SITE PLAN REVIEW COMMITTEE MEETING AGENDA. DATE: Monday, December 9, :00 10:00 p.m. PLACE:

SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Monday, December 9, 2013 TIME: 7:00 10:00 p.m. PLACE: 2100 Clarendon Boulevard Courthouse Plaza, Room 109/110 Arlington, VA 22201 SPRC STAFF COORDINATOR: Samia Byrd, 703-228-3525 Item 1. The Berkeley (SP #431) 7:00 pm-8:30 pm (RPC# 32-020-002, -010) PC and CB meetings TBD Sophia Fisher (CPHD Staff) Item 2. 1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Scheduled to be heard no earlier than the January PC and CB meetings. Samia Byrd (CPHD Staff) 8:30 pm-10:00 pm The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following: 1. Review site plan or major site plan amendment requests in detail. 2. Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate. 3. Provide a forum by which interested citizens, civic associations and neighborhood conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood. In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10 th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://www.arlingtonva.us/departments/commissions/plancom/plancommain.aspx?lnslinkid=978 For more information on the Site Plan public review process, go to the Arlington County Planning Division s web site on Development Proposals/Site Plans http://www.arlingtonva.us/departments/cphd/planning/applications/site_plans/cphdplanningapplicationssite_p lansmain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://www.arlingtonva.us/departments/cphd/planning/applications/site_plans/cphdplanningapplicationssprc Schedule.aspx

The Berkeley (SP #431) Page 2 I T E M 1 2900 & 2910 S. Glebe Road Site Plan (SP #431, The Berkeley) (RPC# 38-020-002) Steve Sockwell, SPRC Chair SPRC AGENDA: First Meeting November 21, 2013 1) Informational Presentation a) Overview of Site Plan Proposal (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) SPRC Discussion/Prioritization of issues SPRC AGENDA: Second Meeting December 9, 2013 3) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes (if any) ii) Justification for requested changes (if any) b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any) iii) Requested modification of use regulations (if any) 4) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents SPRC Agenda Subsequent meetings 5) Building Architecture a) Design Issues i) Building form (height, massing, tapering, setbacks) ii) Facade treatments, materials, fenestration iii) Roof line/penthouse form and materials iv) Street level activism/entrances & exits v) LEED/Earthcraft/Green Home Choice Score vi) Accessibility vii) Historic Preservation (if applicable) b) Retail Spaces (if applicable) i) Location, size, ceiling heights

The Berkeley (SP #431) Page 3 ii) Storefront designs and transparency iii) Mix of tenants (small v. large, local v. national) c) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting 6) Transportation a) Infrastructure i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking b) Traffic Demand Management Plan c) Automobile Parking i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths) d) Delivery Issues i) Drop offs ii) Loading docks e) Signage (parking, wayfinding, etc.) 7) Open Space a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation) 8) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities d) Historic Preservation e) Other 9) Construction issues i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison Site Location: 200,873 square foot site (4.6114 acres) located south of S. Glebe Road, adjacent to Four Mile Run. The site is bounded by S. Lang Street to the east, and S. Meade Street terminates in an intersection just west of the site.

The Berkeley (SP #431) Page 4 Applicant Information: Applicant AHC, Inc. 2230 N. Fairfax Drive, Suite 100 Arlington, VA 22201 Mary Claire Davis (703) 678-9434 davismc@ahcinc.org Engineer Walter L. Phillips, Inc. 207 Park Ave Falls Church, VA 22046 Karen White (703) 532-6163 kwhite@wlpinc.com Attorney Walsh Colucci Lubeley Emrich &Walsh, PC 2200 Clarendon Boulevard, 13th Flr. Arlington, VA 22201 Nan Walsh (703) 528-4700 nwalsh@arl.thelandlawyers.com Landscape Architect Walter L. Phillips, Inc. 207 Park Ave Falls Church, VA 22046 Brian Richards (703) 532-6163 brichards@wlpinc.com Architects MTFA Architecture 2311 Wilson Blvd. Arlington, VA 22201 Michael Foster (703) 524-6616 mfoster@mtfa.net Trafic Engineer Kimley-Horn and Associates, Inc. 11400 Commerce Park Drive, Suite 400 Reston, VA 20191 McLean, VA 22102 Ed Papazian (703) 674-1307 ed.papazian@kimley-horn.com BACKGROUND: A site plan is proposed to redevelop the site of the existing Berkeley Apartments at 2900 and 2910 S. Glebe Road. The applicant, AHC Inc., proposes to redevelop the site with two 5-story apartment buildings with a total of 287 units. There is no General Land Use Plan (GLUP) amendment requested with this application; however, the applicant is proposing to rezone approximately 18,170 square feet from S-3A to RA8-18. In association with the site plan amendment, the applicant requests to modify the height limit and the parking ratio. The following provides additional information about the site and location: Site: The subject site is bounded by Four Mile Run to the south, S. Glebe Road to the north, S. Lang Street to the east, and S. Meade Street terminates in an intersection just west of the site. A portion of the property adjacent to Four Mile Run is in the floodplain and the Resource Protection Area (RPA). The site is approximately 200,873 square feet (4.6114 acres) and is surrounded by the following land uses: To the north: To the east: To the south: To the west: S. Glebe Road; Shirley Park Shopping Center designated Service Commercial on the GLUP and zoned C-1 and C-2. Immediately to the east is an office building designated Low-Medium Residential on the GLUP and zoned C-1-O ; also the Four Mile Run Park. Four Mile Run (designated as Public on the GLUP) and the City of Alexandria. Four Mile Run Park, designated as Public on the GLUP and zoned S3-A.

