Nan E. Terpak, Agent 2200 Clarendon Boulevard, 13th Floor Arlington, Virginia 22201

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1 July 10, 2002 TO: FROM: APPLICANT: BY: SUBJECT: The County Board of Arlington, Virginia Ron Carlee, County Manager McCaffrey Interests, Inc. Nan E. Terpak, Agent 2200 Clarendon Boulevard, 13th Floor Arlington, Virginia SP #362 Site Plan: Request of McCaffery Interests, Inc., by Nan Terpak, Atty/Agent, approx. 50,000 sq. ft. commercial g.f.a., modification of use regulations for coverage, parking, outdoor seating, and a comprehensive sign plan; 2900 Wilson Blvd. (RPC# , -006, -007) RECOMMENDATION: Approve, subject to the conditions of the staff report and to future approval of a vacation of a portion of Clarendon Boulevard. However, if the applicant does not agree to these conditions, then staff recommends that approval of the subject site plan be denied or deferred for consideration at the September 14, 2002 County Board meeting and the September 4, 2002 Planning Commission meeting. ISSUE: SITE: ZONING: LAND USE: NEIGHBORHOOD: The proposed site plan does not include on-site parking. The eastern portion of the block bounded by Fillmore Street, Wilson Boulevard, Garfield Street and Clarendon Boulevard. C-3 General Commercial The site is designated as "Medium-Density" Mixed-Use and is part of the "Clarendon Revitalization District". Clarendon-Courthouse Civic Association. STAFF: Thomas Miller, DCPHD, Planning Division David Robinson, DPW, Planning Reviewed by the County Attorney's Office: County Board Meeting - July 20, 2002

2 SP # SUMMARY: This "C-3" zoned site plan request has been under review since the fall of 2001 and has been substantially revised from a seven-story residential building with ground floor retail and two levels of underground parking to a two-story retail structure without on-site parking. There have been numerous meetings with the Site Plan Review Subcommittee and the community on the proposed redevelopment of this site. The current proposal is generally consistent with the "C-3" zoning and the adopted plans and policies for the Clarendon area. However, the applicant has requested approval without on-site parking associated with the 39,620 square feet of retail space. Parking would be provided in the as yet, unbuilt Phase II of the Market Common project (SP #339) located across North Fillmore Street. The approved Phase II project would include a public parking garage that contains 72 parking spaces not allocated to uses for that particular site plan. Staff supports the proposed site plan without on-site parking given the size of the project, its use, proximity to metro and residential development either under construction or planned, and the parking supply in Phase I and II of the Market Common project, and in the 3033 Wilson Boulevard garage. Staff is also recommending site plan Condition #50 which would link the proposed retail development to parking in the Phase II portion of the Market Common project (SP #339). The retail structure, with active storefronts on three streets, provides a good transition between the center of Clarendon and the Market Common project. For these reasons, staff recommends the County Board approve the site plan request subject to the conditions of this report. The applicant has agreed to Condition #50. BACKGROUND This site plan request was originally filed eleven months ago along with a proposed site plan for Phase II of the Market Common project. The County Board on February 9, 2002 approved a site plan amendment for Phase II of the Market Common project that includes 22,753 square feet of additional retail space and parking structure on the north side of Clarendon Boulevard on the site formerly occupied by the Blockbuster Video. The 21,887 square foot site for this proposal is occupied by a former used car lot and has also recently been the site of the open-air antique and collectibles market (Use Permit Number U ). At other times, the site contains parking for tenants of the Education Center. The Virginia Commerce Bank occupies the rest of the block and is not part of the subject site plan.

3 SP # The County Board has deferred consideration of the 2900 Wilson Boulevard site plan three times. The original site plan was for a 7-story residential building with ground floor retail. Given the size of the site, the originally proposed project's density exceeded the "C-3" zoning requirement. The applicant then attempted to consolidate the entire block in order to achieve the full density allowed by "C-3" zoning. However, the applicant was unable to reach an agreement with the Virginia Commerce Bank to consolidate the block. A substantially revised site plan has therefore been submitted. The current proposal is for a two-story retail building. No parking would be provided on the site. The applicant proposes that parking to support the proposed retail development be located in the parking structure approved with the Phase II portion (SP #339) of the Market Common Development on the eastside of Fillmore Street. This Phase II parking structure included 72 parking spaces that are not associated with the proposed retail uses in Phase II and the Education Center. The proposed two-story retail building would provide space for up to nine retail tenants, with two of those tenants potentially occupying the second floor space. Tenant spaces would vary in size from 575 square feet to 16,030 square feet. One loading and trash berth would be provided and accessed from Clarendon Boulevard. The building's first floor would be constructed of brick piers with a stone base, painted aluminum storefronts including sconce lighting, and metal and glass canopies. A synthetic stucco material with metal coping would be used above the first floor. As part of the site plan approval request, the applicant is requesting permission to use the sidewalks for an outdoor café and for approval of a comprehensive sign plan for the retail tenants. The proposed sidewalks and streetscape are consistent with the Clarendon Revitalization District plan which call for 16-foot wide sidewalks on Clarendon and Wilson Boulevards and 12-foot wide sidewalk on Fillmore Street. A related vacation request is addressed in a companion staff report. The following table provides a statistical summary of the project with a comparison to the C-3 by-right and special exception requirements. Site Area Vacated site area along Clarendon Blvd. Total Site Area Density Proposed Retail C-3 permitted GFA by site plan & site area C-3 by-right GFA allowed 21,887 s.f. (.50 acres) 650 s.f. (.015 acres) 22,537 s.f. (.52 acres) 39,620 s.f. (1.75 FAR) 43,774 s.f. (2.00 FAR) Commercial: unlimited (with height, setback and parking requirements met) Residential: 36 du/acre

