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S I T E P L A N R E V I E W C O M M I T T E E
M E E T I N G A G E N D A
DATE:
TIME:
PLACE:
Monday, May 18, 2015
7:00 – 10:00 p.m.
2100 Clarendon Boulevard
Conference Room 311
Arlington, VA 22201
SPRC STAFF COORDINATOR: Samia Byrd, 703-228-3525
Item 1.
Item 2.
Clarendon West (Red Top Cab) (SP #438)
(RPC#s 15-075-007, -008, -011, -012, -013, -014, -016, -017, -018, -019, 15-078-
006, -020, -010, -011, -012, -021, -022, -024, 15-079-003, 15-079-008)
Planning Commission and County Board meetings to be determined.
Aaron Shriber (CPHD Staff)
SP #437 670 Glebe Road (672 Flats)
(RPC# 13-018-009; -012; -013; -014; -016; -017)
Scheduled to be heard no earlier than the June, 2015 PC and CB meetings.
Matthew W. Pfeiffer (CPHD Staff)
7:00pm–8:25pm
8:30pm-10:00pm
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, 10th 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://commissions.arlingtonva.us/planning-commission/
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_
plansMain.aspx
To view the current Site Plan Review Committee schedule, go to the web site
http://commissions.arlingtonva.us/planning-commission/sprc/
Clarendon West (SP #438)
672 Flats (SP #437)
Page 2
I T E M 1
Clarendon West (Red Top Cab) (SP #438)
(RPC#s 15-075-007, -008, -011, -012, -013, -014, -016, -017, -018, -019, 15-078-006, -020, -010,
-011, -012, -021, -022, -024, 15-079-003, 15-079-008)
SPRC #1: May 2, 2015
1) Walking Tour of Site
SPRC #2: May 18, 2015
2) Informational Presentations
a) Overview of Site Plan Proposal (Staff)
i) Land Use & Zoning
(1) Relationship of site to GLUP, sector plans, etc.
(a) Requested changes (if any)
(b) Justification for requested changes (if any)
(2) Relationship of project to existing zoning
(a) Special site designations (historic district, etc.)
(b) Requested bonus density, height, etc.
(c) Requested modification of use regulations
(d) Requested Zoning Ordinance amendment
b) Presentation of Site Plan Proposal (Applicant)
SPRC #3: June 18, 2015
3) Site Design and Characteristics (Applicant)
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
4) Building Architecture (Applicant)
a) Design Issues
i) Building form (height, massing, tapering, setbacks)
ii) Facade treatments, materials, fenestration
iii) Roof line/penthouse form and materials/rooftop uses
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
Clarendon West (SP #438)
672 Flats (SP #437)
Page 3
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
SPRC #4: July 16, 2015
5) Transportation (Applicant)
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.)
6) Open Space (Applicant)
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)
7) Community Benefits (Staff)
a) Public Art
b) Affordable Housing
c) Underground Utilities
d) Historic Preservation
e) Other
8) Construction issues (Applicant)
i) Phasing
ii) Vehicle staging, parking, and routing
iii) Community Liaison
Site Location: The site plan area is located at the west end of Clarendon and is comprised
of two compositions of parcels: 1) the block bounded by Washington
Boulevard, 13th Street N., and N. Irving Street (the “West Block”); and 2)
the block bound by N. Irving Street, 13th Street N., N. Hudson Street, and
Clarendon West (SP #438)
672 Flats (SP #437)
Page 4
an alley located behind retail establishments along Wilson Boulevard (the
“East Block”).
Applicant Information:
Applicant
The Shooshan Company, LLC
4075 Wilson Boulevard
Suite 440
Arlington, VA 22203
Brian Scull
Attorney
Bean, Kinney, Kormen
2300 Wilson Boulevard
7th Floor
Arlington, VA 22201
Jonathan Kinney, Esq.
