ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of March 13, 2004 DATE: March 10, 2004 SUBJECT: SP #256 SITE PLAN AMENDMENT to amend the comprehensive sign plan; premises known as 4250 Fairfax Drive. (RPC #14-050-031) Applicant: Pearson Government Solutions and KEI Pearson By: Nan E. Terpak, Attorney/Agent Walsh, Colucci, Lubeley, Emrich &Terpak, P.C. 2200 Clarendon Boulevard, Suite 1300 Arlington, Virginia 22201 C.M. RECOMMENDATION: Approve, the subject request to amend the comprehensive sign plan to permit two (2) interim rooftop signs totaling 243.75 square feet subject to amended Condition #41 and with a review of the interim signs in five (5) years, (March 2009). ISSUES: Should the County permit a second office tenant to locate two additional rooftop tenant identification signs, on an interim basis, on the subject office building? SUMMARY: The applicant is proposing to locate two tenant identification signs for a second major office tenant (Pearson) on the north and east facades of the building. The proposed signs would be located above 35 feet and therefore are considered rooftop signs. Currently Qwest, the other major tenant in the building, has three rooftop signs on the building. Two of the Qwest signs are located on the building penthouse façade. The third, smaller sign is located above the first floor canopy facing North Fairfax Drive. Pearson, as a newly relocated second primary office tenant, is proposing to install two (2) tenant identification signs on the building on an interim basis. Pearson, a major Arlington employer, (400 plus employees) is consolidating several of its offices into 4250 North Fairfax Drive and expects to continue to occupy more space in the future, while Qwest is reducing its occupancy in the building. The proposed signs are not consistent with County policy as outlined in the Sign Guidelines for Site Plan Buildings. The Guidelines permit two (2) rooftop signs for major tenants in the building. Staff supports deviating from the existing policy because the occupancy of the building is in a state of flux in terms of changing of major tenants. It is anticipated that at the end of the Qwest lease, all Qwest County Manager: Staff: Marcia A. Smith, DCPHD, Planning Division
signs would be removed from the building and the only major tenant signs remaining on the building would be those of Pearson. At that time the signage on the building would be consistent with the "Sign Guidelines for Site Plan Buildings." The existing condition #41 of the approved site plan limited all signage associated with the building (including retail and rooftop) to 750 square feet. Currently approved signage on the building totals 712.35 square feet. Under existing County policy as outlined in "Sign Guidelines for Site Plan Buildings" a total of 597.4 square feet of rooftop signage would be permitted on this building. Pearson is proposing two (2) signs, totaling 243.75 square feet. Approval of this request would bring rooftop signs on the building to 577.75 square feet and a total of building signs to 956 square feet in the interim. The applicant has indicated that, as Qwest s occupancy in the building diminishes, Pearson's would increase. At that time the Qwest signs would be removed and the interim Pearson signs would be either relocated to the existing Qwest sign locations on the building, or the interim Pearson signage would be designated as permanent. Staff supports the proposed interim signs and has included a condition requiring that the interim be converted to permanent signage as the Qwest signs are removed. As a means of tracking the changes in the building, it is recommended that the interim signs shall be reviewed by the County Board in five (5) years. BACKGROUND: The Stuart Park site plan was originally approved in 1987 with a comprehensive sign plan. In 1987, the approved comprehensive sign plan included two roof top signs for LCI measuring 220 square feet each (for a total of 440 square feet on the mechanical penthouse), and one tenant identification sign at the building's North Fairfax Drive entrance measuring approximately 147 square feet, for a total of 587 square feet of rooftop signage. The approved comprehensive sign plan contains rooftop signage for the first major tenant, Qwest. The Qwest signs replaced the original signs for LCI International. The comprehensive sign plan currently contains retail signage for several signs for the Cosi coffee shop and for the Potbelly Deli use. The following table provides the approved retail and office tenant signs located on the subject building: Retail Signs: Tenant Sign Area Sign Type Cosi #1 18.3 s.f. (Sign Band) Cosi #2 25.0 s.f. (Sign Band) Cosi #3 38.5 s.f. (Blade Sign) Cosi #4 9.6 s.f. (Window) Cosi #5 25.0 s.f. (Logo/Awning) Cosi #6 56.0 s.f. (Logo/Awning) Total Cosi Signs 172.40 s.f. Potbelly #1 94.88 s.f. (Awning) Potbelly #2 42.76 s.f. (Awning) Potbelly #3 6.48 s.f. (Window) Potbelly #4 19.83 s.f. (Window) Total Potbelly Signs 163.95 s.f. SP #256-2 -