4 SP # Building Height Average Site Elevation Main Roof Elevation Number of stories Proposed Height C-3 Permitted Height 259 feet 292 feet 2 stories 33 feet 75 feet (7 stories) Parking 0 spaces Retail Parking Required w/density proposed 60 spaces 1 "C-3" by-right parking required 154 spaces 2 Coverage Site Coverage w/sidewalks excluded 68.63% "C-3" requirement (may be modified by site plan) 80% TRANSPORTATION The site is located in the Clarendon Metro Station area and borders North Fillmore Street between Clarendon and Wilson Boulevard. The Master Transportation Plan classifies Wilson and Clarendon Boulevards as principal arterial streets. Wilson and Clarendon Boulevards operate as a one-way pair system and provide two travel lanes eastbound (Clarendon Boulevard) and westbound (Wilson Boulevard) with on-street parking permitted on both sides of each street as appropriate. North Fillmore Street is classified by the Master Transportation Plan as a minor arterial and provides two travel lanes and on-street parking in both directions. The two intersections adjacent to the site Fillmore and Fillmore) operate under traffic signal control. Traffic volume data are collected for several locations near the subject site as part of the Department s annual 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. Year Wilson Blvd. east of N. Highland St. 13,608 16,368 12,848 15,472 13,932 16,265 Wilson Blvd. east of N. Danville St. 13,195 13,573 13,374 13,727 N/A N/A Clarendon Blvd. east of Garfield St. 12,651 13,980 13,029 13,398 13,685 14,199 Clarendon Blvd. east of N. Danville St. 13,587 N/A 13,178 13,997 14,790 N/A Fillmore St. north of Clarendon Blvd. 2,156 2,579 2,813 2,641 2,685 N/A Data source: Arlington County Department of Public Works N/A Not Available 1 The required parking would be 1 space per 580 s.f. of retail gfa minus 5,000 s.f. for metro proximity 33.C.3.a.2. 2 Sec. 33.C.4.c. of the Zoning Ordinance requires 1/250 s.f. per first floor area and 1/300 s.f. for 2 nd floor area.

5 SP # A Traffic Impact Analysis (TIA) was prepared for the applicant by a transportation consultant to evaluate the impacts of the site development on the adjacent street network. The proposed retail development is estimated to generate approximately 13 AM and 11 PM peak hour weekday vehicle trips and 84 Saturday peak hour vehicle trips. The intersections in the study area currently operate at an acceptable level of service with the exception of the intersection of North Garfield Street with Clarendon Boulevard which operates under stop-sign control. The consultant forecast the intersection to provide a satisfactory level of service operating under traffic signal control. Off-street parking for the retail development is proposed to be located in the Phase II parking garage located opposite to the site across North Fillmore Street. Access to the Clarendon Market Common (Phase II) parking garage is provided from North Fillmore Street, approximately mid-block between Clarendon and Wilson Boulevard. The developer has relocated the retail loading space from Wilson to Clarendon Boulevard, approximately 100 feet west of the North Fillmore Street. Off-street access to the loading space is limited to single-unit trucks, less than 40 feet in length. Tractor trailer combination rigs that are often used for servicing restaurants, are too long in length (65 feet) and will need to park on-street for deliveries. Similarly, depending on the type of contract refuse service, refuse service may occur outside the building because of low first floor ceiling heights that preclude front end, overhead refuse containers. Staff does not object to locating the loading space off of Clarendon Boulevard. The small scale and nature of the proposed retail development would have a negligible affect on the adjacent street network. The applicant s proposed streetscape sections are consistent with the adopted Clarendon Sector Plan Addendum A streetscape standards for the area. The applicant proposes to construct a 16-foot wide sidewalk with street trees located adjacent to the curb along the Wilson and Clarendon Boulevard frontages of the site and a 12-foot wide sidewalk with street trees located adjacent to the curb along the North Fillmore Street frontage. To enhance pedestrian safety staff recommends that the developer construct curb extensions (parking lane nubs) adjacent to the site at the intersections of Wilson and Clarendon Boulevard with North Fillmore Street, construct two brick paver crosswalks across Wilson boulevard (west of North Fillmore Street) and across North Fillmore Street (south of Wilson Boulevard) and install pedestrian countdown signals at the adjacent intersections. The applicant has not agreed to provide these amenities. The existing street widths for North Fillmore, Clarendon and Wilson Boulevard are proposed to remain in their present alignment and location. The applicant is requesting a site plan amendment to the Clarendon Market Common (Phase II) site plan to not, as the applicant previously agreed, narrow Clarendon Boulevard from 47 feet to 45 feet to provide a 16-foot-wide sidewalk along the north side of Clarendon Boulevard between North Fillmore and Edgewood Street. If the site plan amendment is denied a similar