Architect
WDG Architecture, PLLC
1025 Connecticut Ave, NW
Suite 300
Washington, DC 20036
George Dove
Engineer
Bowman Consulting
3863 Centerview Drive
Suite 300
Chantilly, VA 20151
John Lutostanski
Trafic Engineer
Gorove/Slade Associates
Landscape Architect
Parker Rodriguez Inc.
101 N. Union St.
Suite 320
Alexandria, VA 22314
Trine Rodriguez
LEED Consultant
Paladino and Company
51 Monroe Street
Suite 402
Rockville, MD 20850
Alicia Cushman
1140 Connecticut Avenue, NW
Washington, DC 20036
Dan VanPelt
BACKGROUND: The Shooshan Company (the “Applicant”) proposes to redevelop the Red
Top Cab properties located in the west end of Clarendon with three residential buildings. The
proposed site plan is comprised of two distinct areas, along with portions of 13th Street N. and N.
Ivy Street that the Applicant requests to be vacated, for a total site plan area of 154,412 square
feet (3.54 acres). The site plan proposes to develop three residential buildings consisting of a
total of 584 multi-family dwelling units and 1,295 square feet of retail space. The total proposed
density for the project is 3.74 floor area ratio (FAR).
The following provides additional information about the site and location:
Site: The 3.54 acre (154,412 square feet) site is located within the Clarendon Revitalization
District and is defined as two separate compositions of parcels (referred to as the “East
Block” and “West Block”) located between 13th Street N. and Washington Boulevard. The
East and West blocks primarily operate as the operational headquarters for Red Top Cab of
Arlington. In addition to the taxi cab use of the site, a childcare facility is located on the
West Block and a two story commercial building is located on the East Block which is listed
as an “Important” structure on the County’s Historic Resources Inventory (HRI), though the
site is not identified for preservation by the Clarendon Sector Plan. The site is surrounded by
the following uses:
Clarendon West (SP #438)
672 Flats (SP #437)
Page 5
To the west
and north:
The New England Antique Furniture Repair shop, the former RR Battery
Service shop (vacant), a single-family dwelling (vacant), the Bromptons at
Clarendon development (SP #326), the Clarendon Presbyterian Church
playground, residential buildings, the Beacon Apartment Building (SP #392),
and the Clarendon Apartment Building (SP #344) across N. Hudson Street. The
properties are designated Public, Low-Medium Residential (16-36 du/ac), Low
Residential (11-15 du/ac), Semi-Public, and Low Residential (1-10 du/ac), and
Medium Density Mixed-Use and within the Clarendon Revitalization District
(east and south of 13th Street N. only) by the General Land Use Plan. The
properties are zoned “C-3” General Commercial District, “R15-30T”
Townhouse Dwelling District, “R-5” One Family and Restricted Two-Family
Dwelling District, “RA8-18” Multiple-Family Dwelling District, and “C-R”
Commercial Redevelopment District.
To the east: The Beacon Apartment Building (SP #392) and retail establishments along
Wilson Boulevard. The properties are designated Medium Density Mixed-Use
and within the Clarendon Revitalization District by the General Land Use Plan.
The properties are zoned “C-3” General Commercial District.
To the south: The Beacon Apartment Building (SP #392) and St. Charles Catholic Church
across Washington Boulevard. The properties are designated Semi-Public and
within the Clarendon Revitalization District by the General Land Use Plan.
The properties are zoned “C-3” General Commercial District.
Existing/Proposed Zoning: The properties are zoned C-3. No rezoning of the properties is
requested in association with this site plan application.
General Land Use Plan Designation: Medium Density Mixed-Use and within the Clarendon
Revitalization District (Note 12).
Neighborhood: The properties are located within the Clarendon Sector Plan’s 13th Street
Corridor. The site is within the Lyon Park Civic Association and is adjacent to the
Clarendon-Courthouse Civic Association and the Ballston-Virginia Square Civic
Association.
Existing Development: The site primarily contains the maintenance and operations
headquarters for Red Top Cab of Arlington. Additional uses on the site include a KinderCare
childcare facility and a two-story office building (HRI-Important; not identified for preservation
by the Clarendon Sector Plan).
