DRAFT Preliminary Staff Recommendations – October 15, 2014

This document summarizes community outreach conducted throughout the Courthouse Square Planning and Urban Design Study and preliminary staff recommendations. In September 2013, the County Board outlined five key areas to be addressed in the study and a Working Group was charged with advising County staff on these areas. In May 2014, the County Board included the study area as a “Tier 1” site in the Public Land for Public Good report. The following recommendations are based on the County Board charge and recommendation and are preceded by applicable design principles and goals. Recommendations are based on input received from the community, Working Group, advisory commissions/committees/boards and staff.

Working Group

The Courthouse Square Working Group represents various community and civic stakeholder groups. As community representatives, the Working Group was organized and tasked by the County Board to collaborate with County staff and provide valuable feedback and insights for the key study areas of Courthouse Square. To date, there have been twelve meetings of the Working Group.

Meeting #1: December 18, 2013 Meeting #2: January 22, 2014 Meeting #3: February 8, 2014 Meeting #4: March 19, 2014

Meeting #5: April 16, 2014 Meeting #6: May 21, 2014 Meeting #7: June 11, 2014 Meeting #8: June 18, 2014

Meeting #9: July 1, 2014 Meeting #10: July 16, 2014 Meeting #11: September 2, 2014 Meeting #12: September 17, 2014

Community Outreach

The Envision Courthouse Square civic engagement process included three community workshops intended to directly engage the Arlington community and gather important feedback. County staff and consultants have led two community workshops at Key Elementary School and gathered input from hundreds of residents. A third and final workshop held at the Verizon building in July was an opportunity to review final concepts for Courthouse Square with community members.

An ongoing online engagement effort has been used to complement and parallel in-person Working Group meetings and community workshop events. An up-to-date project website and email initiative is used to convey background information, meeting schedules, meeting material and notes, and elicit citizen comments. A parallel survey to the first community workshop was developed and deployed to gather additional community input. An additional survey was launched for the third workshop. Including participation at the workshops, the total number of survey respondents was approximately 1,000. Community Workshop #1: March 26, 2014 Community Workshop #2: April 23, 2014 Community Workshop #3: July 23, 2014

Survey #1: April 2014 – (240 respondents) Survey #2: July 2014 – (615 respondents)

Envision Courthouse Square Outreach & Input

County Staff & Consultants

The Envision Courthouse Square core team, consisting of representatives from the Department Community Planning, Housing and Development (CPHD), the Department of Environmental Services (DES), the Department of Parks and Recreation (DPR), and Arlington Economic Development (AED), has met regularly, often weekly, throughout the planning effort. In addition, frequent meetings with county leadership and key county staff occur on as an as needed basis. The purpose of the meetings is to discuss emerging ideas and precedents, test and respond to Working Group and community ideas and comments, and to refine the planning process as it moves toward a sector plan addendum.

The consultant team, led by Cooper Robertson and Partners (CRP), has created the draft framework plan in close collaboration with staff. CRP provides illustrations, as well as expertise in the areas of architecture, urban design, transportation planning, economic development, and district energy and stormwater design. Weekly staff meetings with the CRP team allow for review of work products, which generate supporting material for the presentation and recommendations.

County Advisory Groups and Civic Associations

County staff has presented Courthouse Square updates at meetings with several County advisory groups and civic associations. These meetings have provided focused feedback from groups that represent a variety of interests and elements included in the Courthouse Square charge. The following meetings have either been conducted or are scheduled through the end of 2014. September 9 – Transit Advisory Committee 9 – Economic Development Commission 11 – Housing Commission 17 – HALRB 22 – E2C2 23 – Parks and Recreation Commission 24 – Arts Commission 25 – Urban Forestry Commission October 2 – Transportation Commission 6 – Bicycle Advisory Committee 13 – Lyon Village Civic Association 14 – Transit Advisory Committee 16 – LRPC 21 – Clarendon/Courthouse Civic Association November 12 – Pedestrian Advisory Committee 12 – Colonial Village 18 – Radnor/Ft. Myer Heights Civic Association

Working Group Charge

The County Board charges the Working Group to address Circulation and Parking – the overall pedestrian, bicycle, transit and vehicular circulation network, as well as connections to the surrounding neighborhood.

Applicable Design Principles

#3 Connect pedestrian circulation of Courthouse Square to improve public transit access.

