ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of July 19, 2014 DATE: July 8, 2014 SUBJECTS: A. ZOA Zoning Ordinance amendments to: 1. Revise Map 34-1 (Sign Map) to update the placement of "Line A" and "Line B" in commercial/mixed use locations throughout the County; to incorporate technical revisions to Map 34-1; and to place a new "Line A" either (a) along the RA6-15 zoning district boundary south of Arlington Boulevard and west of North Meade Street or (b) along the southern boundaries of the RA4.8, RA- H, RA-3.2, and C-O-Rosslyn zoning districts located north of Fairfax Drive and Arlington Boulevard between N. Pierce Street and Route 110; and 2. Remove the prohibition on signs placed on buildings above a height of 50 feet in the Central Place area in Rosslyn, bounded by N. Lynn Street, 19th Street North, Fort Myer Drive, and Wilson Boulevard ( G.3); and B. Adoption of an ordinance to amend Condition #50 of Site Plan #335 (Central Place [RPC# , -002, -004, and -PCA]) and Condition #50 of Site Plan #18 (1812 N. Moore Street [RPC# ]), to remove the requirement that signs above 35 feet be allowed only through site plan amendment approval and to remove the prohibition of signs placed on buildings above a height 50 feet; and to add a condition to Site Plan #335, requiring that signs above a height of 40 feet not obstruct or cover the window area below the interior dropped ceiling of the observation deck level. C.M. RECOMMENDATIONS: 1. Adopt the ordinance shown as Attachment A hereto to amend, reenact and recodify Article 13 of the Arlington County Zoning Ordinance to revise sign regulations, and to modify Map 34-1, as shown in Attachment 1, to place a new "Line A" along the RA6-15 zoning district boundary of the Radnor/ Fort Myer Heights County Manager: ##### County Attorney: ***** Staff: Richard Tucker and Deborah Albert, CPHD 45.

2 Neighborhood south of Arlington Boulevard and west of North Meade Street; and 2. Adopt an ordinance shown as Attachment B hereto, to amend Conditions #50 of Site Plan #335 (Central Place) and Condition #50 of Site Plan #18 (1812 N. Moore St.), to remove the requirement that signs above 35 feet be allowed only through site plan amendment approval and to remove the prohibition of signs above a height of 50 feet; and to add a condition to Site Plan #335, requiring that signs above a height of 40 feet not obstruct or cover the window area below the interior dropped ceiling of the observation deck level. ISSUES: The Radnor / Fort Myer Heights Civic Association (RAFOM) requested that the County Board consider amending Map 34-1 (the Sign Map) to include a new Line A addressing their neighborhood, which had not been included in the map when it was adopted in However, the RAFOM neighborhood does not support the new Line A proposed by staff. Instead, RAFOM residents have requested an alternative Line A location, which is discussed further in this report. Also, during the public outreach process, some citizens have expressed concerns about allowing signs above 50 feet in the Central Place area. SUMMARY: This report addresses several proposed revisions to the sign regulations in Article 13 of the Zoning Ordinance. The proposed amendments include changes to Map 34-1, which indicates where signs located above a height of 40 feet may face the Monumental Core or residential neighborhoods zoned R or RA. The proposed changes also include removing a provision, previously adopted in 2007, prohibiting signs above a height of 50 feet within the Central Place area in Rosslyn. Lastly, this report includes a recommendation that the County Board approve site plan amendments to the Central Place and 1812 N. Moore St. site plan projects, which were approved in 2007, to remove condition language requiring a site plan amendment to consider signs above a height of 35 feet and prohibiting signs on buildings above a height of 50 feet; and to add language to the Central Place site plan, requiring that signs proposed above a height of 40 feet not obstruct or cover the window area below the interior dropped ceiling of the observation deck level. The proposed site plan amendments, in conjunction with the proposed Zoning Ordinance amendment, would allow buildings within the Central Place area to be subject to the same sign regulations as other buildings in the County. BACKGROUND: With respect to changes related to the Central Place area in Rosslyn, in 2004, the Rosslyn Working Group (RWG) was established by the County Manager to examine height and urban design issues in Central Place in response to, among other things, the Central Place Site Plan Amendment application submitted by JBG Companies in 2002 and resubmitted in The area was to be examined in light of the County Board s Resolution Regarding Building Heights in Rosslyn (2002), which called for architecturally distinctive buildings, with particular attention given to the design of the tops of buildings..., and tapering towards the edges of the core of Rosslyn. One recommendation of the RWG was to prohibit rooftop signs, as they were called at the time. Also, at that time, rooftop signs were described as any sign above a height of 35 feet. Under the current Zoning Ordinance, signs located above 40 feet are referred to as roofline ZOA Sign Regulations -2-