Clarendon West (SP #438)
672 Flats (SP #437)
Page 6
Source: ACMaps On Point Map Viewer
Development Potential:
Site Plan Area:
3.54 ac (154,412 sf)
DENSITY ALLOWED/TYPICAL
USE
MAXIMUM DEVELOPMENT
Existing Zoning
“C-3” By-Right Single Family Dwellings (6,000 sf/lot);
Hotel (600 sf/room)
Commercial Uses1
25 dwellings
257 rooms
varies
“C-3” Site Plan Mixed-Use Development per the
recommendations of the Clarendon
Revitalization District (3.0 FAR Base)
463,236 sf
1 Maximum floor area shall not exceed the number of square feet that results from compliance with the requirements
stated in the ordinance with no less than nine feet between floors
Proposed Development: The following table sets forth the preliminary statistical summary for
the proposed site plan:
Proposed
Site Area 154,412 sf (3.54 acres)
Density 576,988 gsf
3.74 FAR
Residential
575,693 sf
584 units
Retail 1,295 sf
“C-3”/”Clarendon Revitalization District” Max.
Permitted
456,936 sf
Average Site Elevation 262.39 ft. (East Block)
259.33 ft. (West Block)
Clarendon West (SP #438)
672 Flats (SP #437)
Page 7
Height
Building 1 Building 2 Building 3
Total Height
AMSL
121.5 ft. 128.5 ft. 73.44 ft.
Main Roof
AMSL
103 ft. 110 ft. 54.94 ft.
Penthouse
AMSL
18.5 ft. 18.5 ft. 18.5 ft.
“C-3”/”Clarendon Revitalization District” Max.
Permitted
Parking
Total 468 spaces
“C-3”/”Clarendon Revitalization District” Total
Required
584 spaces
Residential 468 spaces (0.8 sp/unit)
Standard 313 spaces
Compact 140 spaces
Accessible 15 spaces
“C-3”/”Clarendon Revitalization District” Required 584 spaces (1 sp/unit)
Retail1 0 spaces
“C-3”/”Clarendon Revitalization District” Required 3 spaces (1 sp/580 sf)
LEED Rating
Gold
18% energy savings 1 Per Zoning Ordinance Section 14.3.6.A.2, the first 5,000 square feet of retail space may be excluded from the
parking requirement when the proposed use is within 1,000 feet of a Metrorail station entrance.
Density and Uses: The site plan proposes to redevelop the two areas with three residential
buildings, two located on the East Block and one on West Block. Overall, 584 multi-family
residential units and 1,295 square feet of retail space is proposed. The total density for the site
plan is 576,988 square feet (3.74 FAR) and is allocated amongst the buildings as follows:
Building Residential Retail Parking Height
1 239,543 s.f.
247 units
-- 198 spaces
(.8 sp/unit)
103 ft. (main roof)
121.5 ft. (penthouse roof)
2 238,745 s.f.
234 units
1,295 s.f.
270 spaces
(.8 sp/unit)
110 ft. (main roof)
128.5 ft. (penthouse roof)
3 97,405 s.f.
103 units
-- 54.94 ft. (main roof)
73.44 ft. (penthouse roof)
Total 575,693 s.f.
584 units
1,295 s.f. 468 spaces
(.8 sp/unit)
Clarendon West (SP #438)
672 Flats (SP #437)
Page 8
Per the Clarendon Revitalization District (Zoning Ordinance Sect. 9.2.2.D), properties
designated “Medium Density Mixed Use” and located within the “Clarendon Revitalization
District” as designated by the GLUP, may request approval of a special exception site plan to
redevelop property up to a maximum density of 3.0 FAR. Additional density may be approved
by the County Board as long as the maximum building heights as shown on the Maximum
Heights Limit Map (Zoning Ordinance Sect. 9.2.5) are not exceeded. Density for the site plan
project is proposed as follows:
Site Area Proposed Density Base Density Additional Density
154,412 s.f. 576,988 s.f.
3.74 FAR
463,236 s.f.