#4 Encourage optimal use of streets to achieve, an active public realm with safe pedestrian passage.

#6 Accommodate public and County parking needs through means that add value to the Courthouse Square area.

Circulation Goals

1. Increase accessibility across all modes of circulation. 2. Strive for a managed car free environment within Courthouse Square. 3. Develop pedestrian focused streets over time through a shared space design approach. 4. Narrow vehicular streets to improve active sidewalk uses and pedestrian comfort and accessibility. 5. Expand connectivity into and through Courthouse Square while mitigating traffic congestion. 6. Enhance connectivity to existing transit and bicycle facilities and surrounding neighborhoods. 7. Encourage private vehicles to use perimeter of site for circulation. i.e. Clarendon/Wilson and Courthouse

Road. 8. Ensure that regional access is encouraged along existing minor and major arterials so surrounding

neighborhoods are not burdened with cut-through traffic.

Parking and Access Goals

1. Improve underground Metro access from all directions, and across all transportation modes. 2. Provide an adequate and accessible supply of public parking for, government, business, resident and visitor. 3. Improve wayfinding and establish a Courthouse Square identity to direct visitors to available parking,

important destinations and adjoining support uses such as entertainment, retail and restaurants. 4. Provide an area for passenger drop-off near the County building and destinations, such as the theatre. 5. Ensure that adequate public safety parking is maintained. Preliminary Unified Staff Recommendations

Sustainability: o Narrow street widths, maximize street tree canopy, integrate “green streets” with tree pits and bio

infiltration along N Courthouse Road, Clarendon Blvd, 15th Street N, and 14th St N. o Capital Bikeshare and bike lanes

o Low-maintenance, salt and drought-tolerant, native plant species. o Maximize use of reclaimed asphalt as fill. o Maximize energy efficiency of all street lights and signals.

Encourage more car sharing.

Conduct an extensive multi-modal circulation study.

Circulation and Parking

Update Master Transportation Plan (MTP) to reflect recommended street types and designs.

Conduct a parking study including needs analysis, future demand scenarios, cost and potential for monetization.

Design parking garage in close collaboration with open space design.

15th Street North:

o Create a shared street – curbless except transit boarding area. Courthouse Road from 14th to Clarendon Blvd.:

o Improve pedestrian crossings, particularly near the Judicial Center, while introducing traffic calming to this important access to and from Arlington Boulevard.

14th Street North:

o Create a shared street – curbless except sloped portion between N. Uhle and N. Veitch Clarendon Boulevard and Wilson Boulevard:

o Improve pedestrian experience and narrow street width with a “road diet”. Widen sidewalks and create better pedestrian crossings.

Promenade – North Uhle St. between Clarendon Blvd. and 15th St. N:

o Create a curbless pedestrian promenade using special paving materials. No vehicular activity except emergency vehicles and managed access for events and servicing retail and restaurants.

Promenade – Future promenade extension between 15th St. N and 14th St. N:

o Create a pedestrian promenade using special paving materials. No vehicular activity except emergency vehicles and managed access for events and service.

New Metro entrance o Relocate to new Courthouse Plaza location on the Square. Include pedestrian access to new garage.

Working Group Charge

The County Board charges staff and the Working Group to address Open Space – the location and use of a public open space that will be an integral component of the County’s Government Center.

Applicable Design Principles

#2 Create an attractive accessible inclusive public space that accommodates and encourages civic discourse, and County identity.

#5 Incorporate sustainability best practices throughout all aspects of the development, with particular attention paid to energy and stormwater management in line with Arlington County's policies Identify opportunities for efficiencies from district level energy production.

#7 Preserve significant views into and out of Courthouse Square.

#8 Use existing topography to celebrate the plateau, ease pedestrian movements, and create a cohesive experience of the three-dimensional opportunities of the site.

#11 Create opportunities and infrastructure for public entertainment, public discourse, performance, and community gathering.

#15 Augment the existing tree canopy with additional plantings in new open space and streetscapes.

Goals

1. Create a well-designed and built civic gathering space for all of Arlington, citizens and visitors alike. 2. Activate the Square through investment of time and resources to programming, providing infrastructure and

durable and well-designed urban design fixtures to facilitate a flexible and comprehensive variety of uses.

3. Maximize amount and variety of inter-connected open space settings to accommodate different types of

events, gatherings, and concerts. Divide the open space into distinct activity areas – primary open space, south square, promenade (north and south), Metro Plaza, Clarendon Plaza.