6 SP # narrowing could be achieved along the subject site frontage. This would result in an 18-foot-wide sidewalk along Clarendon Boulevard. North Fillmore Street between Wilson and Clarendon Boulevard is constructed to a 56- foot width between face of curbs and currently provides two travel lanes in each direction. Staff recommends that North Fillmore Street be narrowed by six feet to a 49-foot cross section, providing two southbound and one northbound travel lanes and on-street parking along both curbs. The narrowing would occur along the east side of North Fillmore Street, providing a wider sidewalk adjacent to the Whitlows Restaurant and the Clarendon Market Common (Phase II) frontages and an improved alignment for the through traffic approach on Fillmore Street south of Clarendon Boulevard. To achieve the narrowing, staff recommends that the developer construct a 14-foot wide streetscape section along the east side of North Fillmore Street between Wilson and Clarendon Boulevard in conjunction with the Clarendon Market Common (Phase II) development to provide a 49-foot-wide cross section. Public Transportation: The subject site is located approximately two blocks east of the Clarendon Metrorail Station, which is served by the Metrorail Orange Line. Several Metrobus routes are available in the area. Metrobus Route 38C provides access between Ballston and Rosslyn and continues into the District of Columbia by way of Key Bridge. Route 24A 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. UTILITIES Adequate water and sanitary sewer system capacity are available to serve the proposed development. Staff does not support the applicant s proposed location for a water meter vault along the Clarendon Boulevard frontage of the site because of conflicts with an existing sanitary sewer main. Due to the age of the existing six-inch water main in North Fillmore Street, staff recommends that the developer construct a new eight-inch water main in North Fillmore Street to serve the development and provide adequate water pressure for fire safety. Consistent with site plan development and the Draft Utility Undergrounding Plan, staff recommends and the developer agrees that the applicant contribute to the Utility Underground Fund at a rate of $0.31 per square-foot, which amounts to a total utility underground fund contribution of $12,282 and relocate the existing aerial utilities located along the site periphery to underground facilities. STAFF ANALYSIS AND DISCUSSION The proposed two-story retail building is a substantial redesign of the original proposed residential/retail site plan. The proposal is below the allowable density and building height for special exception development in "C-3" zoning. The proposed site plan is consistent with the adopted plans and policies for the area. The proposed retail development will activate all three street frontages of the project and will provide a

7 SP # good transition between central Clarendon and the Market Common Phase I and Phase II developments in east Clarendon. The site plan will provide streetscape improvements consistent with the adopted plans for the area. The proposal is a preferred redevelopment rather than by-right development that would not have the active street frontages and would include surface parking, numerous curb cuts, inconsistent streetscape, and no public review process. In addition, the scale of the proposed development is consistent with the retail storefronts on the north side of Wilson Boulevard and would be similar to the recently approved Phase II portion of the Market Common. The applicant's request to not provide on-site parking with the proposed retail development is discussed below. This modification of use regulations request is the most significant issue of the proposed site plan. Adopted Plans and Policies The Clarendon Sector Plan was adopted in The site is part of Central Clarendon and is designated "Medium Density Mixed Use" on the GLUP. This designation was created during the Clarendon Sector Planning process. Generally, it can be defined as medium density, which allows mixed retail, office, and residential uses, and which tapers heights and densities up from nearby established residential neighborhoods. In 1990, the Clarendon Revitalization District was created. It identifies the urban design concepts of the Clarendon Sector Plan Addendum to be implemented in central Clarendon with redevelopment. Also, the "C-3" zoning district was modified to permit site plan development that is more consistent with the redevelopment goals and guidelines adopted for Clarendon. The property has been primarily an automobile related use. A proposal for a McDonalds restaurant with a drive-thru window was denied in The site is currently used for parking and the limited open-air market. Issues: The applicant is requesting to use the parking associated with the Phase II Market Common development (SP #339) located on the east side of Fillmore Street to serve the proposed retail project. No parking would be provided on the site. Staff supports this arrangement for the following reasons. There is excess public parking associated with the Market Common Phase II parking garage (approximately 72 parking spaces). There is also public parking available at the Market Common Phase I parking structure and after 6 p.m. at 3033 Wilson Boulevard DHS office building garage (see attached Table). There would be only one curb cut for the project to serve the loading dock therefore improving the pedestrian and retail environment around the site. The amount of proposed retail space can be sufficiently serviced by the Phase II parking garage. The project is located less than 1,000 feet from the Clarendon Metro station entrance. Therefore, some of the retailers, for example a restaurant with less than 200 seats, would not be required to provide parking. There are approximately 2,000 residential units that have either been recently completed, are under construction or are currently under review within a short walking distance of the proposed retail building. Staff supports the modification of use on this particular site plan given the density