3.0 FAR
113,752 s.f.
0.79 FAR
Site and Design: The site plan proposes a redevelopment of the site consisting of three
residential buildings, with two buildings on the East Block and one on the West Block.
Associated with the new buildings, the Applicant proposes to provide public improvements
including the provision of 12th Street N., a reconfigured intersection of Washington
Boulevard/13th Street N. including a new connection of N. Johnson Street to 13th Street N., and
the foundation for the Washington Boulevard/13th Street N. Park. As designed, the layout
proposes to configure the West Block in a manner that deviates from that recommended by the
Clarendon Sector Plan due to the relocated extension of 12th Street N. and the vacation of N. Ivy
Street. With the reconfigured block structure, the Applicant proposes an amendment to the
Zoning Ordinance (Sect. 9.2.5) to allow for a revision to permissible building heights.
BUILDING 1
BUILDING 3
BUILDING 2
West Block
East Block
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Site Plan Layout
The site layout consists of Building 1 located within the West Block at the intersection of
Washington Boulevard and 13th Street N., with the East Block located between N. Hudson Street
and N. Irving Street and containing Building 2 situated between 12th Street N. and the alley while
Building 3 will be located between 13th Street N. and 12th Street N. The provision of 12th Street
N. from N. Hudson Street to Washington Boulevard (a small stub segment was constructed with
the Beacon Apartment Building) is the unifying element between these two blocks that are
separated by the Beacon Apartment Building structures. In addition to the 12th Street N.
connection, the site plan proposes to construct improvements to the intersection between
Washington Boulevard and 13th Street N., which includes the reconfiguration of the connection
of N. Johnson Street to 13th Street N. These improvements are all essential improvements to the
public realm of this western portion of Clarendon Sector Plan area.
Building 1 will be separated from the Beacon Apartment Buildings by an 18.5-foot wide
pedestrian pathway along its north side to provide a connection between 13th Street N. and 12th
Street N., while 12th Street N. will separate the buildings along Building 1’s east side. Service
functions (loading and garage access) for Building 1 will be provided from the west side of 12th
Street N. Individual access ground-floor residential units will be located along the building’s
13th Street N. frontage, with common residential amenities (public entrance, lobby, leasing, etc.)
located along the building’s Washington Boulevard frontage and service functions along 12th
Street N. A courtyard internal to Building 1 is proposed, as well as rooftop uses including a
pool, deck, activity area, and green roof elements. Building 1 will begin as a 55-foot tall
structure adjacent to 13th Street N. and will taper up in height, first to a 73-foot tall section and
ultimately up to 103 feet (not inclusive of an 18.5-foot tall penthouse).
Clarendon West (SP #438)
672 Flats (SP #437)
Page 10
Building 1 Perspective from Washington Boulevard
Building 2 is the tallest of the proposed buildings (tapering up in height from 80 foot to 110 feet)
and will be separated by the retail buildings along Wilson Boulevard by a widened alley, which
will provide access to the garage and loading areas for this building. Pedestrian access will be
provided from a public lobby entrance along N. Hudson Street, a private lobby entrance will be
provided through a courtyard situated along 12th Street N. A 1,295 square foot retail space is
proposed in the southeast corner of the building. Amenity spaces for Building 2 are proposed
through an at-grade private courtyard, internal areas (fitness room, amenity room, etc.) and
rooftop uses.
Building 3 is the smallest of the proposed buildings (55 foot maximum height) and will be
situated between 13th Street N. and 12th Street N. As Building 2 and Building 3 share the
underground parking structure, access to this space will be provided from the alley on the east
side of Building 3. Access to the service and loading areas for Building 2 will be provided from
N. Hudson Street. Lobby access to the building will be provided through an internal courtyard
along 12th Street N., opposite the courtyard for Building 2. Amenity spaces for this building will
be provided through an at-grade courtyard, internal amenity spaces, and rooftop uses.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 11
Buildings 2 and 3 Perspective from N. Hudson Street
Sustainable Design: The Applicant proposes to construct the buildings according to a LEED
Gold certification standard, and to achieve an energy efficiency level of at least 18%.