The Printed Page 28.00 s.f (Window) Total Printed Page Sign 28.00 s.f. M's Deli 14.00 s.f. (Window) Total M's Deli Sign 14.00 s.f. Total Retail Signs 378.35 s.f. Office Signs: Qwest (3 signs) 334.00 s.f. (Rooftop) Total Office Signs 334.00 s.f. Total Existing Signs 712.35 s.f. Proposed Office Signs Pearson (two interim signs) 243.75 s.f. (Rooftop - above 35 feet) Prior to 2000, County policy per the "Sign Guidelines for Site Plan Buildings" permitted one (1) major tenant to install a sign at the rooftop level of the building. In 2000 the County Board approved rooftop signs that permitted each of two (2) tenants to display their identification signs on the same face of the building, if the building contained more than 350,000 square feet of gross floor area. In January 2001 the County Board further revised the "Sign Guidelines for Site Plan Buildings" by permitting one (1) rooftop sign for each of two (2) primary tenants on opposite faces of the building regardless of the square feet of gross floor area associated with the building. The County Board's decision was based on the fact that the applicant was not requesting more signs than would have been permitted one tenant on opposite faces of the building (under the current Sign Guidelines). With this request the applicant is proposing to install two (2) additional rooftop tenant identification signs on the building on an interim basis. Site: The site is a 3.16 acre site (137,838 s.f.) located on the block bounded by Fairfax Drive on the north, North Stuart Street on the east, Wilson Boulevard on the south and North Taylor Street on the west. The office development is located on the northern portion of the block that comprises 1.67 acres (73,080 s.f.). Zoning: The site is zoned "C-O-A" Commercial, Office and Apartment Districts. Land Use: The site is designated on the GLUP as "Coordinated Mixed Use Development District". Neighborhood: Ballston Virginia Square Civic Association and the Ballston Partnership. To date there has no response from the neighborhood. However, the Ballston Virginia Square Partnership report that they have no issues or concerns regarding the proposed site plan amendment. DISCUSSION: The Pearson Company, the applicant, is proposing to consolidate two (2) of its Arlington-based business units, Pearson Government Solutions and KEI Pearson into one new location in the Ballston area. With this consolidation, Pearson becomes the second primary tenant, along with Qwest to occupy this office building. The company is proposing to amend SP #256-3 -
Condition #41 of the approved site plan and to amend the comprehensive sign plan to permit two (2) interim rooftop signs on the north and east elevations of the building. Condition #41 limited signage associated with the building to 750 square feet, including retail and office tenants. Currently there is a total of 712.35 square feet of sign area on the building. As the major tenancy in the building changes, the applicant is proposing two (2) interim tenant identification signs. The sign proposed on the east elevation of the building consists of 5 feet high individual letters, by 37 feet long, and measures 185 square feet total. Each letter of the sign would be internally illuminated. The second sign proposed on the north elevation of the building consists of 3-foot high individual letters, by 19 feet 6 and 5/8 inch long, and measures a total of 58.75 square feet. Condition #41 limited all signage (office and retail) to 750 square feet. These signs along with the existing retail signs would bring the total signage on the building to 956 square feet. Condition #41 limits letter heights to "six (6) feet or less." In the interim the signage on the building would total (retail and office) 956 square feet. Staff supports the applicant's request for interim signage on the building. Currently the approved retail signs on the building total 378.35 square feet. The subject building measures 597.4 linear feet. Typically, County policy has been to limit retail signs on site plan buildings to one square foot of linear feet of the building. Thus the retail signage that would be permitted under the existing County policy could total 597.4 square feet. The approved office signs on the building total 334 square feet. Under existing policy, rooftop signs are treated separately from retail signs, however, they are also permitted at the same ratio of one square foot of linear frontage of the building, and so the total rooftop signs on the building could total 597.4 square feet. Approving the interim signage as recommended by staff would bring the total