8 SP # proposed, the retail use, the proximity to the Clarendon Metro station and residential uses, and the amount of public parking provided in the Phase I and II portions of the Market Common project. The applicant, who has successfully developed various large-scale mixed-use retail projects, is confident with the proposed parking arrangement. As the applicant is clearly aware, retailers are very dependent upon the amount and convenience of parking. A difficult parking experience often results in customers not returning. Staff is recommending Condition #50 that requires the parking garage associated with Phase II (SP #339) to be completed and available for use prior to any certificate of occupancy being issued for the retail tenants of 2900 Wilson Boulevard. Also, a condition of the Phase II approval SP #339 (Condition #48) requires that the parking in the phase II garage be public parking. Parking Supply (SP #339 Market Common Phases I & II) Provided Parking Required Parking* Fresh Fields (on site & in Phase I) 172 spaces 58 spaces Market Common Phase I (234,571 s.f.) 445 spaces 395 spaces Education Center Tenants (118,273 s.f.) 331 spaces 203 spaces Apartments Phase I (300 apts) 325 spaces 300 spaces EYA Town Houses (87 th units) 196 spaces 191 spaces Market Common Phase II (22,753 s.f.) 103 spaces 31 spaces Total Parking 1,572 spaces 1,178 spaces Excess Parking Spaces 394 spaces *Required parking 1 space/580 square feet of g.f.a. commercial and retail uses. 1 space per unit for residential apartments and 2.2 space per town house unit. Outdoor café & Comprehensive Sign Plan The applicant is also proposing that outdoor cafes be permitted in the public right of way or within public easement areas. Staff supports the placement of outdoor cafes along the public right-of-way subject to compliance with the Zoning Ordinance provisions, with a maximum seating area, with a minimum clearance area established for pedestrian movements along the sidewalk. The outdoor cafes would be subject to administrative approval by the Zoning Administrator. Condition #42 outlines the permission for outdoor cafes. The applicant proposes a comprehensive sign plan for the project. The sign area proposed for the project is 700 square feet, which is consistent with the Sign Guidelines for Site Plan buildings. Maximum allowable sign area is computed on the basis of one (1) square foot sign area for each one (1) linear foot of building wall width as measured along the public right-of-way. The proposed project has over 700 feet of linear retail

9 SP # store frontage on Clarendon Boulevard, Fillmore Street and Wilson Boulevard on two floors. Condition #34 outlines the requirements of the comprehensive sign plan. Community Process: This proposal was before the Site Plan Review Subcommittee on June 11, Overall, the project was generally supported with some questions about parking and the design of the two-story building. Renderings provided showed canopies and awnings that the applicant has indicated would be options that the tenant either might or might not provide. In addition, the building's west façade was discussed. The west façade contains no windows or building articulation. Staff is recommending that the applicant either add landscaping along the foundation or provide some articulation or design on the building's blank façade (Condition #51). Planning Commission Recommendation The Planning Commission heard this item at their July 8, 2002 meeting. The Commission voted unanimously 12-0 to recommend that the County Board approve this project subject to the conditions of the staff report and with a change to Condition #46 that the developer agree to have no less than three (3) retail tenants in the project. Staff agreed to this change to Condition #46. The applicant also agreed to this condition. The Planning Commission also, as the second part of a two part motion on the proposed site plan, voted to recommend that the County Board, in considering amendments to Phase II (SP #339), make clear, one way or another, that at least 60 parking spaces in the Phase II garage be allocated to support the retail uses in SP #362. CONCLUSION The proposed site plan for a two-story retail building would be an attractive addition to Clarendon. The site plan proposal is generally consistent with the "C-3" zoning standards, with the exception of parking. The plan also meets the guidance provided by the adopted plans and policies for the Clarendon area. The project would provide for good transitions from the Market Common project to the center of Clarendon. The project further reinforces the goal of Clarendon as an urban village with pedestrian friendly sidewalks and active retail storefronts. The request not to provide parking on the site is supported by staff, but only if the applicant provides assurance that parking will be available for the project at the Phase II project. The project's size and retail use, its proximity to metro and either residential units planned or under construction nearby, and the availability of parking off-site are sufficient reasons to support not having on-site parking. Therefore, for these reasons, staff recommend the County Board approve the site plan request subject to the following conditions.