Transportation: A detailed transportation analysis will be provided in the report for the June 18,
2015 SPRC meeting.
DISCUSSION
Modification of Use Regulations: The following modifications of Zoning Ordinance
requirements are requested with the subject site plan proposal:
Treatment along major streets (Sect. 9.2.2.B.1)
o Modification to allow buildings along Washington Boulevard and 13th Street N. to
contain functioning entry doors at intervals greater than 50 linear feet
Ground floor retail uses (Sect. 9.2.2.D.3(d))
o Modification to allow buildings to not provide ground-floor retail uses as
designated on the Use Mix Map (Sect. 9.2.6, Map 2)
Streetscape improvements (Sect. 9.2.2.D.6(a))
o Modification to allow streetscape improvements to be commensurate with the
proposed revision to the block structure of the West Block
Build-to-lines (Sect. 9.2.2.D.6(b))
o Modification to allow a loading entrance to be provided for Building 3 from N.
Hudson Street
Residential parking ratio (Sect. 9.2.2.7(a))
o Modification to allow less than 1 parking space per residential dwelling unit
Penthouse height (Sect. 9.2.2.8(d)
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672 Flats (SP #437)
Page 12
o Modification to allow penthouses to be closer to the main roof’s edge than a
distance equal to the height of the penthouse structure
Step-backs (Sect. 9.2.2.8(f))
o Modification of the step-back requirement along the Washington Boulevard
frontage of Building 1
Compact parking ratio (Sect. 14.3.3.F)
o Modification to allow greater than 15% of the parking space requirement to be
provided as compact spaces
Approved Policies and Plans: The subject site plan area is located within the Clarendon
Revitalization Area as designated by the General Land Use Plan, thus redevelopment of the site
is subject to the recommendations of the Clarendon Sector Plan. This Sector Plan takes a form-
based approach with its recommendations for the redevelopment of Clarendon. The Clarendon
Sector Plan identifies the subject site plan area within the 13th Street Corridor.
Clarendon Sector Plan 13th Street Corridor Plan Overview
Specific form-based redevelopment recommendations for the subject area (Clarendon Sector
Plan Blocks 11, 14 and portions of Blocks 10 and 13) include the following, with the applicable
Clarendon Sector Plan map references cited in parenthesis:
Maximum density (Map 2.3): Up to 3.0 FAR with additional density permitted for certain
community benefits including, but not limited to, building preservation, affordable
housing, sustainable building design, public space improvements, etc.
Receiving sites (Map 2.4): Additional density above 3.0 FAR may be approved by the
County Board as long as the maximum building heights are not exceeded.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 13
Use mix (Map 2.5): Residential, commercial, hotel, or mixed use, with residential use
fronting 13th Street N. and retail and/or personal/business service frontages along
Washington Boulevard and N. Irving Street and N. Hudson Street between 12th Street N.
and the alley.
Building preservation (Map 2.6): No buildings, including the HRI listed building located
on the East Block, are identified for any form of preservation.
Maximum building height (Map 2.7): 55 feet for the portions of the site located west of
12th Street N. and 110 feet east of 12th Street N. Building heights may taper up in height
at a ratio of 1 foot of building height for every 3 feet in distance greater than 165 feet
from the zoning line of any property zoned “R” or “RA”.
Step-backs (Map 2.8): 20 foot step back at the third, fourth, or fifth floors, for any portion
of buildings greater than 60 feet in height along Washington Boulevard.
Public spaces (Map 2.9): Creation of the Washington Boulevard & 13th Street Park
(passive open space uses), to be located in the northwest quadrant of the reconfigured
intersection between Washington Boulevard and 13th Street N. This open space
improvement would be made possible by this intersection improvement, as well as the
conveyance of ownership of the parcels between the Bromptons at Clarendon
development and Washington Boulevard, including the reconfiguration of the intersection
between N. Johnson Street and 13th Street N.
