office tower at the corner of Clarendon Boulevard and North Highland Street with a large plaza and the building wall coming straight down, without a step back, to the back of the sidewalk. The office tower abuts the Old Dominion Building, which is to be preserved, and provides for tapered elements toward the preserved building. The applicant has proposed retail entrances around the perimeter of the building. The applicant has incorporated a horizontal element at the second floor and is proposing a precast material on the first two levels to achieve a more pedestrian-oriented building. As with the building on the North Block, the applicant has proposed a high level of detail in the brick work, architectural features and penthouse. The entrance to the loading would be off of 11 th Street North and the parking garage would be accessed from North Garfield Street. The four-level underground parking garage would include a total of 471 parking spaces. This includes 244 parking spaces for the residential portion of the project (at a 1:1 ratio) and 227 parking spaces for the commercial portion of project including 40 spaces for the North Block office building. The applicant has suggested that the first level of the parking garage, approximately 85 spaces, would be set aside for short-term, high-turnover, public parking. Additionally, the applicant has proposed 62 tandem spaces. As currently designed, each of the parking garages will encroach into the public right-of-way. The garages and electrical vaults extend under the sidewalks. On the South Block the proposed tandem spaces extend out into a parking lane along North Garfield Street. The site plan approval will be conditioned on the applicant obtaining an ordinance of encroachment from the County Board. Affordable Housing: The applicant will provide an affordable housing component consistent with Section 36.H.6 of the Zoning Ordinance, which sets out the options among which site plan developers can choose, for contributions toward affordable housing. Z and SP #

13 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 site consists of the following street frontages: Wilson Boulevard, Clarendon Boulevard, 11 th Street North, North Garfield and North Highland Streets. The Master Transportation Plan Part I classifies both Wilson and Clarendon Boulevards as principal arterial streets. Wilson and Clarendon Boulevards operate as a one-way pair system and provide two travel lanes in the eastbound (Clarendon Boulevard) and westbound (Wilson Boulevard) direction, with on-street parking permitted on both sides of the streets as appropriate. North Garfield Street and 11 th Street North are classified as neighborhood-minor streets and provide a single travel lane in each direction and on-street parking on both sides of the streets where appropriate. North Highland Street is also classified as a neighborhood-minor street and provides two travel lanes in each direction and on-street parking on the east side of the street where appropriate. The intersections of Clarendon Boulevard and North Highland Street, Clarendon Boulevard and North Garfield Street, Wilson Boulevard and North Highland Street, and Wilson Boulevard and North Garfield Street operate under traffic signal control. The other two intersections are controlled by stop signs. Traffic volume data is collected for several locations near the subject site as part of the Department s program. As shown below, the volume of traffic on the streets adjacent to the site have remained relatively steady over the last six years, with the exception of Wilson Boulevard which has fluctuated and does not show a clear trend. Year Wilson Blvd. east of N. Highland St. 12,848 15,472 13,932 16,265 N/A 14,070 N/A North Highland Street north of 10 th St. 3,280 N/A 3,993 3,457 N/A N/A 3,378 Clarendon Blvd. East of Garfield St. 13,029 13,398 13,685 14,199 N/A 13,313 12,843 Data source: Arlington County Department of Public Works N/A Not Available Trip Generation: A Traffic Impact Analysis (TIA) submitted by the applicant, prepared by Wells & Associates, dated February 11, 2003, and updated on September 14, 2005, assessed the impacts of the development on the adjacent street system. The proposed mixed-use development, with 220,919 square feet of office space, 61,380 square feet of retail and 244-units of residential, is estimated to generate 188 new a.m. and 344 new p.m. peak hour vehicle trips upon project completion. The following intersections around the project area currently do not operate at acceptable levels of service (LOS). The eastbound Washington Boulevard approach to the Wilson Boulevard/Clarendon Boulevard/Washington Boulevard/North Irving Street intersection operates at LOS F during the a.m. peak hour. The North Garfield Street approaches at Clarendon Z and SP #