4. Plant more trees to increase the tree canopy in accordance with or above and beyond County policy, provide a variety of shade conditions and celebrate the use of native species.

5. Provide more green space for large activities and passive enjoyment. 6. Provide connections to and from the Courthouse open space to Courthouse neighborhoods and adjoining

Rosslyn Ballston corridor. 7. Incorporate native plants where possible to increase survival, reduce water consumption and provide food

and habit for native wildlife.

Preliminary Unified Staff Recommendations Sustainability

o Stormwater management design feature(s) in South Square integrated with County Building/Market/Plaza.

o Integrate plantings / tree canopy throughout to reduce imperviousness and increase the amount of absorbent landscapes, helping to reduce the site’s stormwater runoff volumes while reducing pollution of local watersheds.

o Site lighting that optimizes safety, light pollution reduction, and energy efficiency. o Bio infiltration and improved soils, particularly on the North, East and South sides of the square.

Open Space

o Plant new shade trees to increase canopy cover and provide additional shade for pavements and pedestrians while helping to reduce heat islands, air and noise pollutions.

o Encourage the use of local and regional materials, thus reducing environmental impacts resulting from transportation.

o Preserve the urban forest and canopy. o Provide biodiversity of trees, shrubs and groundcovers. o Predominantly (minimum 80%) native plant palette

Develop scope and issue RFQ for Open Space Design.

Incorporate Courthouse Square into Open Space Master Plan

Activate the Square

o Activate the square through development and programming of open space. o Create a flexible space to accommodate different types of events, gatherings, and concerts. o Add seating, cafes, and kiosks throughout the square. o Consider a water feature, ice rink, kid play area, or a sculptural fountain.

Primary Open Space

o Composed mostly of lawn and trees, less emphasis on hardscape surfaces. o Utilize Native trees and plants o Protect and enhance the Memorial trees by planting a Memorial grove o Interfaces and connects a variety of activating spaces and uses (Metro, retail, shared streets, County

building, private development, Courthouse Plaza)

South Square Activity Zone o Different design considerations than North Square – more active, flexible and closer to government

services o Good market location o Frames the open space o Visually buffers the Verizon building

Promenade

o Acts as an extension of the open space by incorporating trees and plantings o Closed to vehicles a majority of the time o Provides managed loading access for farmer’s market and other events, provides emergency access o Utilizes street furniture evocative of pedestrian dominated open space rather and car-oriented

streets.

Metro Plaza o Creates direct visual and physical connection to Courthouse Square, promenade and other

transportation options. o Adds natural light to access tunnels and entryways

Clarendon Boulevard Plaza

o Café/kiosk or public art opportunity

Working Group Charge

The County Board charges the Working Group to address Building Use and Building Location and Design. This includes the uses of public and private buildings in the study area, including the types of public resources (if any) in addition to government offices that would be best fit to the site, and the location, height, and density of buildings in the study area. The study will incorporate the consideration of a future County office building that includes 300,000-400,000 square feet and an appropriate floor plate.

Applicable Design Principles

#9 Maximize the opportunity to create active frontage on Courthouse Square and the surrounding area.

#10 Build on existing activities of Courthouse Square to foster an 18 hour a day use throughout the week.

#14 Foster new development that will be distinct to Arlington, and integrate accessible programs, and sustainability, and embrace the civic nature and cultural significance of Courthouse Square.

Goals

1. Design several well placed and accessible public and private buildings which frame the place-making nature of Courthouse Square while individually excelling at their individual architectural design merits.

2. Encourage a rich mixture of uses which reflect the levels and types of activities existing in the Courthouse area.

3. Preserve contributing structures and uses to emphasize the importance of older buildings and current uses to the future of Courthouse Square.

4. Limit building height to: 1) minimize impact of shadows on the open spaces 2) respect existing scale and massing of adjoining buildings 3) respect the views from the National Mall by limiting the maximum height of 210’ to exceptional public uses or benefit only.

5. Identify locations for planned and potential County government needs and cultural facilities. 6. Utilize rooftops for public viewing and activities, green roofs and high quality architectural features. 7. Make use of highest standards and best practices for net zero usage, renewables and sustainable building

design. Preliminary Unified Staff Recommendations

Sustainability: o Green Building Policy and the Community Energy Plan – evaluate Net Zero Energy certification and

Living Building certification on County-owned facilities

o IEMP and District Energy – ID central plant location in parking garage or building mechanical room

o Green roofs, rain water harvesting, and/or stormwater planters – integration of new County facilities with central stormwater management feature in open space

Conduct a Public Building Needs Analysis study to determine accurate amount of future square footage required and whether it is better to rent or own county facilities.