3 signs, as no signs have ever been allowed on the roof of a building. In 2007, the C-O Rosslyn District of the Arlington County Zoning Ordinance was amended to prohibit signs above a height of 50 feet for buildings approved with additional height and density in the Central Place area, in conjunction with the approval of the Central Place Site Plan Amendment (SP#335) and in anticipation of the 1812 N. Moore Street Site Plan Amendment (SP#18) that was subsequently approved later that year. The Central Place area is a two-block area bounded by North Lynn Street, 19 th Street North, Fort Myer Drive, and Wilson Boulevard, and includes SP#335 (Central Place), SP#18 (1812 N. Moore St.) and SP#94 (Rosslyn Metro Center). In conjunction with the approval of the Central Place and 1812 N. Moore St. site plans, Condition #50 for both site plans was revised to also prohibit signs on the buildings above a height of 50 feet to further reinforce the prohibition and to require a site plan amendment to allow signs above 35 feet. Exhibit: Two-Block Central Place Area in Rosslyn In 2012, in the first phase of a comprehensive Zoning Ordinance update, the sign regulations were revised to, among other things, provide more clarity, codify administrative practices, and reduce the number of matters to be heard by the County Board. Map 34-1 (Sign Map) was adopted as part of that update of the County s sign regulations. The Sign Map indicates where signs located above a height of 40 feet may be facing the Monumental Core or residential neighborhoods zoned R or RA. The Sign Map has two lines, Line A (areas facing residential neighborhoods zoned R and RA) and Line B (areas facing Federal lands). The adopted sign regulations provide that signs facing Line A cannot be approved administratively, unless they are substantially blocked by another building of the same height as the sign. Signs facing Line B can be approved administratively, with restrictions to illumination levels and hours of illumination. The issue of signs being prohibited above a height of 50 feet in the Central Place area was not discussed during the sign regulation update that occurred in Subsequently, the Zoning ZOA Sign Regulations -3-

4 Ordinance language prohibiting signs above 50 feet in the Central Place area was moved from the C-O Rosslyn District to the Sign Regulations in Article 13 as part of the Zoning Ordinance reformat adopted in May DISCUSSION: Proposed Changes to Map 34-1: In a letter to the County Board in February, the Radnor/Fort Myer Heights Civic Association asked that the County Board consider amending Map 34-1, adding a new Line A in relation to their neighborhood (See Map 1 below). As a result of this request, staff has reviewed the Sign Map for this location and concludes that new Line A should be drawn along the northern and eastern RA6-15 zoning boundary line for the Radnor / Fort Myer Heights neighborhood, which is different than the line requested by the Radnor/Fort Myer Heights neighborhood. In examining the Sign Map, Line A has been typically placed along the zoning boundaries between the residential areas and the commercial/mixed-use areas directly abutting them. In the case of the Radnor/Fort Myer Heights neighborhood and its zoning boundary, there is a different situation, in that the commercial /mixed-use zoning boundary and the residential boundary are not coincident or parallel. Given the neighborhood s position in relation to the commercial/mixed-use districts, staff proposes to create a new Line A along the RA6-15 zoning boundary of the Radnor/Fort Myer Heights neighborhood south of Arlington Boulevard and west of North Meade Street (See Map 2 below). Map 1: Map 34-1 with Line A as Proposed by RAFOM Note: Line A [blue] superimposed over existing Line B [pink] to create a purple line. Map 2: Map 34-1 with Staff s Proposed Line A (Blue Line) located along the RA6-15 district zoning boundary ZOA Sign Regulations -4-