14 and Washington Boulevards operate at LOS E during the a.m., and during the p.m. peak hours operate at a LOS E and F. The proposed development in the area, including this development, will significantly impact the Washington Boulevard/Clarendon Boulevard/Washington Boulevard/North Irving Street intersection. The overall intersection LOS will decrease from a LOS D to LOS E in the a.m. and the p.m. from LOS C to LOS D. The a.m. southbound approach (Garfield Street) to the Washington Boulevard/North Garfield Street intersection will decrease from a LOS E to a LOS F (the p.m. LOS will continue to be a LOS F). Streets and Sidewalks: Wilson Boulevard currently measures 46 feet from face of curb to face of curb adjacent to the site. The existing street section includes two (2) 12.5-foot travel lanes, a 5- foot bike lane, two (2) 8-foot parking lanes, and a 10-foot wide sidewalk on the south side. The proposed development would reduce the width of Wilson Boulevard to 43 feet. This would include one (1) 11-foot travel lane, one (1) 10-foot travel lane, a 6-foot bike lane, a 7-foot parking lane on the south side, an 8-foot parking lane on the north side, and a sidewalk which would range between feet wide with street trees and Carlyle lights. Clarendon Boulevard currently measures 47 feet from face of curb to face of curb adjacent to the site. The existing street section includes two (2) 13-foot travel lanes, a 5-foot bike lane, two (2) 8-foot parking lanes, additionally there is a 23-foot wide sidewalk on the south side, and a 14- foot wide sidewalk on the north side. The proposed development would reduce the width of Clarendon Boulevard to 43 feet. This would include one (1) 11-foot travel lane, one (1) 10-foot travel lane, a 6-foot bike lane, two (2) 8-foot parking lanes. In addition, a 23-foot wide sidewalk with street trees and Carlyle lights would be provided on the south side, and a sidewalk which would range between feet with street trees and Carlyle lights would be provided on the north side. Eleventh Street North currently varies from 47 feet to 38 feet from face of curb to face of curb adjacent to the site. The existing 38-foot street section includes two (2) 11-foot travel lanes, two (2) 8-foot parking lanes, a 9.5-foot sidewalk on the south side, and a 7.5 to 8.5-foot sidewalk on the north side. The proposed development would narrow the 47-foot section of the street to 36 feet, the two (2) travel lanes would be reduced to 10 feet and the two (2) 8-foot parking lanes would remain, the sidewalk on the north side would range between 15 and 20.5 feet wide with street trees and Carlyle lights. The north block of North Highland Street currently measures 46 feet from face of curb to face of curb adjacent to the site. The existing street section includes four (4) 9.75-foot travel lanes, a 7- foot parking lane on the east side, a 14.5-foot wide sidewalk on the west side, and a 10.3-foot wide sidewalk on the east side. The proposed development would reduce the width of the street to 43 feet. This would include four (4) 10-foot travel lanes and a widening of the sidewalk on the east side to 13 feet wide with street trees and Carlyle lights. The south block of North Highland Street currently measures 46 feet from face of curb to face of curb adjacent to the site. The existing street section includes four (4) 9.75-foot travel lanes, a 7- foot parking lane on the east side, and a 10-foot sidewalk on the east side. The proposed development would maintain the existing curb to curb cross section and the sidewalk on the east Z and SP #