The Berkeley (SP #431) Page 5 NORTH Existing Zoning: RA8-18 Apartment Dwelling District and S3-A Special District. General Land Use Plan Designation: Low-Medium Residential (16-36 units/acre). Neighborhood: The site is located within the boundaries of the Long Branch Creek Civic Association and is immediately adjacent west of the Arlington Ridge Civic Association. In addition, the City of Alexandria is directly south of the site. Existing Development: The site is currently developed with two, four-story apartment buildings with a total of 137 units. One-Hundred and Ten (110) of the existing units are affordable dwelling units (ADUs), and the remaining 27 units are market rate. The two apartment buildings were constructed in the 1960 s, and were purchased by AHC in 2000.

The Berkeley (SP #431) Page 6 Development Potential: Site Plan Area: 200,873 sq ft Existing Zoning RA8-18 By-Right 182,703 sq ft S-3A By-Right 18,170 sq ft RA8-18 Site Plan 182,703 sq ft S-3A Site Plan 18,170 sq ft Proposed Zoning RA8-18 By-Right 200,873 sq ft DENSITY ALLOWED/TYPICAL USE Apartment Houses/Town House Dwellings: 1,200 sq ft/lot (36.3 DU/Ac) 152 units Parks, schools, churches, other public uses: 6,000 SF minimum lot size Single Family Dwellings: 3 acre minimum lot size Townhouses/Apartment Houses: 45 DU/Ac Hospitals and Institutions of an Educational, Religious, Charitable or Philanthropic Nature: 5 acre minimum lot size All other uses: 6,000 SF minimum lot size (7.26 DU/ac) MAXIMUM DEVELOPMENT 0 units 189 units 3 units Apartment Houses/Town House Dwellings: 1,200 sq ft/lot (36.3 DU/Ac) 167 units RA8-18 Site Plan 200,873 sq ft Townhouses/Apartment Houses: 45 DU/Ac 207 units Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan: Proposed Site Area 200,873 sq ft (4.6114 Ac) Density Residential GFA 260,200 sq ft (287 Units) Residential Density 1 62 DU/Acre RA8-18 Max. Permitted Residential Units 167 Units RA8-18 Max. Permitted Residential Density 36.3 DU/Acre Height Average Site Elevation 11.43 ft Residential Building 5 Stories Main Roof Elevation 2 61 ft Main Roof Height 72.43 ft Penthouse Roof Elevation 81.93 ft Penthouse Roof Height 70.5 ft Penthouse Height 9.5 ft RA8-18 Max. Permitted Residential Height 4 Stories Parking Residential Building Parking Spaces 264 1 Includes 50,218 sq ft of bonus density for LEED Silver Certification at.25 FAR converted to 55.79 units at an average unit size of 900 sq ft per unit, 20,087 sq ft of bonus density for LEED EBOM Certification at.1 FAR converted to 22.3 units at an average unit size of 900 sq ft per unit, and 25% bonus density for Affordable Housing at 41.8 units. 2 Includes a request for a modification of one (1) additional foot of height.

The Berkeley (SP #431) Page 7 Standard 225 Compact 39 (15%) Handicap 7 Residential Parking Ratio Residential Parking Ratio 3 LEED Residential Building LEED Silver Existing Buildings: Operations & Maintenance Certified.92 sp/unit 1.125 sp/unit for the first 200 units; 1 sp/unit over 200 units 52 Points 43 Points Density and Uses: Approximately 91% of the site is currently zoned RA8-18, which permits by site plan apartment buildings, townhouses, low or moderate income housing, as well as single and two family dwellings. The zoning district permits additional height and density in the revitalization area of the Fort Myer Heights North Special District. The site s GLUP designation, which is consistent with the current zoning, Low-Medium Residential, provides for the development of 16-36 dwelling units per acre of residential. The remaining 9% of the site is zoned S3-A, which permits by site plan hospitals, schools, institutions of higher learning, and single family dwellings, among other uses. The applicant proposes to rezone the portion of the site currently zoned S-3A to RA8-18. The applicant proposes to redevelop the site with two 5-story residential multifamily buildings with at total of 287 units. The proposal includes 171 ADU (60%) and 116 market rate units. Permitted density for multifamily residential use based on the subject site and site area is 152 units under the current zoning, and 167 units under the proposed rezoning. The applicant requests bonus density for the residential use for commitment to certify the building at the LEED Silver level rating (.25 FAR), the LEED EBOM rating (.1 FAR) and 25% bonus density for affordable housing. The breakdown of the proposed density is shown in the chart below. Density Calculation Site Area 200,873 sq ft (4.61 ac) Existing Zoning RA8-18 and S-3A Maximum Residential Density Permitted 36.3 du/ac and 7.26 du/ac Proposed Zoning RA8-18 Site Area Allocated to Residential 200,873 sq ft (4.61 ac) Base Residential Density 167.37 units Average Unit Size 900 sq ft ADU Bonus 25% 41.8 units LEED Bonus Density @ Silver level Residential GFA (.25 FAR) 50,218 sq ft or 55.79 units LEED EBOM Bonus Density (.1 FAR) 20,087 sq ft or 22.3 units Residential Density Proposed 287 units 3 Section 14.3 of the Zoning Ordinance calls for 1.125 space/unit for the first 200 units and 1 space/unit for each unit above 200, which equates to 312 spaces for the 287 units proposed.