Streets (Map 2.10): Washington Boulevard (Main Street), 13th Street N. (Secondary
Street), N. Irving Street (Secondary Street), N. Hudson Street (Secondary Street), 12th
Street N. (Planned Tertiary Street), N. Ivy Street (Planned Tertiary Street). This block
structure includes the extension of N. Ivy Street from 13th Street N. to 12th Street N.
Intersection improvements (Map 2.12): Washington Boulevard and 13th Street N
(including the intersection of N. Johnson Street and 13th Street N.), which will normalize
this intersection and allow the implementation of the Washington Boulevard & 13th Street
Park.
Issues: The following are issues that are the primary focus of staff’s evaluation, this list will be
updated as staff continues its analysis of the site plan application through the SPRC process:
Zoning Ordinance amendment (Agenda Item 2.a.2.d): The Applicant’s proposal includes
building heights for Building 1 that exceed that permitted by the Clarendon Revitalization
District according to the Maximum Building Heights map (Sect. 9.2.5 Map 1). Per the
Clarendon Revitalization District, building heights should not exceed 55 feet adjacent to
13th Street N. and may taper up in height (1 foot in building height for every 3 feet in
distance greater than 165 feet from a property zoned “R” or “RA”) up to a maximum
height of 110 feet. Properties located across 13th Street N. from Building 1 are zoned “C-
3”, “R-5 and “RA8-18”, with the zoning districts for the “R-5” and “RA8-18” properties
Clarendon West (SP #438)
672 Flats (SP #437)
Page 14
extending to the centerline of 13th Street N. With the proposed reconfiguration of the
block structure for Building 1 and the anticipated creation of the Washington
Boulevard/13th Street Park, the Applicant proposes to comply with the 1:3 taper, but
bases the increase in height 165 feet from the residential structures on the west side of
13th Street N. rather than from the extent of their associated zoning district boundary. As
such, this proposal requires an amendment to the Zoning Ordinance to allow for heights
of Building 1 to be reflective of the site plan proposal. This would not result in building
height greater than what is already permitted for the block, though the proposal does shift
the building height closer to the “R-5” and “RA8-18” zoned properties. Staff is
evaluating the proposal, and any potential adverse impacts that may result by allowing
these building heights and will be formulating a recommendation upon completion of this
analysis.
165’ buffer from adjacent properties zoned “R-5” and “RA8-18”
Clarendon West (SP #438)
672 Flats (SP #437)
Page 15
Building 1 Main Roof Heights
Revised block structure (Agenda Item 3): The Applicant’s site plan proposal proposes a
block structure that varies from that as recommended by the Clarendon Sector Plan for
the area occupied by Building 1. Per the Sector Plan, N. Ivy Street remains as a complete
street connection between 13th Street N. and 12th Street N. In addition, the Sector Plan
recommends that new buildings be located on the east side of 12th Street N. and the north
side of N. Ivy Street adjacent to the Beacon Apartment Building structures. The
Applicant proposes a revision to this block structure as highlighted by the vacation of N.
Ivy Street and the provision of 12th Street N. as the separation between Building 1 and the
Beacon Apartment Building. This treatment allows a single building to occupy the block
and not require new buildings to be built against the existing Beacon Apartment
buildings. Staff is analyzing the treatment of this block structure, with a primary focus
on the adequacy of the connection between 13th Street N. and 12th Street N., the
streetscape improvements along 12th Street N., the treatment of the Beacon Apartment
Building and site on the east side of 12th Street N., and the building massing along
Washington Boulevard. Staff will be formulating a recommendation on this issue upon
completion of their analysis.
Step-backs (Agenda Item 4.a.i): The Applicant requests a modification to the step back
requirement applicable to Building 1. Per Zoning Ordinance Section 9.2.2.8(f), a 20 foot
setback must be provided at the third, fourth, or fifth floors, for any portion of buildings
greater than 60 feet in height along Washington Boulevard. A stepback is proposed,
though not for a full depth of 20 feet for the extent of the tower above the base. Staff is
analyzing the impact of this stepback related to the tower and base alignment with the
adjacent Beacon Apartment Building and any negative impacts on the public realm along
Washington Boulevard. Staff will be formulating a recommendation on this issue upon
completion of their analysis.