10 SP # The following Conditions of site plan approval apply to the SP #362 only. Conditions (#1 through #8) are valid for the life of the site plan and must be met by the developer before issuance of the Clearing, Grading and Demolition Permit. 1. The developer (as used in these conditions, the term developer shall mean the owner, the applicant and all successors and assigns) agrees to comply with the standard conditions set forth in Administrative Regulation 4.1 and the plans dated June 3, 2002 and the colored renderings dated June 10, 2002, and reviewed and approved by the County Board and made a part of the public record on July 20, 2002, including all renderings, drawings, and presentation boards presented during public hearings, together with any modifications proposed by the developer and accepted by the County Board or vice versa. This site plan approval expires three (3) years after the date of County Board approval if a building permit has not been issued for the first building to be constructed pursuant to the approved plan. Extension of this approval shall be at the sole discretion of the County Board. The owner agrees that this discretion shall include a review of this site plan and its conditions for their compliance with then-current County policies for land use, zoning and special exception uses. Extension of the site plan is subject to, among other things, inclusion of amended or additional site plan conditions necessary to bring the plan into compliance with then-current County policies and standards together with any modifications proposed by the owner and accepted by the County Board or vice versa. 2. Not Applicable. 3. The developer agrees to produce a photographic record of development, starting with a record of the site as it appears before demolition is begun, including photographic records during construction, and ending with a photographic record of the development as it appears after completion of construction. These photographs shall comply with the following specifications: All photographic records shall be taken using black and white film. Submission of a photo contact sheet and 8" x 10" prints shall be the minimum acceptable standard. Color photographs on compact disc must be submitted in addition to black and white photographs and the photo contact sheet at the end of the project prior to the issuance of the Master Certificate of Occupancy. The photographic record shall include the following: Before Clearing, Grading and Demolition of the site (shall be submitted before issuance of the Clearing, Grading and Demolition Permit) - Views of north,

11 SP # south, east and west facades, as location permits, of buildings to be demolished, as well as at least one photo of the site before any clearing or grading including the existing physical relationship with adjacent buildings and streets. Site Clearance (shall be submitted before issuance of the Footing to Grade Permit) - Views of cleared site facing north, south, east and west, as location permits, with adjacent buildings and streets included. Construction Phase (shall be submitted before issuance of the Shell and Core Certificate of Occupancy Permit) - At a minimum, views of the site: during excavation, upon completion of the first floor above grade, at topping out, and during the exterior-cladding phase. Site Completion (shall be submitted before issuance of the Master Certificate of Occupancy) - North, south, east and west facades of completed building or buildings, as well as at least one view of completed project in context of adjacent buildings and streets. The photographic record of the site as it appears before demolition shall be delivered to the Zoning Administrator prior to the issuance of a clearing, grading or demolition permit. The remaining records, including the completed compact disc with the entire photographic history, shall be delivered to the Zoning Administrator, before the issuance of a Master Certificate of Occupancy, for placement in the County archives. If the "Fast Track" Permit Process (as defined in the brochure "The Fast Track Permit Process" published by Arlington County, May 1990, and available from the Arlington County Inspection Services Division) is selected by the developer, the Site Clearance and Construction Phase photographs shall be submitted before the issuance of the Footing to Grade Structure Permit, or the first Building Permit, whichever comes first. The Construction Phase photographs, showing any construction to grade, shall be submitted before the Final Building Permit. The Construction Phase photographs showing all construction above grade and the Site Completion Photographs and completed compact disc showing the entire photographic history of the site shall be submitted before issuance of the Master Certificate of Occupancy. 4. In addition to funding and constructing the utility undergrounding work along all street frontages of the site, the applicant agrees to contribute to the County's Utility Underground Fund at the rate of $0.31 per square foot of retail GFA (39,620). The total contribution will be $12,282, and will be paid in full before the issuance of the clearing, grading and demolition permit. These funds may,

12 SP # but need not be used by the County for the purpose of providing the undergrounding of utilities along the properties which are not redeveloping in this undergrounding district. The contribution, if not obligated by the County to pay for utility undergrounding projects within 10 years from the date of payment, will be refunded without any accrued interest to the owners of record of the property at the time of any refund. 5. The developer agrees to develop a plan for temporary pedestrian and vehicular circulation during construction that will maintain pedestrian access along Fillmore Street and Clarendon Boulevard during construction. This plan shall identify temporary sidewalks, fencing around the site, construction vehicle routes, and any other feature necessary to ensure safe pedestrian and vehicular travel around the site during construction. The developer agrees to submit to, and obtain approval from, the Department of Public Works, this plan that shall meet these standards, before the issuance of the Clearing, Grading and Demolition Permit. The developer agrees to provide a copy of the plan to the Clarendon- Courthouse Civic Association, the Lyon Village Citizens Association and the Lyon Park Citizens Association. 6. The developer agrees to comply with all federal, state and local laws and regulations not modified by the County Board's action on this plan and shall obtain all necessary permits. 7. The developer agrees to file three copies of a site plan and the tabular information form, which complies with the final approval of the County Board and with Administrative Regulation 4.1, with the Zoning Administrator, within 90 days of the County Board approval and before the issuance of the Clearing, Grading and Demolition Permit. 8. The developer agrees to comply with the following before issuance of the Clearing, Grading and Demolition Permit and to remain in compliance with this condition until the Master Certificate of Occupancy is issued. a. The developer agrees to identify a person, and any designees, who will serve as liaison to the community, throughout the duration of construction. This individual, or his or her designee, shall be on the construction site throughout the hours of construction, including during construction on weekends, and shall be available by telephone after hours of construction. The name and telephone number of this individual shall be provided in writing to residents, property managers and business owners whose property abuts the site, to the Presidents of the Clarendon-Courthouse Civic Association, and the Lyon Village Citizens Association; to the Executive Committee of the Clarendon Alliance; and to the Zoning Administrator, and shall be posted at the entrance of the project.