15 side would be widened to 17 feet in front of the new building. The sidewalk on the east side of North Highland Street, in front of the Old Dominion Building, would remain. The developer would install Carlyle style lights along the east side of North Highland Street along with street trees. The north block of North Garfield Street currently measures 44 feet wide with two (2) 14-foot travel lanes and two (2) 8-foot parking lanes. The ultimate street cross section for this block of North Garfield Street would be 36 feet. The ultimate street cross section would include two (2) 10-foot lanes and two (2) 8-foot parking lanes. The west side of the street is proposed to widen the sidewalk from its current width of 5.2 feet to 22.7 feet including street trees and Carlyle style lights. Until the property on the east side of North Garfield Street is redeveloped the street cross section will remain at 39 feet. The south block of North Garfield Street currently measures 43 feet wide with two (2) 13.5-foot travel lanes and two (2) 8-foot parking lanes and 14-foot sidewalk on the west side of the street with a 5-foot wide sidewalk on the east side of the street. The project proposes to reduce the street cross section to 36 feet wide with two (2) 10-foot travel lanes and two (2) 8-foot parking lanes. The sidewalk on the west side of the street would vary between 17 and 23 feet with street trees and Carlyle style lights. In addition to these street and sidewalk improvements, curb extensions (parking lane nubs) and crosswalks will be constructed at the majority of existing intersections. Public Transportation: The subject site is located one block east of the Clarendon Metrorail Station, which is served by the Metrorail Orange Line. Several Metrobus routes are available in the area. Metrobus Route 38B provides access between Ballston and Rosslyn and continues into the District of Columbia by way of the Key Bridge. Route 24P travels on Washington Boulevard and links Seven Corners with the Pentagon. Nearby, Route 4B provides service between Seven Corners east along Route 50 and Pershing Drive, north on North Barton Street to Courthouse, and from there to Rosslyn. Bicycle Transportation: The site is conveniently located in Clarendon with access to several bicycle routes and trails. On-street bike lanes have been implemented along Wilson and Clarendon Boulevards east of Clarendon toward Rosslyn. An existing on-street bike route is located on North Highland Street adjacent to the site. The route connects with the Arlington Boulevard Trail to the south and the Key Boulevard Route to the north that connects to the Custis Memorial Parkway Trail (I-66). Transportation Demand Management (TDM) Program: Consistent with site plan development and the County s adopted TDM Policy, staff recommends that the developer implement a TMP to reduce single occupancy vehicle (SOV) trips to and from the site. Staff recommends, and the applicant agrees, that the applicant implement the standard TDM strategies that are briefly summarized below and referenced in Condition #48: Z and SP #

16 Designate a member of the building management team as Property Transportation Coordinator with responsibilities for completing and coordinating TDM Plan obligations. 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. Provide transit subsidies to employees. Provide a contribution to Arlington County s Commuter Services (ACCS) to sustain services in support of TMP activities. Conduct a transportation monitoring study of the site. Utilities: Staff recommends that the project include the addition of approximately 290 feet of a new 8-inch water main in 11 th Street North between North Garfield Street and North Highland Street, connecting to the existing 8-inch water main at each end. With the installation of this new 8-inch water main on 11 th Street, the existing 6-inch water main on 11 th Street North would be abandoned. Staff recommends that, in North Highland Street, approximately 100 feet of a new 8-inch water main should be connected to the existing 12-inch water main in Wilson Boulevard and the existing 8-inch water main in North Highland Street near the intersection of Clarendon Boulevard. In addition, staff recommends that approximately 290 feet of existing 8-inch water main, located adjacent to the northern face of curb along Clarendon Boulevard between North Highland Street and North Garfield Street, should be relocated into the street to avoid conflict with the proposed tree pits. The applicant has agreed to these improvements (Condition #23). Consistent with site plan development and the Utility Undergrounding Plan, staff recommends and the applicant has agreed to contribute to the Utility Underground Fund a one-time contribution of $110,893 ($50,000 x acres) and to remove the existing aerial utility lines located along the site frontages. The applicant will be required and has agreed 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. In addition, the County Board recently adopted policy guidance to be used in finalizing the updated Clarendon Sector Plan. 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 and the two Z and SP #