The Berkeley (SP #431) Page 8 Site and Design: The applicant proposes two buildings to be separated by a driveway that will provide access to the garage in the rear of the building. The driveway will extend to the east and provide visitor parking and access for emergency equipment, and will also extend to the west and connect to S. Glebe Road at the intersection with S. Meade Street. The western driveway will provide both access for emergency equipment to the rear of the building and vehicular circulation through the site. The two buildings are oriented towards S. Glebe Road, with the main pedestrian entrance to both buildings off the entry plaza to the front of the buildings. Both buildings are a modified L shape. The front façades of both buildings angle away from S. Glebe Road towards the entry plaza due to an existing sanitary sewer easement. There is an entry plaza proposed between the two buildings that will provide an opportunity for pickup and drop off activities. The area in front of the two buildings is proposed to be landscaped. Two private plazas are proposed, one to the rear of each proposed building, as well as a play area for children is proposed at the far eastern corner of the site. The plazas will be comprised of both hardscape and softscape materials and will be available for use by the residents. To the rear of the property, the applicant proposes a black iron fence with an access-controlled gate at the eastern end of the property for residents to access the Four Mile Run trail. In addition, there are high-voltage transmission lines to the rear of the property adjacent to the Four Mile Run trail. The two buildings are proposed to share a garage, with the garage entrance located to the rear of Building 1 (the eastern building). Loading access is to the rear of both buildings, at the rear of the two wings that face Four Mile Run. The two buildings are proposed to be of a modern design, with the materials comprised of multi-color masonry, powder coated aluminum frame glass, aluminum mesh handrails, cement and metal panels. The building design also proposes a notched effect on the front façade to provide visual interest.

The Berkeley (SP #431) Page 9 View looking east from the intersection of S. Glebe Road and S. Meade Street. View looking west from the Four Mile Run trail. LEED: The applicant proposes that the residential buildings be certified under the U.S. Green Building Council s LEED New Construction and Major Renovation program at the Silver level rating, as well as the LEED for Existing Buildings: Operations and Maintenance (EBOM) program. Bonus density consistent with the County s Green Building Density Incentive Program is requested for both programs at.25 FAR for LEED Silver and.10 FAR for LEED EBOM. In order to earn the bonus density, the buildings would need to meet the current minimum design standard of 18% energy efficiency and the applicant would agree to report post-occupancy energy usage to the County for 10 years. The LEED EBOM certification would be required within four years of occupancy to measure post-occupancy environmental performance of several factors

The Berkeley (SP #431) Page 10 including but not limited to energy and water efficiency, occupant comfort, use of alternative transportation, and recycling over a sustained period of time (at least one year). Transportation: The Master Transportation Plan (MTP) classifies South Glebe Road in this location as a Type D Primarily Garden Apartments and Townhouse Neighborhoods. The MTP calls for on-street parking as a priority for this type of street, as well as a 6 8 foot sidewalk with a 5 6 foot green strip. Trip Generation: A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Kimley-Horn & Associates and dated July 23, 2013. The analysis assessed the impact of the development on the adjacent street network. The analysis concludes that approximately 105 AM peak hour vehicle trips and 127 PM peak hour vehicle trips would be generated from the proposed development. In terms of comparing the vehicle trips of existing uses to vehicle trips of the proposed use, the analysis notes that the proposed project would result in 65 net-new AM peak hour vehicle trips and 56 net-new PM peak hour vehicle trips. The study states that, with the proposed development, there would be virtually no increase in vehicle delay. All intersections would continue to operate at Level of Service (LOS) D or better, with the exception of South Glebe Road and Arlington Ridge Road during the AM peak hour. The added traffic from the development would only increase the delay by less than 2 seconds. Streets: South Glebe Road is a four-lane arterial, with no on-street parking adjacent to the subject site. There could be an opportunity to provide some on-street parking on the project side of the street. The existing development has two (2) curb cuts and the proposed development would have two (2) curb cuts in the same location as today. Sidewalks and Pedestrian Connections: The existing sidewalk on South Glebe Road is approximately six (6) feet wide with a grass strip adjacent to the curb. There are some shrubs and trees planted at the back of sidewalk. Proposed would be an eight (8) foot sidewalk and a five (5) foot planting strip with street trees, which would be compliant with what the MTP calls for on this type of street. Parking, loading and transit: Access to parking and loading for the proposed project would be at the back of the site, off of the proposed driveway. The applicant proposes a total of 264parking spaces, 256 of which would be provided in an underground structure and eight (8) visitor spaces located at the surface at the rear of the site. The standard minimum site plan parking ratio for residential uses is one (1) parking space per unit. The Zoning Ordinance requires 1 space for the first 200 units and one space per unit for each additional unit thereafter. The proposed residential parking ratio is 0.92. The site is not located within walking distance of a metro station, but there is a bus stop located on North Glebe Road immediately adjacent to the subject property. The bus stop serves Metrobus 23A and 23C, 10B, and ART 87. Metrobus 23A and 23C provide service to the Crystal City and Ballston metro stations. It also serves McLean. The bus stop is also served by the Metrobus 10B route, which provides service to Ballston and Braddock Road metro stations. The ART 87 route serves Shirlington and the Pentagon metro station.