office tenant signs on the building to 577.75 square feet, which would be within the 597.4 square feet of rooftop signage that would be permitted under the "Sign Guidelines for Site Plan Buildings". CONCLUSION: Pearson is expanding its occupancy in the building, while the other primary tenant Qwest, is diminishing its occupancy. It is anticipated that in the future Pearson will become the primary tenant. At that time the existing Qwest signs will be removed and will be replaced by Pearson signs with a similar square footage. Staff supports the applicant's request to amend Condition #41 of the approved site plan that limited all signage on the building to 750 square feet including retail and office uses. Staff recommends approval of the applicant's proposed two (2) interim signs at 243.75 square feet, which would bring the primary tenant signage on the building to 577.75 square feet. In the interim to permit the new primary tenant to identify its presence in the County it would be appropriate to amend Condition #41 to permit an interim total of 956 square feet of signage on the building. Therefore, it is recommended that the County Board approve the proposed amendment to the comprehensive sign plan to add a maximum of two (2) interim rooftop signs totaling 243.75 square feet, subject to amended Condition #41 and with a review of the interim signs in five (5) years (March 2009). 41. The developer agrees to restrict rooftop signs (2) to the east and west elevations of the building. and (2) interim rooftop signs, located on the north and east elevations of the building above the canopy over the North Fairfax Drive entrance. All rooftop signs shall have letter heights of six (6) feet or less. The interim rooftop signage on the building shall be limited to 577.75 square feet. SP #256-4 -
Total sign area for the project will be no greater than 750 956 square feet of signage in the interim, and 750 square feet of signage permanently. The hours of rooftop sign illumination shall be administratively reviewed by the Zoning Administrator six (6) months from the date of issuance of a Certificate of Occupancy. All exterior signs shall be consistent with the guidelines contained in "Sign Guidelines for Site Plan Buildings" and with Section 34 of the Zoning Ordinance. One (1) identification sign is permitted at the building's North Fairfax Drive entrance. The two (2) interim rooftop identification signs (Pearson) are permitted on the north and east elevations of the building as approved by the County Board on March 13, 2004. The Zoning Administrator shall determine whether the signs meet the standards of the guidelines and the Ordinance. A comprehensive sign plan that includes building identification signs and retail signs shall be required. All signs are subject to sign permits being approved by the Zoning Administrator. The applicant agrees that as the Qwest signs are no longer required by Qwest s lease to be available for Qwest s use, then Qwest s signage will be removed and the interim tenant s signage will either (1) replace the existing permanent major tenant signage on the building, or (2) the interim tenant signage would be designated as permanent. Prior to the interim tenant replacing any rooftop signs existing on March 12, 2003, with its own signage, the interim tenant shall remove one of its own rooftop signs, and shall not replace it. If the interim tenant chooses not to remove either of its rooftop tenant identification signs, then the Qwest sign shall be removed and shall not be replaced. SP #256-5 -
PREVIOUS COUNTY BOARD ACTIONS: May 15, 1984 Approved purchase of 909 North Taylor Street. July 11, 1987 Deferred site plan to August 15, 1987. July 28, 1987 August 15, 1987 October 17, 1987 December 3, 1988 February 11, 1989 March 18, 1989 Approved resolution to condemn portion of 4251 Wilson Boulevard for Wilson Boulevard right of way. Approved site plan for mixed-use office, commercial development and conceptually approved the residential development. Approved site plan amendment to use a portion of the property as a parking lot (173 spaces) on an interim basis subject to a condition. Authorized Advertising on the County Board's Own Motion a site plan amendment to modify Condition #56 to reflect the proposed reconfiguration of the pedestrian tunnel connection. Approved site plan amendment to amend Condition #56 on the pedestrian tunnel. Approved resolution to condemn portion of 4251 Wilson Boulevard for North Stuart Street right of way. July 11, 1989 Deferred site plan to September 9, 1989. September 9, 1989 Carried over site plan to September 12, 1989 meeting. September 12, 1989 September 18, 1989 October 7, 1989 October 21, 1989 October 30, 1989 Deferred site plan to September 18, 1989 meeting. Deferred site plan to October 7, 1989 meeting. Deferred site plan to October 21, 1989 meeting. Deferred site plan to October 30, 1989 meeting. Approved site plan for the residential building subject to site plan conditions. SP #256-6 -