Rooftop uses (Agenda Item 4.a.iii): The Applicant proposes rooftop uses on each of the
buildings. Staff is analyzing these for the purpose of ensuring that uses provide amenity
spaces in a manner that do not negatively impact the residential uses on the west side of
13th Street N.
Ground floor treatment of buildings (Agenda Item 4.a.iv): Staff is working with the
Applicant to incorporate more pedestrian scale features into the design of Buildings 2 and
3, primarily along N. Hudson Street and N. Irving Street. This could include individual
access units, lobby entrances, amenity spaces, landscaping within the building shy zone,
and other similar features.
Lack of retail (Agenda Item 4.b): The Applicant requests approval of a modification to
not provide ground-floor retail uses as designated in the Use Mix Map (Sect. 9.2.6, Map
2). Ground-floor retail uses are designated for the site plan’s frontages along Washington
Boulevard, and N. Hudson Street and N. Irving Street between 12th Street N. and the
alley. The Applicant proposes a small amount of ground-floor retail space (1,295 square
Clarendon West (SP #438)
672 Flats (SP #437)
Page 16
feet) in the southwest corner of Building 2. Staff is analyzing the impact of not providing
ground-floor retail uses for the buildings as required by the Clarendon Revitalization
District and will be formulating a recommendation on this issue upon completion of their
analysis.
Parking ratio (Agenda Item 5.c.i): The Applicant proposes a parking ratio of 1 parking
space per 0.8 dwelling units, where the Zoning Ordinance requires the provision of 1
parking space per dwelling unit. Staff is analyzing the requested modification for the
purposes of determining that the sufficient amount of parking is provided and that other
modes of transportation are sufficient to support the number of residential units proposed
with this site plan. Additional information and staff’s recommendation on this
modification will be provided once this analysis is complete.
Open space improvement (Agenda Item 6): The Clarendon Sector Plan recommends that
a public open space consisting of passive recreational amenities be created in the
northwest quadrant of the intersection of Washington Boulevard and 13th Street N. This
improvement is only possible with the reconfiguration of this intersection, which the
Applicant proposes to complete, as well as the acquisition of the parcels that comprise
this area. Staff is evaluating the Applicant’s proposed intersection improvements and
will continue to analyze the feasibility of creating the park space as recommended by the
Clarendon Sector Plan. Additional information and staff’s recommendation on this
modification will be provided once this analysis is complete.
SPRC Neighborhood Members:
Loria Porcaro Lyon Village Civic
Association
John Goldener Lyon Park Civic
Association
Adam Thocher Clarendon-Courthouse
Civic Association
Ccca-
Scott Sklar Ashton Heights Civic
Association
Nia Bagley Ballston-Virginia
Square Civic
Association
Interested Parties:
David & Kathy Haines Nearby resident [email protected]
Tom Herman Nearby resident [email protected]
Collier Cook Ballston-VA Square
Civic Association
E. Baptist Nearby resident [email protected]
Matt Hussman Clarendon Alliance [email protected]
Martha Moore Lyon Village Civic
Association
A.L. Henrichser Lyon Village Civic
Association
Planning Commissioner Chairing This Item:
Clarendon West (SP #438)
672 Flats (SP #437)
Page 17
Rosemary Ciotti [email protected]
Staff Members:
Aaron Shriber CPHD—Planning (703) 228-0770 [email protected]
Joanne Gabor DES—Transportation (703) 228-3692 [email protected]
Clarendon West (SP #438)
672 Flats (SP #437)
Page 18
I T E M 2
SP #437 670 N. Glebe Road (672 Flats)
(RPC# 13-018-009; -012; -013; -014; -016; -017)
First Meeting—March 9, 2015
1. Introduction
a. Introductions [Review Chair]
b. Framing of the review [Review Chair]
c. Overview of site context and history of development [Staff – maximum 5 minutes]
d. Overview of the Site Plan Application [Applicant – maximum 10-minute presentation]
e. Analysis of the Site Plan Application, Related County Policies, and Requested
Exceptions [Staff Presentation – maximum 15-minute presentation]
f. Questions and comments from SPRC
g. SPRC discussion
h. Public comment
i. Wrap up
Second Meeting—April 16, 2015
2. Site Analysis—Urban Form and Context a. Site visit [6:30—7:00 on site]
b. Introductions
c. Staff follow-up [maximum 10 minutes]