The Berkeley (SP #431) Page 11 DISCUSSION Modification of Use Regulations: The following modifications to Zoning Ordinance requirements are requested with the subject site plan request: Bonus density for LEED Silver residential (.25 FAR) and.10 FAR for LEED EBOM; Bonus density for Affordable Housing (25%); Reduced parking ratio for residential uses at.92 spaces/unit; and Bonus height, one foot (1 ) over the permitted 60 maximum. Adopted Plans and Policies: In addition to regulations provided in the Zoning Ordinance for RA8-18 site plan development, the 2006 Four Mile Run Master Plan and the 2009 Four Mile Run Design Guidelines provide guidance for redevelopment of the subject site. While the plan does not provide guidance specific to the subject site, there is general guidance included in the plan related to redevelopment and urban design. Attributes and elements around which the Master Plan and Design Guidelines are based include: Master Plan: New development should engage and open up to the stream. New development should extend to within 10 feet to 15 feet of public promenades, or as close as the Resource Protection Area boundary permits; the available space would be appropriate for terraces or gardens. Buildings in urban redevelopment areas should be two (2) to five (5) levels, depending on use and location. The first level should be devoted to retail or office use with 75-90 percent fenestration and functioning doors at approximately 60-foot-minimum intervals. The remaining levels should consist of residential or office uses with functioning doors and 40-80 percent fenestration. Balconies are encouraged. Vehicles will not be permitted to access the edge of the stream. Parking facilities will be located at the rear of buildings, away from the edge of the stream. Design Guidelines: Encourage stormwater planters and maximize the use of pervious surfaces. Encourage green roofs. Encourage incremental building stepbacks along the stream for increased solar access and views of the sky from the promenade. Encourage orientation that places the longest sides of buildings perpendicular to the stream corridor for increased solar access and views of the sky from the promenade. Minimize continuous fences between buildings and the promenade; provide access along promenade. Encourage ground floor transparency and interior-exterior visual connections in locations facing the stream, important viewsheds, and other pedestrian-oriented areas (recommended 75-90 percent fenestration at the first level for retail, commercial and public uses). Within existing land use/zoning requirements, encourage active, pedestrian friendly ground floor uses facing the stream (such as retail, occupied commercial, residential, other public or semi-public uses).

The Berkeley (SP #431) Page 12 Within existing land use/zoning requirements, prohibit static uses such as storage, parking, over-sized lobbies, utility and trash rooms. Avoid pedestrian conflicts such as loading docks or parking garage entrances in locations facing the stream and within important viewsheds, prominent approaches to the stream corridor, and other pedestrianoriented areas. Maximize number and proximity of functioning doors and entrances (recommended 60 maximum spacing) in locations facing the stream, important viewsheds, and other pedestrian-oriented areas. Orient building fronts to the stream. Where not feasible or practical, create facade elements on the stream-facing side of the building that engage the stream and pedestrians. These elements include breaks in the building facade, installation of awnings and windows, lighting, and landscaping or other uses integral to the building that reinforce activity along the stream. Such uses include lunch or exercise rooms, meeting rooms, or other group assembly areas. Illuminate buildings and associated public spaces for safety. Increase public space visibility and multiple sightlines from adjacent development. Increase connectivity and permeability in and around the stream corridor. Encourage bike facilities (including entrances) to open up to promenade. Create public terraces, plazas, and garden spaces between developments and promenade. Encourage innovative, contemporary, sustainable architecture. Create a variety of building forms facing the stream. Issues: The following major preliminary issues have been identified by staff for further analysis, review and discussion: Land Use and Zoning With the combination of bonuses for LEED and affordable housing, the proposed density of 62 units/acre exceeds the GLUP recommended 16-36 units/acre. Site and Design Proposal does not consider thoroughly recommendations of the Four Mile Run Design Guidelines specifically: o Activating both sides of the proposed buildings and providing public access through the site. o Fence proposed to the rear of the site Building orientation: realign the wings of the building such that they are parallel to the driveway. Location of the plaza that currently fronts on S. Glebe Road: could be relocated to the rear of the property and become a small plaza/gathering spot for both residents and the public as it would be adjacent to the trail. Ground floor units do not provide for at grade access and do not activate the streetscape. Add doors to the units on the first floor of the buildings, especially on the S. Glebe Side to break up the two very long façades and provide activation along the street. Transportation

The Berkeley (SP #431) Page 13 The applicant has requested a reduced parking ratio based on a survey of AHC-managed affordable multifamily units that shows that the demand for parking is lower at affordable buildings, both in Metro corridors and out of Metro corridors. Proposed alignment of the driveway would conflict with the driveway of the shopping center across S. Glebe Road. Landscape and Open Space Public access easement is currently not proposed between the two buildings nor is public access proposed to the Four Mile Run trail to the rear of the site consistent with the Four Mile Run Design Guidelines. Environmental The majority of the site is located in the floodplain and RPA, measures to reduce stormwater runoff and increase infiltration should be incorporated into the design of the site. In addition to the preliminary issues identified by staff, the SPRC identified several areas for further discussion during the first SPRC meeting on November 21, 2013. The primary areas for further discussion as identified during the first SPRC meeting were: consistency with the Four Mile Run Master Plan and the Four Mile Run Design Guidelines; site design and layout, and building design. The full meeting summary has been posted on the site plan project page. SPRC Neighborhood Members: Jan Bauer Long Branch Civic Association, President jan.i.bauer@gmail.com Katie Buck Arlington Ridge Civic Association, President kathrynlbuck@gmail.com Liz Birnbaum Arlington-Alexandria Joint Task Force on Four Mile lizesq@verizon.net Run. John Breyault Long Branch NCAC jammingecono@gmail.com Nancy Swain Arlington Ridge Civic Association nancres@comcast.net Interested Parties: Dirk Geratz City of Alexandria Department of Planning and Zoning dirk.geratz@alexandriava.gov Planning Commissioner Chairing This Item: Steve Sockwell Chair sock3@verizon.net Erik Gutshall erik@gutshall.net Inta Malis iamalis@cs.com Staff Members: Sophia Fisher CPHD Planning (703) 228-0771 ssfisher@arlingtonva.us Melanie Jesick DES Transportation (703) 228-3540 mjesick@arlingtonva.us Jason Papacosma DES Watershed Programs Manager (703) 228-3613 jpapacosma@arlingtonva.us