5 Staff s approach to this issue is consistent with the application of Line A in other locations on the map, where the goal is to indicate where a potential sign located on a building in the commercial/mixed use area (shown shaded in yellow on the maps above) could potentially be facing residential areas. The RAFOM neighborhood s alternative would place a Line A at an angle that is not coincident with the residential zoning boundary, thus potentially placing residential restrictions on signs in locations not facing the residential neighborhood. For this reason, staff continues to recommend that Line A be drawn in relationship to the residential boundary. After further review of the Sign Map, staff proposes several other technical corrections and updates to Map 34-1; including: Changes Related to Approved Site Plans 1. In conjunction with the approval of the Penrose Square Site Plan (SP#402), located at 2501 Columbia Pike, in 2006, the site was rezoned from C-2 to C-O-2.5 and therefore a new Line A should have been shown on Map 34-1 when the map was developed, however, the underlying data in the County s GIS mapping system failed to capture this rezoning. (See Exhibit 1. and 1A. in the Attachment 1) 2. In conjunction with the approval of the Bergmann s Site Plan (SP#340), located at 2145 Lee Highway, in 2012, the site was rezoned from C-2 to C-O-1.5 and therefore a new Line A should have been established on Map 34-1 at that time. (See Exhibit 2. and 2A. in Attachment 1) 3. In conjunction with the approval of The Springs Site Plan (SP#430), located at 4318 Carlin Springs Road, in 2013, the site was rezoned from R-6 to R-C and therefore a new Line A should have been established on Map 34-1 at that time. (See Exhibit 3. and 3A. Attachment 1) 4. In conjunction with the approval of 2401 Wilson Boulevard Site Plan (SP#404) the site was rezoned from C-2 to C-O-2.5 and therefore a new Line A should have been established on Map 34-1 at that time. (See Exhibit 4. and 4A. in Attachment 1) In the future, as new site plans and rezonings are submitted and reviewed, staff will identify whether a Sign Map amendment is needed. If so, the Sign Map amendment will be considered in conjunction with the site plan and associated rezonings. Technical Mapping Corrections 5. Staff has determined that the Fire Station #7, located at 3615 Abingdon Street in Fairlington, is zoned P-S, and therefore also should have a new Line A associated with it. This site was not identified by staff at the time Map 34-1 was adopted by the County Board due to the scale of the County-wide map and the small size of the fire station property. (See Exhibit 5. and 5A. Attachment 1) 6. Two sites that were rezoned to Columbia Pike Form Based Code (CP-FBC), Columbia Place (U ), located at 1100 S. Edgewood Street, and Axumite Village (U ), located at 1100 S. Highland Street, were shown on Map 34-1 when it was adopted. Sites developed under CP-FBC are not subject to the sign regulations in Article 13 of the Zoning Ordinance. Form Based Code projects are subject to separate sign regulations found in the Form Based Code, and should therefore not be indicated on this map. (See Exhibit 1. and 1A. Attachment 1) ZOA Sign Regulations -5-

6 7. Staff recommends that map 34-1 be revised for two sites located along Lee Highway, the Marriott Key Bridge (1401 Lee Highway) and the Air Force Association Building (1501 Lee Highway), replacing Line A with Line B, where appropriate. As these sites are located generally adjacent to Federal lands and not residential neighborhoods to the north, Line A should be replaced with Line B as shown on the attached exhibits. (See Exhibit 6. and 6A. Attachment 1) Edit oria l Reconciliatio n 8. Lastly, Map 34-1 was numbered and indexed based on the Section headings in the Zoning Ordinance prior to the reformatting in At this time, staff recommends renumbering the map to Map 13-1 and revising the Legend, based on the current Article headings in the Zoning Ordinance. The attached graphics (see Attachment 1) capture the changes to Map 34-1 that are proposed by staff to address the issues listed above. Proposed Amendment Addressing Signs Above 50 Feet in the Central Place Area: The owners of the Central Place Site Plan (SP#335), JBG Companies, have requested that the County reconsider the different standard that exists for roofline signs within the Central Place area as compared to the rest of the County. At the time that the Central Place and 1812 North Moore Street site plans were approved, rooftop signs were allowed only subject to Special Exception approval by the County Board. While there were guidelines regarding placement of such signs, there were no specific standards for County Board review. This left room for uncertainty on the part of the applicant and the community with regard to when or whether such a sign would be allowed on a particular building. The revised sign regulations include objective standards upon which to base an approval of signage at the roofline. Indeed, many of these sign requests can now be addressed administratively. Staff is therefore proposing to remove the specific prohibition on signs above a height of 50 feet within the Central Place area, as there now exists a clearer, County-wide standard for the review and approval of roofline signs that was not in place in Further, removing this prohibition would afford the buildings within the Central Place area the same opportunities to pursue signage as other buildings in Arlington and the region. For the aforementioned reasons, the proposed Zoning Ordinance amendment and site plan amendments for Central Place and 1812 N. Moore Street are recommended at this time. Staff also proposes to add language to Condition #50 for site plan #335 (Central Place) requiring that signs proposed above a height of 40 feet not obstruct or cover the window area below the interior dropped ceiling of the observation deck level in order to ensure that views from the observation deck, which will have public access, are maximized. The exhibit below illustrates where potential signs at the main roofline could be positioned in relation to the observation deck: ZOA Sign Regulations -6-