Incorporate recommendations from Ground Floor Use and Retail Policy. Revise General Land Use Plan (GLUP) and Zoning Ordinance to accommodate recommended changes.

Buildings and Use

Preliminary Building Massing and Use Recommendations

Court Square West – Developed as a standalone County or private mixed-use building that can accommodate a cultural facility/resource.

o County building 12-14 stories (180’) o Private office 180’ height max

As a preferred alternative, the County building on the Court Square West site should be considered as a

phased joint development with the theater site. o Pros: Better County front door, more efficient floor plate, dual development would better define

and provide better enclosure on the west side of the Square, better defined cross-axis between government buildings, easier to accommodate 300-400k sf with less height, less shadow impact on the square with less height, greater potential for ground floor cultural resources, and views to the National Mall within County facility and from the rooftop. A phased approach would allow the County to build sufficient office space initially on unencumbered County land and consider additional needs in a joint partnership with the developer of the theater site.

o Cons: complex partnership, additional building demo, timing not in County hands.

Theater Site – Phase 1: add 30’-40’ deep liner retail to the east and north facades. Phase 2: redevelop at 3-7 stories (65’-105’) mixed use/entertainment and/or County use, rooftop terrace on east side with presence on the Square, massing and height increase to the west, and potentially accommodates a cultural resource.

Landmark Block– 16-22 stories (180’-210’ max), private, mixed-use with ground floor retail, parking and

service access primarily off of Courthouse Road. See Cultural Resources for preservation recommendations.

Strayer – 16-19 stories (180-190’ max), private, mixed-use with ground floor retail, parking accommodated within Court House Square parking garage, minimize impact of service access on the Square.

Verizon Plaza – 4-10 stories (60’-120’ max), private, mixed-use with ground floor retail, potential cultural

facility/resource location on ground floor.

The County Board charges the Working Group to address Sustainability – the incorporation of sustainability including building and landscape technologies, district energy, and an integrated energy master plan.

Applicable Design Principles

#5 Incorporate sustainability best practices throughout all aspects of the development, with particular attention paid to energy and stormwater management in line with Arlington County's policies. Identify opportunities for efficiencies from district level energy production.

#13 Integrate strategies for education, sustainability, social and physical health, and public art, throughout the area.

#14 Foster new development that will be distinct to Arlington, and integrate accessible programs, perform sustainably, and embrace the civic nature and cultural significance of Courthouse Square.

Goals

1. Encourage appreciation of sustainability initiatives as tools to educate the public. Use interactive displays on energy consumption/savings, transit ridership, and vehicle miles travelled etc.

2. Reduce environmental footprint of redevelopment. 3. Implement Community Energy Plan goals with innovative strategies for energy supply and efficiency 4. Support goals of the Stormwater Master Plan and showcase innovative stormwater management strategies 5. Promote health and wellness though high performance green building, abundant vegetated open space,

and programming focused on healthy living. 6. Lead in the implementation of innovative energy strategies such as district energy to reduce greenhouse gas

emissions. 7. Restore ecological health with native plantings, tree canopy, reduced light pollution, and heat island

reduction strategies. 8. Evaluate upfront cost premiums, ongoing maintenance, and any potential long term cost savings to

optimize environmental benefit and economics of sustainable projects.

9. Consider ways to re-use existing materials, such as through historic preservation, and reduce the amount of natural resources needed to create improvements.

Preliminary Unified Staff Recommendations

See specific recommendations for follow-up/ implementation studies in Open Space, Circulation, Buildings, and Cultural Resources

Courthouse Integrated Energy Master Plan (IEMP) recommendations – in progress o Targets for energy efficiency, district energy, and renewable energy o Identify potential location in G1 parking garage or in new building mechanical room for central

district energy plant Stormwater management recommendations – in progress

o Increase vegetated areas to reduce impervious area o Central stormwater management feature in square o Tree pits and bio infiltration

Integrate sustainable strategies with art and environmental education

Sustainability and District Energy

Working Group Charge

The County Board charges the Working Group to address Cultural Resources – the treatment of cultural resources, including historic buildings, the “Memorial” and “Mother’s” trees, public art, and a potential cultural facility.