Page 14 I T E M 2 1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Nancy Iacomini, SPRC Chair SPRC AGENDA: First Meeting June 20, 2013 1) Informational Presentation a) Overview of Site Plan Proposal (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes (if any) ii) Justification for requested changes (if any) b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any) iii) Requested modification of use regulations (if any) 3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents SPRC AGENDA: Second Meeting July 18, 2013 4) Building Architecture a) Design Issues i) Building form (height, massing, tapering, setbacks) ii) Facade treatments, materials, fenestration iii) Roof line/penthouse form and materials iv) Street level activism/entrances & exits v) LEED/Earthcraft/Green Home Choice Score vi) Accessibility vii) Historic Preservation (if applicable) b) Retail Spaces (if applicable) i) Location, size, ceiling heights ii) Storefront designs and transparency iii) Mix of tenants (small v. large, local v. national) c) Service Issues i) Utility equipment

Page 15 ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting SPRC Agenda: Third Meeting September 30, 2013 5) Introduction (SPRC Chair) 6) Updates on Outstanding Issues Bonus Density Request (Staff/Applicant) 7) SPRC Review and Discussion a) Architecture Continued: i) Applicant Presentation Plan Revisions ii) Building Materials & Lighting iii) Residential Ground Floor iv) Façade Elevations All Frontages v) Building Design at Fairfax & Glebe (Corner and Primary Entrance) vi) Historic Preservation Blue Goose b) Transportation i) Circulation and Access (1) Garage and Loading Entrances (2) Function of N. Wakefield Street (3) Delivery Issues (a) Drop offs (b) Loading docks ii) Infrastructure (1) Mass transit facilities and access (2) Street systems (w/existing and proposed cross sections) (3) Vehicular and pedestrian routes (4) Bicycle routes and parking (a) Cycle Track on N. Fairfax Drive iii) Automobile Parking (1) Proposed v. required (tenant, visitor, compact, handicapped, etc.) (2) Access (curb cuts, driveway & drive aisle widths) iv) Traffic Demand Management Plan (Standard) 8) Wrap Up and Summary (SPRC Chair) SPRC AGENDA: Fourth Meeting October 17, 2013 9) Open Space a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation) 10) Community Benefits a) Public Art b) Affordable Housing c) Underground Utilities

Page 16 d) Historic Preservation e) Other 11) Construction issues i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison SPRC AGENDA: Fifth Meeting October 28, 2013 12) Summary and Overview of Outstanding Issues a) Building Architecture b) Landscape/Open Space Plaza Design c) Parking Garage(s) d) Community Benefits 13) Applicant Response 14) Wrap Up Discussion SPRC AGENDA: Sixth Meeting December 9, 2013 15) Introduction and Summary of Agenda (SPRC Chair) 16) Applicant Presentation Design a) Landscape/Open Space Plaza Design b) Building Architecture 17) Discussion & Wrap Up Site Location: 90,487 square foot site (2.077 acres) located in the Ballston Metro Station area, on the block generally bounded by Fairfax Drive to the south, N. Glebe Road to the east, 11 th Street to the north and Wakefield Street to the west.

Page 17 Applicant Information: Co-Applicant Marymount University 2807 N. Glebe Road Arlington, VA22207 Dr. Ralph Kidder (703) 284-1480 Ralph.kidder@marymount.edu Co-Applicant Shooshan Company 4075 Wilson Boulevard, #440 Arlington, VA 22203 Brian Scull (703) 527-8600 x 229 bscull@shooshancompany.com Engineer Bowman Consulting 3863 Centerview Drive, Ste. 300 Chantilly, VA 20151 Scott Delgado (703) 464-1000 sdelgado@bowmanconsulting.com Trafic Engineer Wells & Associates, LLC 1420 Spring Hill Road, Ste. 600 McLean, VA 22102 Christopher L. Kabatt (703) 917-6620 clkabatt@mjwells.com Attorney Walsh Colucci Lubeley Emrich &Walsh, PC 2200 Clarendon Boulevard, 13th Flr. Arlington, VA 22201 Martin D. Walsh (703) 528-4700 mwalsh@arl.thelandlawyers.com Landscape Architect Studio 30 Landscape Architecture, PC 6416 Grovedale Drive, Ste. 100A Alexandria, VA 22314 Joe Plumpe (703)719-6500 jplumpe@studio39.com Architects Gensler (Office) 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 Theresa_sheils@gensler.com SK&I Design Group (Residential) 7735 Old Georgetown Road, Ste. 1000 Bethesda, MD 20814 Marius Radulescu (301) 881-1441 mradulescu@skiarch.com LEED Consultant Gensler 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 Theresa_sheils@gensler.com BACKGROUND: A site plan amendment is proposed to redevelop the site of the existing Marymount University Blue Goose building at 1000 N. Glebe Road. The co-applicants, Marymount University and the Shooshan Company, propose to redevelop the site with a 9-story, office building for use primarily by Marymount University as a school of higher instruction, and a 15-story, multifamily residential building. There is neither a General Land Use Plan (GLUP) amendment nor rezoning requested in association with the subject site plan amendment. In association with the site plan amendment, the applicant requests to vacate an existing public street and utilities easement, dedicate certain other area for sidewalk easement and requests encroachments of a portion of building and garage also in easement area. Since the initial proposal, the application has been revised as follows: o Reduced the total number of units in the proposed residential building from 272 to 267 with the relocation of the proposed garage entrance from N. Glebe Road;