7 Exhibit: Potential Sign Location on Central Place Building Shown in Relation to the Observation Deck Potential Sign and Sign Box Location at Roof Level Dropped Interior Ceiling of Observation Deck Community Process: Zoning Committee of the Planning Commission Proposed Changes to Map 34-1: The proposed amendments to Map 34-1 were first discussed at a meeting of the Zoning Committee of the Planning Commission (ZOCO) on April 8, 2014, and were addressed again at the May 6, 2014, ZOCO meeting. The Planning Commissioners in attendance had questions about the methodology used to create the map and whether the proposed new Line A was consistent with that approach. Residents from the Radnor/Fort Myer Heights (RAFOM) neighborhood, who also attended the ZOCO meetings, expressed continued support for drawing a new Line A along the southern boundary of the commercial/mixed use area (as shown in Map 1 above) Proposed Amendment Addressing Signs Above 50 Feet in the Central Place Area: The proposed amendment to Article G.3, removing the prohibition of signs located on buildings above a height of 50 feet was discussed at the May 6, 2014 ZOCO meeting. Planning Commissioners expressed concern about the potential impact of signage on the views from the observation deck located at the top of the Central Place office building, which was approved as a significant community benefit. Commissioners asked staff to provide some pictures or other graphics, at the June 2014 Planning Commission meeting, to illustrate potential views from that vantage point. There was concern that signs on this building and surrounding buildings, potentially including the 1812 N. Moore Street building would detract from the experience of the observation deck, which is proposed to have public access. Planning Commissioners also requested that staff provide a summary of the County Board s comments at the May 5, 2007, County Board meeting, when the Zoning Ordinance was amended to include the prohibition. Staff reviewed the video of that meeting and reports the following: The Planning Commission report included a recommendation to the County Board to amend the Zoning Ordinance and retain a Site Plan Condition that would prohibit signs on buildings above a height of 50 feet in the Central Place area. The applicant s attorney suggested that amending the Zoning Ordinance and adding language in the Site Plan Conditions to prohibit signs above 50 feet would limit the County Board s discretion at a later date, should they choose to allow signs on the buildings. ZOA Sign Regulations -7-

8 In response, a County Board member suggested that following through on the prohibition of signs would actually increase the County Board s discretion at a later date. The reasoning was that if an applicant were to request signs above 50 feet sometime in the future, and could make a good case for amending the Zoning Ordinance, the County Board would have the opportunity to make that decision then. In the absence of the Zoning Ordinance amendment, it would be presumed, according to the reasoning, that signs above 50 were permissible and it would be difficult for the County Board, in the future, to justify not approving such a sign request. Civic Association Outreach: In advance of the ZOCO meetings, staff forwarded information to all civic associations located near where proposed changes to Map 34-1 are proposed. In addition, civic associations in the Rosslyn area were provided the staff report relating to the Central Place sign issue. Staff was unable to attend a RAFOM meeting to discuss these matters due to the civic association s availability, however, members of the civic association attended both ZOCO meetings and both Rosslyn BID UDC meetings. Staff has spoken with the presidents of the North Rosslyn and North Highlands Civic Associations. The North Rosslyn Civic Association voted to support the proposed amendment to remove the prohibition of signs above 50 feet in the Central Place area at its May meeting. The North Highlands Civic Association has not provided any input on this matter. Business Organizations: Staff met with the Rosslyn BID Urban Design Committee (UDC) on April 16, 2014 to discuss the proposed changes to Map However, the UDC could not reach consensus on staff s recommended changes to Map 34-1, as there were differing opinions about how to address adding a new Line A between the RAFOM neighborhood and the commercial/mixed use area in Rosslyn. Staff presented the proposed Central Place area sign matter at the UDC meeting held on May 21, The UDC voted to recommend that the Zoning Ordinance be amended to remove the prohibition of signs above 50 feet in the Central Place area, consistent with staff s recommendation. The proposed Zoning Ordinance amendments were also reviewed by the local chapter of the National Association of Industrial and Office Properties/Northern Virginia Building Industry Association (NAIOP/NVBIA) at meetings held on April 23, 2014 and May 28, 2014 and support was expressed for both proposed amendments. Planning Commission: On June 4, 2014, the Planning Commission voted unanimously to recommend that the proposed changes to Map 34-1 be advertised by the County Board, with the additional recommendation that the proposed new Line A requested by the Radnor / Fort Myer Heights Civic Association (see Map 1 above) be advertised in addition to the Line A recommended by staff (see Map 2 above). The County Board included RAFOM s option in its motion authorizing advertisement at the June 2014 County Board meeting in order to fully consider the two proposals at their July hearing. The Commission also voted 8-2 to recommend that the County Board advertise the proposed amendment that would remove the prohibition on signs located above 50 feet in the Central Place area, with the added recommendation that the language to be advertised be broad; to ensure that the County Board could consider setting a height limit for signs between 50 feet and the roofline. ZOA Sign Regulations -8-