17 adjacent blocks were slated to maintain the highest density redevelopment potential within the core of the Clarendon Metro Station Area by keeping their High Office-Apartment-Hotel designation. These core blocks are surrounded by the rest of central Clarendon, which 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: The original Clarendon Sector Plan 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 High Office-Apartment-Hotel on the South Block and Medium Density Mixed-Use on the North Block. The Clarendon Sector Plan Addendum further refined the concept plan and indicated a commercial land use on both the subject blocks with retail frontage on North Highland Street, Clarendon Boulevard and Wilson Boulevard and a wide open space area along 11 th Street North. The existing plan, addendum and Retail Action Plan make a number of recommendations pertaining to the subject blocks. The recommendations include, but are not limited to: Mixed use development concept including office, retail and residential. Building heights that taper down from the Metro station toward the residential. Creating a pedestrian walkway along North Highland Street. Façade treatments and step-back along North Highland Street. Pedestrian connectors along 11 th Street North. Appropriate street furniture and lighting. Street-level retail on Clarendon and Wilson Boulevards and North Highland Street. The blocks are designated as entertainment and Main Street retail streets with enhanced pedestrian environments. Clarendon Sector Plan Policy Directives: At its meeting on February 28, 2006, the County Board adopted Clarendon Sector Plan Directives, items 1 through 32 in the staff report, and authorized that the Policy Directives be incorporated into the final sector plan document and these Policy Directives be used as a guide to review site plan projects. The following Policy Directives apply to this site plan indicated as Blocks 27 (North Block) and 30 (South Block). These directives expand, clarify and/or modify several of the elements of the previous sector plans. Building Height: The directives related to height are recommended to encourage variation in building heights, adaptability, and flexibility for multiple uses while retaining appropriate transitions to lower-density residential areas. Specifically, the directives state the following for the subject site: Z and SP #

18 North Block Two-story element on North Highland Street, six stories behind with a maximum height of 76 feet. South Block Five-story element on the corner of North Highland Street and 11 th Street North, seven stories with a maximum of 110 feet. There is a note indicating this site is a potential receiving site for additional height with an asterisk indicating heights up to 128 feet. The additional heights would be permitted, at the County Board s discretion, for limited sites in the Clarendon station area, including the South Block, in return for community benefits including but not limited to building preservation, green building design (LEED), affordable housing, and public open space. Density: The directives retained generally the same densities as those in the existing General Land Use Plan. The only substantive change is to remove the additional 1.0 FAR incentive currently permitted for residential uses in those areas designated Medium Density Mixed Use on the General Land Use Plan. The County Board could consider optional increases in density in return for community benefits such as building preservation, affordable housing, green building design (LEED), and/or public open space. North Block South Block Base density 3.0 FAR with optional increase in density Base density 3.8 FAR with optional increase in density Receiving Sites: The directives identified three categories of receiving sites to permit additional density based on the County Board s determination that an optional increase in density for community benefits may be warranted. These categories include: additional density, additional height, and additional density above existing site plan density levels. North Block South Block Additional density may be achieved. Additional density and height (up to 128 feet) may be achieved. Building Form: The directives specifically address building step backs. These step backs shall be designed in a manner that respond to the historical character and scale of Clarendon, as well as support a quality pedestrian environment. Depending on the design and context of specific projects, step backs may be appropriate in other locations. North Block South Block Stepbacks along Wilson and Clarendon Boulevard. However, alternative designs for stepbacks could be considered due to building preservation. Stepbacks along a portion of North Highland Street and Clarendon Boulevard. However, alternative designs for stepbacks could be considered due to building preservation. Building Preservation: The directives identified specific buildings for either full or partial (frontage or façade) building preservation. North Block South Block Full building preservation of Underwood Building. Building Façade preservation of three retail spaces along Wilson Boulevard and one retail space along Clarendon Boulevard. Full building preservation of Old Dominion Building with the Leadership Institute and Clarendon Grill. Z and SP #