13 SP # b. Before commencing any clearing or grading of the site, the developer shall hold a meeting with those whose property abuts the project, including the Presidents of the Clarendon-Courthouse Civic Association, the Lyon Village Citizens Association, and the Lyon Park Citizens Association, to review the construction hauling route, location of construction worker parking, plan for temporary pedestrian and vehicular circulation, and hours and overall schedule for construction. The Zoning Administrator is to be notified of the date of the meeting before the permit is issued. The developer agrees to provide documentation to the Zoning Administrator of the date, location and attendance of the meeting before a Clearing, Grading and Demolition Permit is issued. Copies of plans or maps showing the construction hauling route, construction worker parking and temporary pedestrian and vehicular circulation shall be posted in the construction trailer and given in writing to each subcontractor and construction vehicle operator before they commence work on the project. The construction vehicle and hauling route plan shall not include any routing on streets that are primarily residential including the streets bounded by Lee Highway, North Veitch, Wilson Boulevard, and North Kirkwood Street, not including those streets; and the streets bounded by Clarendon Boulevard, Courthouse Road, Arlington Boulevard, Washington Boulevard, and North Fillmore Street, not including those streets. If an exception is required to the construction routing plan due to unforeseen circumstances, the developer shall seek an administrative approval from the Zoning Administrator and shall copy the Presidents of the Clarendon-Courthouse Civic Association, Lyon Village Citizens Association, and Lyon Park Citizens Association. c. Throughout construction of the project, the developer agrees to advise abutting property owners, the Clarendon-Courthouse Civic Association, and the Lyon Village Citizens Association, in writing, of the general timing of utility work in abutting streets or on-site that may affect their services or access to their property. d. At the end of each workday during construction of the project, the developer agrees to ensure that any streets used for hauling construction materials and entrance to the construction site are free of mud, dirt, trash, allaying dust, and debris that is attributable to this site. e. Throughout construction of the project, construction work shall be in accordance with the Arlington County Noise Ordinance (Section 15 of the Arlington County Code). f. The developer agrees that construction activity, not including construction worker arrival to the construction site and indoor construction activity, will

14 SP # commence no earlier than 7:00 a.m. and end by 6:30 p.m. on weekdays; no earlier than 9:00 a.m. and end by 6:30 p.m. on Saturdays and holidays (defined as New Year s Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas Day); and no earlier than 10:00 a.m. and end by 6:30 p.m. on Sundays. Indoor construction activity, defined as activity occurring entirely within a structure fully enclosed on all sides by installed walls, windows, and/or doors shall end at midnight each day, and any such activity that occurs after 6:30 p.m. shall not be audible to adjacent residential areas. The developer agrees to place a minimum of one sign per street front indicating the permissible hours of construction around the construction site, to place one additional sign within the construction trailer containing the same information, and to provide a written copy of the permissible hours of construction to all subcontractors. g. Storage of construction materials, equipment and vehicles shall occur on the site or an approved off-site location, or as approved by the County Manager or his designee. Construction vehicles shall not park, idle, stand on the streets bound by Lee Highway, North Veitch Street, Wilson Boulevard, and North Kirkwood Street, not including those streets; Clarendon Boulevard east of Danville Street; and streets bounded by Clarendon Boulevard, Courthouse Road, Arlington Boulevard, Washington Boulevard, and North Fillmore Street, not including those streets. The following Conditions of site plan approval apply to SP #362 only. Conditions (#9 through #26) are valid for the life of the site plan and must be met by the developer before issuance of the Excavation/Sheeting and Shoring Permit. 9. The developer agrees to submit a detailed final site development and landscape plan, including details of the plaza parks located on Clarendon Boulevard and North Edgewood Street. The plan shall be submitted at a scale of 1 inch = 25 feet, in conjunction with the final site engineering plan as required in Condition #12 below. The developer further agrees that both the final site development and landscape plan and the site-engineering plan will verify by means of survey that there are no conflicts between the street trees and utilities. The developer agrees to provide a copy of the plan to the Clarendon-Courthouse Civic Association, the Lyon Village Citizens Association, and the Lyon Park Citizens Association. The developer shall obtain approval by the County Manager or his designee for both plans as meeting all requirements of the County Board's site plan approval and all applicable county laws and plans before the issuance of the Excavation/Sheeting and Shoring Permit. The plan shall be consistent with the conceptual plan approved as a part of the site plan, and, at a minimum, shall conform to the landscaping requirements in Condition #10 below; the Rosslyn-