Page 18 o Reduced the residential parking spaces from 286 spaces to 265 spaces and therefore changing the proposed ratio from 1.05 spaces per dwelling unit to.99 spaces per dwelling unit; o Modified the building s ground floor to provide for 3,000 square feet of retail on N. Glebe Road. o The proposed office building for use primarily as a school for higher instruction remains unchanged as to gross floor area and height. However, with the addition of retail to the residential building, the site area allocations have changed, as well as related calculations to the project s overall GFA and density. The following provides additional information about the site and location: Site: The subject site is located in the Ballston Metro Station area on the block generally bounded by Fairfax Drive to the south, N. Glebe Road to the east, 11 th Street to the north and N. Wakefield Street to the west. The site is approximately 90,487 square feet (2.077 acres) and is surrounded by the following land uses: To the north: To the east: To the south: To the west: Immediately north is the Ballston Plaza 1 office building (SP #190) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. N. Glebe Road; Fairgate at Ballston Phase II (SP #218), 9-story office building designated Medium Office Apartment Hotel on the GLUP and zoned C-O- 2.5. Fairfax Drive; The Regent, 12-story office building (SP #331) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. N. Wakefield Street; Ballston One office building (SP #190) designated Medium Office Apartment Hotel on the GLUP and zoned C-O-2.5. Existing Zoning: C-O-2.5 Commercial Office Building, Hotel and Apartment District.

Page 19 General Land Use Plan Designation: Medium Office Apartment Hotel (Up to 2.5 FAR Office, 115 Units per Acre Apartment, and 180 Units per Acre Hotel). Neighborhood: The site is located within the boundaries of the Bluemont Civic Association as is immediately adjacent west of the Ballston Virginia Square Civic Association. Existing Development: The site is currently developed with an eight-story, 115,659 square foot office building and 202 surface parking spaces. The building constructed by a 1962 variance was approved for a site plan in 1967 to address issues of non-conformance as to parking. The building s current use is as a school of higher instruction by Marymount University as approved by a site plan amendment in 1992. Development Potential: Site Plan Area: 90,487 sq ft DENSITY ALLOWED/TYPICAL USE MAXIMUM DEVELOPMENT C-O-2.5 By-Right All Uses and Permitted in R-6 Offices, business and professional, including medical, legal, insurance, philanthropic, real estate, banking and other offices, which in the judgment of the Zoning Administrator, are of the same general character as those listed above. Uses customarily incidental to any of the above uses and accessory buildings, when located on the same lot, including automobile parking garage for the exclusive use of the patrons of the above offices. 6,000 sq ft Lot One-Family Dwelling: 15 Dwellings.60 FAR: 54,292 sq ft GFA all other uses C-O-2.5 Site Plan Office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings. 2.5 FAR Commercial/ Office/ Industrial: 226,217 sq ft GFA 115 DU/Acre Residential: 238 Units 180 DU/Acre Hotel: 373Rooms Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan (revised to reflect the reduction in residential units and the addition of retail in the residential building): Site Area Office Commercial Site Area Residential Site Area Density Academic Office Building Office Proposed 90,487 sq ft (2.077 Ac) 18,731 sq ft (0.430 Ac) 71,756 sq ft (1.647 Ac) 165,048 sq ft 55,067 sq ft

Page 20 Education 4 109,981 sq ft 5 Bonus Density Open Space & Other Environmental Amenities 103,237 sq ft LEED Gold (.35 FAR) 6,555.95 sq ft Affordable Housing (.25 FAR) 4,682.82 Density Exclusions (7,422 sq ft) Auditorium (6,744 sq ft) Below Grade Storage (518 sq ft) Vertical Shafts & Vents (160 sq ft) Residential Building Residential Units 267 Units Retail GFA 3,000 sq ft Bonus Density 6 77 Units LEED Gold (.40 FAR) 30 Units (28,702.28 sq ft) Affordable Housing (25% of Base Units) 47 Units Office Commercial Density (Office Commercial Site Area) 8.97 FAR Office Commercial Density (Effective) 1.85 FAR Residential Density 162 DU/Acre C-O-2.5 Max. Permitted Office/Commercial GFA 46,828 sq ft C-O-2.5 Max. Permitted Office/Commercial Density 2.5 FAR C-O-2.5 Max. Permitted Residential Units 189 Units C-O-2.5 Max. Permitted Residential Density 115 DU/Acre Height Average Site Elevation 263.53 ft Office Building 9 Stories Main Roof Elevation 380.00 ft Main Roof Height 116.48 ft Penthouse Roof Elevation 398.00 ft Penthouse Roof Height 134.48 ft Penthouse Height 18.00 ft Residential Building 15 Stories Main Roof Elevation 421.09 ft Main Roof Height 157.57 ft Penthouse Roof Elevation 435.09 ft Penthouse Roof Height 171.57 ft Penthouse Height 14 ft C-O-2.5 Max. Permitted Office Height 12 Stories C-O-2.5 Max. Permitted Residential Height 16 Stories Parking Office Building Parking Spaces 313 Standard Spaces 253 Compact Spaces 52 (16.61%) Handicap Spaces 8 Office Use 73 Instruction of Higher Education 7 240 Retail 8 0 4 This includes Marymount uses of classrooms, laboratories, academic offices, retail/food/flex space on the ground floor and auditorium. 5 Of the total 109,981 square feet proposed in the office building as use for school of higher instruction, the applicant requests 103,237 square feet of bonus density for provisions for open space and other environmental amenities and 6,744 square feet be excluded from density calculations for the provision of community and County access and use of auditorium and conference space in the building. 6 Includes 28,702 sq ft of bonus density for LEED Gold Certification at.40 FAR converted to 30 units at an average unit size of 943 sq ft per unit and 25% bonus density for Affordable Housing at 47 units based on the total of 189 units permitted under the C-O-2.5 Zoning District at 115 DU per Acre. 7 The 240 spaces for educational use is based on enrollment of 2,000 students (200 spaces) and a total of 60 faculty and staff (40 spaces).