9 Planning Commissioners also noted that the Central Place observation deck was seen as a major community amenity at the time of the project s approval in 2007 and questioned whether the approval of other tall buildings in Rosslyn and signs on buildings surrounding the Central Place observation deck will have a negative impact on the value of the observation deck. Staff has determined that there is no measurable way to assess such impacts. The Planning Commission heard the proposed amendments at its July 7, 2014 meeting, where it voted (7-1) to recommend that the County Board adopt amendments to Map 34-1 as shown in Attachment 1, Exhibits 1-6 of the staff report (technical amendments), and a new Line A along the southern boundaries of the RA4.8, RA-H, RA-H-3.2 and C-O Rosslyn districts, as suggested by the Radnor Fort Myer Heights (RAFOM) neighborhood, and shown in Map 1 of the staff report. A previous motion failed (3-5) to recommend that the County Board adopt the new Line A proposed by staff (as shown in Map 2 of the staff report). Planning Commission discussion focused on the two advertised alternatives for a new Line A relative to the Radnor Fort Heights neighborhood. The discussion included comments that the Line A suggested by RAFOM provided a more conservative approach that would err on the side of more protection for the neighborhood. Discussion in support of the failed motion to support the staff proposal included a concern, as cited by staff, that the Line A suggested in Map 1 by RAFOM would impose residential restrictions on areas not facing residential development. Staff continues to recommend that the new Line A be located along the boundary of the neighborhood as shown in Map 2 because that placement would be consistent with the methodology staff used to create the map in The Planning Commission also voted (7-1) to recommend that the County Board remove the prohibition on signs above a height of 50 feet within Rosslyn Central Place, as proposed by staff. Planning Commissioners discussion included comments that the sign regulations adopted in 2012 provide sufficient regulations for signs above a height of 40 feet. CONCLUSION: The proposed amendments to Map 34-1 and G.3 will bring about consistent application of the Zoning Ordinance in keeping with the intent of the revised sign regulations that were updated in Therefore, it is recommended that the County Board adopt the attached ordinance to revise sign regulations in the Arlington County Zoning Ordinance and adopt the attached ordinance to revise language in site plan condition #50 of SP#335 and SP#18, eliminating the requirement for site plan amendment approval of signs above 35 feet and prohibition signs above 50 feet, and adding language to Site Plan #335 requiring that signs proposed above a height of 40 feet not obstruct or cover the window area below the interior dropped ceiling of the observation deck level. ZOA Sign Regulations -9-