15 SP # Ballston Corridor Streetscape Standards; the Sector Plans; the County's landscaping, planting, and sidewalk and driveway construction specifications; and/or other applicable urban design standards approved by the County Board. In order to facilitate comparison with the final site engineering plan, the landscape plan shall be at a scale of 1 inch = 25 feet; the County may require more detailed plans appropriate to landscape installation at a larger scale (1/16 inch = 1 foot, 1/8 inch = 1 foot, or 1/4 inch = 1 foot). The County may permit minor changes in building, street and driveway locations and other details of design as necessitated by more detailed planning and engineering studies if such changes are consistent with the provisions of the Zoning Ordinance governing administrative approval and with the intent of the site plan approval. The landscape plan shall include a Street Tree Plan, which shall be reviewed by the Department of Parks, Recreation and Community Resources and shall be accompanied by the site-engineering plan. The installation of all plant materials shown on the final landscape plan shall take place before the issuance of the first Certificate of Occupancy, for the respective phase of construction. The final site development and landscape plan shall include the following details: a. The location and dimensions of traffic signal poles and control cabinets, utility meters, utility vaults and boxes, transformers, mechanical equipment, fire hydrants, standpipes, storm water detention facilities, the location of all existing and proposed utility lines and of all easements. The location of traffic control cabinets shall be shown on the final site engineering plan and placed so as not to obstruct pedestrian travel or be visually obtrusive. Traffic control cabinets shall not be located in the public sidewalk. Transformers shall not be placed above grade in the setback area between the building and the street; b. The location, dimensions, and materials for driveways, driveway aprons, service drives, parking areas, interior walkways, plaza areas and sidewalks, as well as for address indicator signs. Plaza areas shall contain special paver treatments that coordinate in design, color and materials with the treatment of the public sidewalk. c. The location and types of light fixtures for streets, parking, walkway and plaza areas; d. Topography at two (2) foot intervals and the finished first floor elevation of all structures; e. Landscaping for plaza areas, raised planters, surface parking areas, service drives, including a listing of plant materials, and details of planting, irrigation and drainage; and

16 SP # f. The location and planting details for street trees in accordance with Department of Public Works Standards and Specifications for planting in public rights-of-way and as shown on the approved final site engineering plan. 10. The developer agrees to submit a maintenance agreement which shall ensure that all plaza areas and other landscaped areas located on private property are kept in a clean and well-maintained condition after the expiration of the two year guarantee required in #10a. below and to follow the terms of that maintenance agreement approved for that purpose by the Zoning Administrator, as required in Section 32A of the Zoning Ordinance. 11. The developer agrees that all landscaping shall conform to Department of Public Works Standards and Specifications and to at least the following requirements: a. Planting materials shall be of good nursery stock and a nursery guarantee shall be provided by the developer for two years including the replacement, as needed, and maintenance (to include but not be limited to pruning, feeding, spraying, mulching, weeding, and watering) of all landscape materials following the issuance of the Master Certificate of Occupancy; b. Plant materials and landscaping shall meet the then-current American Standard for Nursery Stock, and shall also meet the following standards: (1) Major deciduous trees, other than street trees, (shade or canopy trees such as Oaks, Maples, London Plane Trees, Japanese Zelkovas, etc.) - a height of 12 to 18 feet with a minimum caliper of 4 to 4 1/2 inches, except as indicated in Condition #14 below. (2) Evergreen trees (such as Scotch Pines, White Pines, Hemlocks, etc.) - a minimum caliper of 4 to 4 1/2 inches. (3) Ornamental deciduous trees (such as Cherries, Dogwoods, Serviceberries, Hornbeams, etc.)- a minimum caliper of 3 to 3 1/2 inches. (4) Shrubs - a minimum spread of 18 to 24 inches. (5) Groundcover - in 2" pots. c. All new lawn areas shall be sodded; however, if judged appropriate by the County Manager or his designee, based on accepted landscaping standards and approved in writing, seeding may be substituted for sod. All sod and seed shall be state certified;

17 SP # d. Exposed earth not to be sodded or seeded shall be well-mulched or planted in ground cover. Areas to be mulched may not exceed the normal limits of a planting bed; e. Soil depth shall be a minimum of four (4) feet for trees and tall shrubs and three (3) feet for other shrubs. This requirement shall also apply to those trees and tall shrubs in raised planters. Soil depth for raised planters shall be measured from the bottom of the planter to the top of the planter wall. The walls of raised planters shall be no higher than seat-wall height (2 1/2 feet, maximum) above the finished grade adjacent to them; f. Finished grades shall not exceed a slope of three to one or the grade that existed before the site work began; g. The developer agrees to maintain the site in a clean and well-maintained condition before the issuance of the Clearing, Grading and Demolition Permit and agrees to secure and maintain the site throughout the construction and phasing process; and h. The developer agrees to notify the Department of Parks, Recreation and Community Resources (DPRCR) Urban Forester at least 72 hours in advance of the scheduled planting of any street trees in the public right-of-way and to be available at the time of planting to meet with staff of DPRCR to inspect the plant material, the tree pit and the technique of planting. Soil used in the tree pit must meet the specifications for street tree planting available from the DPRCR Urban Forester. 12. The developer agrees to contact all utility companies, including the electric, telephone and cable television companies, and offer them access to the site at the time of utility installation to install their underground cables. In order to comply with this condition the developer agrees to submit to the Zoning Administrator copies of letters from the developer to the utility companies offering them access as stated above. 13. The developer agrees to submit final site engineering plans, to the Department of Public Works. The plans shall be drawn at the scale of 1 inch = 25 feet and be 24 inches by 36 inches in size. Neither the Excavation/Sheeting and Shoring permit nor the first Building Permit shall be issued until final site engineering plans which agree with the approved final site development and landscape plans, and the sequence of construction, has been approved by the Department of Public Works, as consistent with all site plan approval requirements and all County laws and policies.