19 Full building preservation has a density incentive 500% for the first 10,000 square feet of the building area to be preserved and 300% for any remaining square footage preserved. Use Mix: To achieve a critical mass of office development around the Clarendon Metro Station, the directives highlights ten areas to be designated as Prime Office Sites. A strong commercial presence is expected on the site, particularly for the frontages facing Central Park and primary streets. The use mix requirements do not apply to any optional increased density above the General Land Use Plan. Additionally, the directives indicate the preferred locations for ground-floor retail. North Block South Block Indicated as a Prime Office Site. Minimum amount of 60% of commercial uses in the base density. Ground floor retail on Wilson and Clarendon Boulevards and North Highland Street. A small amount is indicated to wrap around to North Garfield Street. Indicated as a Prime Office Site. Minimum amount of 60% of commercial uses in the base density. Ground floor retail on Clarendon Boulevard and North Highland Street. A small amount is indicated to wrap around to North Garfield Street and to 11 th Street North. Issues: Through the review process, many concerns and issues have been raised with this site plan. The list is not intended to be all inclusive. Building Form - Height: The applicant has requested additional height on the South Block; an increase from 110 feet to 128 feet. The Clarendon Sector Plan Policy Directives identified three categories of receiving sites to permit additional density based on the County Board s determination that an optional increase in density for community benefits may be warranted. These categories include: additional density, additional height, and additional density above existing site plan density levels. The South Block was identified as such a receiving site and eligible for additional height and density. The project is preserving two buildings which have been identified for full-building preservation. Because of the preservation, and the sustainable design of the project, additional height, to 128 feet, is appropriate. Building Form Step Back: On the South Block, the proposal does not have a step back at the corner of Clarendon Boulevard and North Highland Street as suggested in the Clarendon Sector Plan and Addendum. The Clarendon Sector Plan Policy Directives states, Where part of a block exceeds 60 feet in height, there should be a step back of approximately 20 feet, and the step back should start somewhere above the 2 nd floor and below the 6 th floor, along designated frontages; however, the depth of the step back may be modified on smaller sites. However, the Clarendon Sector Plan Policy Directives has a caveat: For projects that achieve full building preservation, alternative designs could be considered. The applicant contends that, with the preservation of two buildings and the provision of an office building at the corner, such an alternative should be considered. Historic Preservation: The applicant has requested additional FAR for the preservation of the Underwood Building (1939), an example of the streamlined Moderne style in Clarendon, which Z and SP #

20 is within the C-3 zoning district. The Zoning Ordinance states the following for such a provision: Z and SP #

21 Section 27.D. Special Exceptions. 2. In areas designated Medium Density Mixed Use on the general land use plan, by site plan approval, as specified in subsection 36.H., mixed use office, retail and residential development as permitted in C-R may vary from the requirements of subsection 27.B. above and subsection 27.E. below, subject to the following regulations: *** Section 27.D.2.a.(2) When a development preserves a building or building façade designated as a contributing building eligible for preservation in an adopted Revitalization District, the office density may be increased by 0.25 FAR when the preservation complies with the following standards: (a) The preservation retains a minimum twenty-foot depth behind the existing building or building façade. (b) The preservation retains the facades of all buildings identified as contributing buildings and eligible for preservation in the Clarendon Sector Plan which are included in the site within a single block frontage; and (c) The preservation retains and rehabilitates in a manner which complies with the standards set forth in subsection f.(7) below; at a minimum, all facades fronting on existing public rights-of-way. *** Section 27.D.2.f.(7) When a development preserves an existing building, the new development shall be compatible with the existing building in terms of material color and texture, size and orientation of doors and windows, and cornice lines. The applicant has met with the HALRB to discuss the preservation issues and design in detail. The HALRB worked extensively with the applicant on the North Block to achieve a building that not only preserves the Underwood Building but compliments and is sympathetic to the design of the preserved building. The HALRB has recommended that the applicant be awarded the 0.25 FAR bonus for office within the North Block for the preservation effort with an historic easement recorded over the Underwood Building. Staff and the applicant continue to try to work out the exact condition language necessary to ensure historic preservation. Two options are shown in Condition #77; the second of which is preferred by staff. The applicant has also requested bonus density for historic preservation for the preservation of the Old Dominion Building which is within the C-O zoning. This provision is further discussed in the Modification of Use Regulations section below. Transportation: The final width of the street cross sections have not been finalized as part of the Clarendon Sector Plan update. However, the Clarendon Sector Plan-Draft 2, October 2005 does provide guidance and current staff proposals for the cross sections. The applicant has provided for cross sections which reflect the alignments as suggested in the Clarendon Sector Plan-Draft 2, October The applicant recognizes that the discussion has not been finalized and has stated that they will place the curb where specified by the County. The applicant has indicated, on its plans, outdoor seating in café zones adjacent to the back of curb (similar to what has been done in Crystal City and approved in Shirlington). At this time, the Clarendon Sector Plan-Draft 2, October 2005 indicates that outdoor seating should be placed adjacent to the building. Placement of the outdoor seating in either location would provide more Z and SP #