Applicable Design Principles

#12. Celebrate Courthouse Square’s rich history by integrating relevant existing historic and historical elements into new design concepts.

#13. Integrate strategies for education, sustainability, social and physical health, and public art, throughout the area.

Goals 1. Preserve existing memorials and markers. Accentuate and improve as area develops. 2. Ensure civic purpose of Courthouse Square is celebrated in temporary and permanent features. 3. Identify appropriate locations for future cultural facility needs. 4. Preserve historic buildings where possible to reinforce scale and history of the Courthouse Square area. 5. Through better design and location, reinforce and potentially expand current activities in the Courthouse area

such as the farmers market.

Preliminary Unified Staff Recommendations Sustainability:

o Integrate art, environmental education, and sustainability - particularly with planned stormwater management strategies

Memorial Trees:

o Preserve the Mother (Notable) and Soldier trees and markers by incorporating them into a memorial grove and limiting soil disturbance above and below grade, particularly during the development of the garage and the Square.

Farmer’s Market

o Enhance the current pop-up farmer’s market and, given demand, construct a more permanent market structure along the southern end of the Square. Design the building for flexible use and open area surrounding for event driven activities.

Public Art:

o Incorporate public art at key locations in the Square and in the broader study area. o Establish rotating art installations. o Incorporate interactive sculpture/art that becomes lighting or wayfinding and is engaging for all ages.

Cultural Facility:

o Establish a cultural or civic facility within Courthouse Square either in new buildings at Verizon Plaza, Court Square West or AMC theater site or as an iconic building on the south square. Possible uses include:

Visitor Center. Performing Arts.

Living Heritage Center Library

Cultural Resources

Archaeology: o Archaeological excavations should be conducted with the redevelopment of the square

Landmark Block Building Preservation

o Relocate and repurpose Simmonds building (Jerry’s Subs) – last remaining example of Lawyer’s Row o Preserve and restore Investment façade as part of development efforts (County owned) – HRI

Important o Preserve and restore Commonwealth façade (Colonial Revival) o Preserve and restore First Federal Savings and Loan façade and interior floor/wall clock (Cosi) – HRI

Important

County Board Recommendation (Dec. 2013 and May 2014)

The recent updating of the County’s Capital Improvement Plan (CIP) has identified a need to add broader policy guidance for evaluating County-held sites that are proposed for public facilities - including potential new schools on County-held land - and recreation and park space. In addition, on December 13, 2013, the County Board adopted a resolution identifying affordable housing as a potential strategic use of county land in response to a call for “Public Land for Public Good” by the Virginians Organized for Interfaith Community Engagement (VOICE), in which the County Board stated that: “The County Board is the steward of the community’s public land. In that capacity we have a responsibility to assure that land decisions consider how best to provide what the community needs – schools, parks, recreational opportunities, and facilities.”

As requested by the County Board in December, the County Manager delivered a report on May 13, 2014 recommending eight County-held sites with the greatest potential for creating affordable housing opportunities in conjunction with other County planning processes. These sites could also likely meet other County needs identified in the CIP. The Courthouse Square area was selected as a “Tier One” site during this evaluation process and staff recommendations reflect guidelines for evaluation within the context of the following primary goals.

Goals 1. Maintain a balance among a number of County priorities, recognizing that it may not be possible to meet all priorities on a given site.

2. Make the most efficient use of public land and economic resources.

3. Provide a level of public services that is consistent with community expectations. Preliminary Unified Staff Recommendations

Create policies to leverage additional affordable housing requirements than otherwise might be obtained. Establish affordable housing goals target of 100-145 affordable residential units in study area, AMI target

50-80%. Prioritize County priorities as competing density transfer objectives are likely.

Affordable Housing Development Opportunities

Verizon Plaza site o Number of required affordable units relatively small; estimate 15 – 20, but could negotiate up to

50% of units to be affordable per the transfer of density. Court Square West / theater site

o Potential for mixed used building with retail and offices on lower floors with residences above – condominium structure

Landmark Block o Ordinance and bonus density applies o Small County-owned parcel can be leveraged for additional affordable housing or other public

benefit o Potential units: 20 – 25.

Strayer site o Ordinance and bonus density applies o Potential units: 10-15

Public Land for Public Good