Proposed Office Commercial Parking Ratio Proposed Instruction of Higher Education Ratio 1000 N. Glebe Road (SP #64) Page 21 1 sp per 754 sq ft Office GFA 1 sp Per 10 Students 2 sp Per 3 Faculty & Staff Residential Building Parking Spaces 265 Standard 212 Compact 47 (17.74%) Handicap 6 Residential Parking Ratio C-O-2.5 Min. Permitted Parking Req. Office Commercial Parking Ratio Site Plan Standard Req. Residential Parking Ratio Site Plan Standard Req. School of Higher Instruction Parking Ratio Standard LEED Office Building LEED (CS) Residential Building LEED (NC).9 sp/unit As Approved By Site Plan 1 space per 580 sq ft GFA (100 sp) 1 sp per unit (267 sp) 1 sp per 10 students (200 sp) 2 sp per 3 faculty/staff (40 sp) Gold Certification Level 63 Points 61 Points Density and Uses: The site s current zoning of C-O-2.5 permits by site plan, office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings, the purpose of which is to provide for redevelopment in the Metro Corridors at the County Board s discretion. The site s GLUP designation, which is consistent with the current zoning, Medium Office Apartment Hotel, provides for the development of up to 2.5 FAR office, commercial and/or industrial use, 115 dwelling units per acre of residential and 180 units per acre hotel. The applicant proposes to redevelop the site with a 9-story, 165,048 square foot office building to include educational uses and a 15-story, 267-unit multifamily building. Permitted density for office commercial use based on the site area allocations for the proposed project uses is 46,828 square feet of gross floor area. The applicant requests bonus density for the office commercial building with a commitment to certify the building at the LEED Gold rating (.35 FAR) consistent with the County s Green Building Density Incentive Program provisions (Zoning Ordinance Provision 15.6.7.A.1) and the provision of affordable housing (.25 FAR) under Zoning Ordinance section 15.6.9.B. With the provision of 109,981 square feet of gross floor area associated with academic uses in the proposed office building, the applicant requests 103,237 square feet of bonus density under Zoning Ordinance provision 15.6.7.A.1., provisions made for open space and other environmental amenities, and 6,744 square feet of gross floor area associated with the school of higher instruction be excluded from density calculations for provision of auditorium and conference room space that would be made available to the community and County. Permitted residential density under the GLUP would result in a total of 189 units based on the proposed site area allocation for this use. The applicant requests bonus density for the residential use for commitment to certify the building at the LEED Gold level rating (.40 FAR) consistent with the County s Green Building Density Incentive Program provisions (Zoning Ordinance Provision 15.6.7.A.1) and 25% bonus density for the provision of affordable housing under Zoning Ordinance Provision 15.6.9.A. Site and Design: The applicant proposes two buildings to be separated by a landscaped plaza and that frame an interior courtyard. The slightly parallelogram shaped, 9-story office building is proposed fronting on Fairfax 8 It is proposed that retail parking spaces would be shared with other building use spaces.

Page 22 Drive oriented south and west on the site. The L-shaped, 15-story residential building is sited north and east on the site, anchoring the corner of N. Glebe Road and the site s northern boundary. Anchoring the corner of the site at Fairfax and N. Glebe Road is a proposed public, landscaped plaza. Both buildings sit atop of three levels of below grade parking. The ground floor of the office building proposes retail/food service on the building s south elevation, at the corner fronting on Fairfax Drive and N. Wakefield Street with a main entrance mid-block primarily for the office use on Fairfax Drive. It is proposed that office use would occupy floors seven through nine of the building and would ultimately provide for the future expansion of Marymount University into the space. Continuing east on Fairfax Drive, is flexible space whose use is to be determined but may include a gallery, bookstore or other retail type use. Set back from the corner of Fairfax and Glebe on the plaza is another entrance primarily for the educational use proposed for floors one through six. Immediately adjacent to the interior landscaped courtyard area is a proposed auditorium. Garage and loading access is proposed on the building s western elevation on N. Wakefield Drive. The building s modern design comprises reddish colored, terracotta panels on the north, west and south elevations, with a vision and spandrel glass curtain wall comprising the building s east elevation. A metal canopy tops the building at the corner of Fairfax and N. Glebe and extends for a majority of the length of the Glebe Road elevation. In response to comments by staff and the SPRC regarding the Marymount/office building s design at the corner of Fairfax and North Glebe, the applicant has proposed revisions that would include a vertical architectural element extending up the building to the penthouse. In addition, the applicant has revised the plans to show a retail space at the ground floor where the façade materials at grade and on the interior would incorporate blue panels to address comments regarding the provision of historic reference to the existing Blue Goose building. The residential building proposes a main entrance off of N. Glebe Road off set from the landscaped plaza. Residential amenity space is proposed to front N. Glebe Road and the building s north elevation. At the building s northeast on N. Glebe Road is a proposed garage access. The building s west elevation on N. Wakefield Street is proposed loading access. The south elevation of the building proposes ground floor residential units fronting on the landscaped,