18 SP # The developer agrees to show on the final engineering plans pavement, curb and gutter along all frontages of this site in accordance with the then-current Arlington County Standard for concrete curb and gutter and the then-current standards for pavement and according to the following dimensions. The pavement, curb and gutter shall be constructed prior to issuance of the first Certificate of Occupancy for the respective phases of construction. 15. The developer agrees to construct new curb and gutter along the Fillmore Street, Wilson Boulevard and Clarendon Boulevard frontages of the site as shown on the plans dated June 3, 2002 and as shown on the developer's final engineering plan approved by the County Manager or his designee. 16. The developer agrees to construct two, 10-foot-wide concrete paver crosswalks at the southwest corner of the intersection of Wilson Boulevard and North Fillmore Street as shown on the final engineering plans approved by the County Manager or his designee, at the following locations. (1) Wilson Boulevard on the west side of Fillmore Street, (2) Fillmore Street on the south side of Wilson Boulevard. The developer agrees to construct two nubs with two handicapped ramps for each nub as shown on the final engineering plans approved by the County Manager or his designee at the following intersections: (1) Clarendon Boulevard with North Fillmore Street - northwest corner. (2) Wilson Boulevard with North Fillmore Street - southwest corner. All improvements to curb, gutter, sidewalks and streets for pedestrian and/or vehicular access or circulation shall be in full compliance with the Americans with Disabilities Act (ADA) and any regulations adopted thereunder, as well as any other applicable laws and regulations. 17. The developer agrees that sidewalks along the street frontages of this development shall be paved, consistent with the phasing of construction, with brick or an interlocking concrete paver and shall be placed on a properly engineered base approved as such by the Department of Public Works. The sidewalk treatments shall continue across all driveway aprons for loading and garage entrances along all frontages of the site plan, and there shall be no barriers to impeded the pedestrian flow of traffic. The final selection of materials and colors to be used shall be as determined by the County Manager or his designee on the final site development and landscape plan in accordance with the Rosslyn-Ballston Streetscape Plan or other applicable urban design standards approved by the County Board and in effect at the time of the site plan approval. The sidewalks shall contain street trees in ornamental tree grates with a

19 SP # minimum dimension of 5 feet x 5 feet. The tree pits size shall be determined by the arborist at the time of the tree planting. Street trees shall not be placed within the vision obstruction area. All public walkways shall be constructed to County Standard. The developer agrees to maintain the street trees for the life of the site plan. The sidewalk sections and street tree species shall be as follows: Clarendon Boulevard - A minimum 16-foot wide sidewalk with hollandstone pavers measured from the back of the curb, and planted with 5½ inch caliper Pin Oak or Willow Oak street trees, 28 to 32 feet on center. North Fillmore Street - A minimum 12-foot wide sidewalk with hollandstone pavers measured from the back of curb, and planted with 5½ inch caliper Pin Oak or Willow Oak street trees, 28 to 32 feet on center. Wilson Boulevard - A minimum 16-foot wide sidewalk with hollandstone pavers measured from the back of curb, and planted with 5½ inch caliper Pin or Willow Oak trees, 28 to 32 feet on center. 18. The developer agrees that in order to accommodate the subsurface requirements of utilities and streetscape elements (including street trees), the final design of the project shall provide a structure-free zone under the public sidewalk along all street frontages. This zone shall be a minimum of five (5) feet deep and shall extend from the back of the street curb to eight (8) feet into the public sidewalk (the sidewalk width shall be as defined in condition #17 above). No subterranean structures shall intrude into this five-foot deep zone. Within the zone, underground utilities and utility vaults shall not be located in a manner that interferes with the appropriate spacing and replacement of street trees, consistent with the approved final site and development and landscape plan. Utility lines shall not be located beneath street trees. The location of all existing and proposed utility lines shall be shown on both the final landscape plan and the final site-engineering plan. 19. The applicant agrees to construct a new eight-inch water main in North Fillmore Street and connected to the existing water mains located in Wilson and Clarendon Boulevard as shown on the final engineering plan approved by the County Manager, unless it can be demonstrated to the County Manager's satisfaction, that adequate water flow for fire suppression can be provided from existing mains. The developer agrees that the location of the water services will be determined at the time of the review of the final engineering plan in accordance with the following standards: water meter installations shall be located behind and adjacent to the curb line in an area clear of driveways, a minimum of five (5) feet clear of other utilities and a minimum of 10 feet clear of structures; a clear space 15 feet wide by 20 feet long by 10 feet deep shall be provided for three (3) inch and four (4) inch meter installations, and 20 feet wide