December 5, 1989 December 13, 1989 May 29, 1990 June 13, 1992 October 9, 1993 May 20, 1995 Approved contract to purchase 4251 Wilson Boulevard. Approved site plan amendment to incorporate additional site area into the site plan for properties on Wilson Boulevard and North Taylor and Stuart Streets and for additional mixed-use development with four new conditions. Approved conveyance of 909 North Taylor Street, delivery of the deed at the discretion of the County Manager under certain conditions. Approved a site plan amendment to modify condition number 57 to extend the term of the site plan from October 30, 1992 to October 30, 1995 for the parcels of real property known as the properties located in the 800 and 900 blocks of North Stuart Street and North Taylor Street, approval is granted and the parcels so described shall be used only according to the approval requested by the application, subject to all previous conditions and the amended condition number 57 and new conditions number 71 and 72. Denied Site Plan Amendments SP #256 and SP #269 to permit the office density approved for the Jefferson Square site (SP #269) to be constructed on the Stuart Park site (SP #256), including approximately 616,161 square feet of office gross floor area, and to permit the residential density approved for the Stuart Park site to be constructed on the Jefferson Square site, including approximately 61,661 square feet of residential gross floor area, subject to final site plan approval, for premises known as Stuart Park - 800 and 900 blocks of North Stuart Street, on the west side, and 800 and 900 blocks of North Taylor Street, on the east side; and Jefferson Square - 904, 912, and 932 North Randolph Street, 903 North Stafford Street, and 4103 and 4107 North 9th Street. Approved a site plan amendment to extend the site plan term from October 30, 1995 to October 30, 1998, for the parcels of real property known as the SP #256-7 -
800 and 900 blocks of North Stuart Street and North Taylor Street, approval is granted and the parcels so described shall be used only according to the approval requested by the application, subject to all previous conditions and the amended conditions number 57 and 71 and new condition number 73. April 13, 1996 May 13, 1996 June 4, 1996 June 29, 1996 Deferred a site plan amendment (SP #256) request for construction of a residential building including approximately 462,935 square feet of gross floor area, associated parking, modification of use regulations for parking, compact space ratio, coverage and density to May 11, 1996. Deferred a site plan amendment (SP #256) request for construction of a residential building including approximately 462,935 square feet of gross floor area, associated parking, modification of use regulations for parking, compact space ratio, coverage and density in the 800 and 900 blocks of North Stuart Street and North Taylor Street and related items to June 1, 1996. Deferred a site plan amendment (SP #256) request for construction of a residential building including approximately 462,935 square feet of gross floor area, associated parking, modification of use regulations for parking, compact space ratio, coverage and density in the 800 and 900 blocks of North Stuart Street and North Taylor Street and related items to June 29, 1996. Approved and ratified agreement attached to County Manager's report dated June 12, 1996 between the County Board and Fidelio Properties for the sale of County-owned property at 4251,4253, 4255 and 4257 Wilson Boulevard. SP #256-8 - Approved vacation of those portions of North Stuart Street and North Taylor Street, as shown on plat attached to the County Manager's June 13, 1996 report and originally dedicated for public street purposes in Deed Book Z-4, Page 5951; and abandonment and conveyance to Fidelio Properties of the portion of North Taylor Street, as shown on a plat originally dedicated for public street purposes
in Deed Book 1459, Page 240; subject to conditions as set forth in an excerpt from the June 29, 1996 minutes. August 3, 1996 February 7, 2004 Approved site plan amendment for an office building containing approximately 306,000 square feet and associated parking, with modifications to conditions relating to tenant identification signs at the rooftop; County maintenance of the park; façade materials; contribution for pedestrian access improvements and park; and access to parking by retail tenants subject to conditions. Deferred site plan amendment request to amend the comprehensive sign plan and to amend condition #41 of the approved site plan to March 13, 2004. SP #256-9 -