10 ZOA Sign Regulations -10- ATTACHMENT A ORDINANCE TO AMEND, REENACT AND RECODIFY THE ARLINGTON COUNTY ZONING ORDINANCE, ARTICLE 13, TO REMOVE THE PROHIBITION ON SIGNS PLACED ON BUILDINGS ABOVE A HEIGHT OF 50 FEET IN THE CENTRAL PLACE AREA, AS SHOWN BELOW; AND MAP 34-1 (SIGN MAP) IN ORDER TO UPDATE THE PLACEMENT OF LINE A AND LINE B IN COMMERCIAL/MIXED USE LOCATIONS THROUGHOUT THE COUNTY; AND TO INCORPORATE TECHNICAL REVISIONS TO MAP 34-1; AND TO PLACE A NEW LINE A ALONG THE ZONING BOUNDARY ON THE NORTH AND EAST FRONTAGES OF THE RADNOR / FORT MYER HEIGHTS NEIGHBORHOOD, WHICH ARE GENERALLY LOCATED ALONG ARLINGTON BOULEVARD AND NORTH MEADE STREET, AS SHOWN ON ATTACHMENT 1; AND TO ENCOURAGE ECONOMIC DEVELOPMENT; AND FOR OTHER REASONS REQUIRED BY THE PUBLIC NECESSITY, CONVENIENCE AND GENERAL WELFARE, AND GOOD ZONING PRACTICE. Be it ordained that the Arlington County Zoning Ordinance is hereby amended, reenacted and recodified as set forth below and in Attachment 1, in order to update the placement of Line A and Line B in commercial/mixed use locations throughout the County, and to incorporate technical revisions to Map 34-1, as shown on Attachment 1, and to place a new Line A either (a) along the zoning boundary on the north and east frontages of the Radnor / Fort Myer Heights Neighborhood, which are generally located along Arlington Boulevard and North Meade Street, or (b) Along the southern frontages of the RA4.8, RA-H, RA-3.2, and C-O-Rosslyn zoning districts in Rosslyn, which are generally located along Fairfax Drive and Arlington Boulevard between N. Pierce Street and Route 110; and to remove the prohibition on signs placed on buildings above a height of 50 feet in the Central Place area, as shown below; to encourage economic development; and for other reasons required by the public necessity, convenience and general welfare, and good zoning practice: In the proposed amendments below, text proposed to be deleted is shown with a strikethrough. Text intended to be added is shown with an underline. * * * G. Placement standards for signs above a height of 40 feet 2 In order to protect the viewshed for properties in residential districts that face commercial areas of the County, the following provisions are set forth in order to limit visibility of signs placed above a height of 40 feet Under no circumstances shall more than two signs per building be placed above a height of 40 feet. However, under no circumstances shall more than one sign be placed above a height of 40 feet on any building façade directly facing Line B on Map 34-1 Map No sign shall be placed above a height of 40 feet in a C-1, C-2, C-1-O, C-O-1.0 or C-

11 1-R district In no case shall any sign in the C-O Rosslyn district be permitted above a maximum height of 50 feet on any building located within Central Place that is approved with additional density and height by application of either D.2(a) or D.2(c) Horizontally oriented signs shall fit within a sign band that is no more than six feet in height, provided, however, that up to 20 percent of the sign may be no more than nine feet in height. The designated sign band shall be placed within the 20 feet of the building façade below the main roofline or other roofline of the building below the main roofline for a building where there are multiple rooflines No sign shall extend above the height of the actual roofline of the building, measured from the actual roofline in the case of a flat roof or from the eaves line in the case of a hip or gable roof No sign placed above a height of 40 feet shall have any automatic changeable copy element All signs placed above a height of 40 feet may be illuminated only by internal lighting and hours of illumination shall be as set forth in Signs placed above a height of 40 feet may be placed on building facades perpendicular to or facing away from the line identified as Line A on Map 34-1 Map 13-1, but shall not be placed on facades facing Line A (a façade shall be considered to be facing Line A if it is less than 90 degrees from parallel). Provided, however, that such signs may be placed on building facades immediately adjacent to streets parallel to Line A, including but not limited to, Wilson Blvd., Clarendon Blvd., Fairfax Dr., S. Randolph St., S. Quincy St. and Campbell Ave, if the building façade is not within 200 feet of an R or RA14-26, RA8-18, RA7-16 or RA6-15 district, and the applicant demonstrates that view of the sign is substantially blocked from the aforementioned districts by a building or other obstruction of equal or greater height to the height of the sign. Placement of such signs may be allowed by the County Board as set forth in A.2(d). 43 * * * ZOA Sign Regulations -11-