Page 23 plaza/courtyard and residential amenity space moving east along the south elevation. The design of the building is intended to compliment but not replicate that of the proposed office building. The all brick building would be comprised of buff and varying gray colored masonry with gray metal panels. A metal canopy tops the building along the entire length of the Glebe Road elevation. In response to SPRC comments, the applicant has relocated the proposed residential building garage entrance from N. Glebe Road to N. Wakefield Street. In addition, the building has been set back from its previous location approximately five feet on N. Glebe Road and retail is now proposed along the N. Glebe Road frontage of the building. The proposed public plaza located at the corner of Fairfax and Glebe and public access way between the two buildings would be comprised of both hardscape and softscape to include seat walls, specialty paving and lighting, trees and planters. Interior between the buildings would be a pedestrian path adjacent to the office building and the opportunity for outdoor seating throughout. A wall provides private outdoor area for the ground floor residential units within the interior plaza. Immediately adjacent on the west elevation of the residential building would be a dog run and a covered shuttle bus stop. Along Fairfax Drive is proposed outdoor seating in association with retail/food service. In response to staff and SPRC comments, the applicant has continued to review and refine the design of the public plaza at the corner of Fairfax and Glebe including providing for more open green space and softscape and increased opportunities to activate the space with outdoor seating. LEED: The applicant proposes that both the office building and the residential building be certified under the U.S. Green Building Council s LEED program at the Gold level rating. Bonus density consistent with the County s Green Building Density Incentive Program is requested for both buildings at.35 FAR for the office building and.40 FAR for the residential building. Transportation: The project site is located on the southern half of the block bound by N. Glebe Road, Fairfax Drive, and N. Wakefield Street. The Master Transportation Plan (MTP) Map identifies N. Glebe Road as a Type B-Primary Urban Mixed-Use Arterial, Fairfax Drive as a Type A-Primary Retail Oriented Mixed-Use Arterial, and N. Wakefield Street as an Urban Center Local street. The site is well served by transit (ART, Metrorail and Metrobus), located four blocks from the Ballston MU Metrorail station and one block from the proposed western entrance to the same

Page 24 station. The site is also one block from Interstate 66 (I-66), with Fairfax Drive functioning in part as entry/exit ramps. Located at the confluence of multiple on-street and off-street bicycle/trail facilities, the site is easily accessible to cyclists. Based on historic traffic count data (VDOT), the traffic volumes on North Glebe Road and Fairfax Drive in the vicinity of the site have remained stable or slightly declined. Table 1. VDOT Historic Daily Traffic Volume Data Roadway From: To: 2004 2005 2006 2007 2008 2009 2010 2011 Glebe Road Washington Blvd. Fairfax Dr. 32,000 31,000 30,000 32,000 32,000 33,000 28,000 30,000 Fairfax Drive I 66 Glebe Rd. 32,000 32,000 NA 33,000 35,000 32,000 32,000 33,000 Transportation Analysis: Trip Generation: A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Wells and Associates, and dated February 22, 2013. The analysis estimates that the project would generate 319 AM and 312 PM peak hour vehicular trips at full build out. Considering the existing development on the site, the project is projected to generate 174 new AM and 199 new PM peak hour trips. The analysis showed that all of the existing intersections studied around the site currently operate acceptable levels of service during the AM and PM peak hours. The signalized intersections studied include the following: North Glebe Road & Wilson Boulevard North Glebe Road & Fairfax Drive North Glebe Road & North Wakefield Street North Glebe Road & North Washington Boulevard Fairfax Drive & North Wakefield Street. At the intersection of N. Glebe Road and Washington Boulevard, the analysis showed that while the overall intersection currently operates at acceptable levels of service, during the AM peak hour the westbound left turn and during the PM peak hour the northbound left turn and eastbound left turn operate at degraded levels of service of E and F. The TIA assumed the residential garage would be accessed from N. Glebe Road which has been moved to N. Wakefield Street and as a result the TIA must be updated. With a revised report, updated information regarding the finding of the TIA will be incorporated into the report. Fairfax Drive: Fairfax Drive west of N. Glebe Road serves multiple roles as it is a connection to/from I-66 and an important junction from multiple off-street trail systems and the on-street bike lanes that serve much of the Rosslyn-Ballston Corridor. Eastbound Fairfax Drive functions as an exit ramp from eastbound I-66, entering into Ballston s core. Conversely, westbound Fairfax Drive is an entry ramp to westbound I-66. In addition, the interstate ramp transitions to and from Fairfax Drive, including trail heads for the Bluemont Junction Trail and the Custis Trail. This creates a complex mix of vehicles, cyclists and other trail users, on Fairfax Drive west of Glebe Road.