12 ATTACHMENT B Site Plan Amendment Ordinance WHEREAS, the Arlington County Board authorized advertisement, On the County Board s Own Motion, of proposed changes to Condition #50 of Site Plan #335 and to Condition #50 of Site Plan #18 on June 14, 2014: and WHEREAS, as indicated in Staff Report provided to the County Board for its July 19, 2014 meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendments subject to conditions as set forth in the Staff Report; and WHEREAS, the County Board held a duly-advertised public hearing on the Site Plan Amendments on July 19, 2014 and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan, as amended: Substantially complies with the character of the General Land Use Plan, and with the uses permitted and use regulations of the C-O Rosslyn Districts as set forth in the Zoning Ordinance and modified as follows: Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, site plan amendments for Site Plan #335 (Central Place ) [RPC# , -002, -004, and -PCA] and Site Plan #18 (1812 N. Moore Street) [RPC# ] approval is granted for each amendment and the parcels so described shall be used according to all prior approvals and as amended by this action taken by the Arlington County Board, subject to all previously approved conditions, with Condition number 50 of Site Plan #335 and condition Number 50 of Site Plan number 18 amended as follows: Conditions: Central Place (SP#335) Condition Language (Approved 5/5/07): Comprehensive Sign Plan 50. The developer agrees to develop and submit a comprehensive sign plan and that all exterior signs (including identification and directional signage) shall be consistent with the guidelines contained in "Sign Guidelines for Site Plan Buildings and with Section 34 of the Zoning Ordinance for each phase of the project. The developer also agrees to coordinate the comprehensive sign plan with the Rosslyn BID Wayfinding system in place at the time of comprehensive sign plan submission. The Zoning Administrator shall determine whether the signs meet the standards of the guidelines and the ZOA Sign Regulations -12-

13 Ordinance. The developer agrees to obtain approval from the Zoning Administrator of the comprehensive sign plan before any sign permits are issued and before the issuance of the first Certificate of Occupancy for each phase. A temporary construction sign plan for each phase may be approved prior to the comprehensive sign plan by the County Manager. The temporary construction sign plan may contain more than 100 square feet, as long as the signs include references to Rosslyn Renaissance, Rosslyn BID operator, and/or Arlington County Economic Development in addition to project information (including leasing, identification, directional, and construction information) and graphics. Consistent with Condition #6, the comprehensive sign plan for each phase may also include project specific signs and graphics to be shown on sidewalk enclosures or fencing. All proposed rooftop signs, defined as all signs that are 35 feet or more above the ground, shall require a site plan approval or amendment. No signs will be permitted over 50 feet above the ground. The developer further agrees that no portion of any sign shall obstruct or cover any portion of any window area below the interior dropped ceiling on the observation deck level North Moore Street (SP#18) Condition Language (Approved 12/15/07): Comprehensive Sign Plan 50. The developer agrees to develop and submit a comprehensive sign plan and that all exterior signs (including identification and directional signage) shall be consistent with the guidelines contained in "Sign Guidelines for Site Plan Buildings and with Section 34 of the Zoning Ordinance. The developer also agrees to coordinate the comprehensive sign plan with the Rosslyn BID Wayfinding system in place at the time of comprehensive sign plan submission. The Zoning Administrator shall determine whether the signs meet the standards of the guidelines and the Ordinance. The developer agrees to obtain approval from the Zoning Administrator of the comprehensive sign plan before any sign permits are issued and before the issuance of the first Certificate of Occupancy. All proposed rooftop signs, defined as all signs that are 35 feet or more above the ground, shall require a site plan approval or amendment and shall be presented to the Site Plan Review Committee prior to consideration by the County Board. No signs will be permitted over 50 feet above the ground. ZOA Sign Regulations -13-

14 ATTACHMENT 1 Exhibit A: Existing Map 34-1: Rosslyn and Radnor/Fort Myer Heights Line A Line B Line A & B Exhibit A1: Proposed Map 34-1: Rosslyn and Radnor/Fort Myer Heights with Line A Added

15 Exhibit 1. Existing Map 34-1: Columbia Pike - Existing Exhibit 1A. Proposed Map 34-1: Columbia Pike Penrose Square with Line A Added; Columbia Place and Axumite Village with line A Removed

16 Exhibit 2. Existing Map 34-1: Bergmann s Location Exhibit 2A. Proposed Map 34-1: Bergmann s with Line A Added

17 Exhibit 3. Existing Map 34-1: The Springs Location Exhibit 3A. Proposed Map 34-1: The Springs with Revised Line A

18 Exhibit 4. Existing Map 34-1: 2401 Wilson Blvd Location Exhibit 4A. Proposed Map 34-1: 2401 Wilson Blvd with Revised Line A

19 Exhibit 5. Existing Map 34-1: Fire Station #7 Location (Zoned P-S) Exhibit 5A. Proposed Map 34-1: Fire Station #7 with Line A Added

20 Exhibit 6. Existing Map 34-1:1401 and 1501 Lee Highway Location Exhibit 6A. Proposed Map 34-1: 1401 and 1501 Lee Highway Replacing Line A with Line B Where Appropriate Line A Line B Line A & B