a. Context Continued
b. Streets
c. Alleys
d. Analysis
3. Applicant presentation [maximum 15 minutes]
4. Questions and comments from SPRC
d. SPRC Discussion
1. Natural/Environmental Constraints and opportunities, if applicable
2. Built Environment – Physical Constraints and opportunities, if applicable
1. Surrounding uses, landmarks, etc.
2. Buildings, including historic elements, if applicable
3. Transportation Networks, including pedestrian and bicycle routes, transit
4. Infrastructure (Utilities)
5. Open Space
6. Other
e. Public comment
f. Wrap up
Third Meeting—May 18, 2015
Clarendon West (SP #438)
672 Flats (SP #437)
Page 19
3. Site Design, Building Form, and Architecture [Maximum 15 minute applicant
presentation]
a. Staff Presentation [maximum 5 minutes]
b. Site design
4. Location of the building on the site
5. Allocation of uses on the site
6. Orientation/relationship of proposed uses to adjacent streets and neighboring
buildings
c. Heights, including tapering, relationship to surrounding buildings
d. Building massing, including articulation, stepbacks, sculpting, encroachments, overhangs
and canopies, etc.
1. Podium/Base ground floor treatment
2. Tower
3. Top – Roof, Penthouse and/or Special Treatments
e. Façade treatments, materials, fenestration, exterior lighting and other special features
f. Vehicle, bicycle and pedestrian access through the site
1. Pedestrian access
2. Bicycle access
3. Access to parking and loading, use of alley
g. Landscaping and Green Alley
1. Softscape/hardscape/landscape treatment
2. New Plantings
3. Seating and furniture [if applicable]
4. Streetscape design, including street lighting, tree layout and tree species,
furnishings, fences, walls
Fourth Meeting—June 18, 2015
4. Transportation
1. Location of retail, retail entrances and relationship to exterior spaces
2. Delivery issues
3. Circulation
4. Accessibility
5. Parking ratio
5. Sustainable Design Features [Maximum 15 minute applicant presentation]
a. Community Energy Plan (Consistency/Compliance)
b. Sustainable Program Elements
c. Performance Measures, Operations and Maintenance
d. Stormwater management
e. Tree canopy
f. Other
6. Community Benefits –Bonus Density [Maximum 10-minute staff presentation]
Clarendon West (SP #438)
672 Flats (SP #437)
Page 20
a. Public Improvements Beyond Site Plan Standards [if applicable]
b. Exceptional Benefits for Mitigation of Bonus Density or Height
7. Other Issues
a. Construction and Phasing
b. Public Safety (In Building Wireless)
Site Location: On the eastern half of the block bounded on the east by North
Glebe Road, on the south by North Carlin Springs Road, on the
west by North Tazewell Street, and on the north by 7th Street
North. The site is approximately 43,900 square feet (1 acre).
Applicant Information:
Developer
670 Glebe Road Associates, LLC,
c/o The Penrose Group
8330 Boone Blvd. Ste. 460
Vienna, VA 22182
(703)847-5270
Mark Gregg
Attorney
Walsh Colucci Lubeley Walsh, PC
2200 Clarendon Blvd. Ste. 1300
Arlington, VA 22201
(703)528-4700
M. Catherine Puskar, Esq.
Architect
Hord Coplan Macht
2000 Duke St. Ste. 120
Alexandria, VA 22314
(571)388-7761
Joe Schneider
Engineer
Vika
8180 Greensboro Dr.
Tysons, VA 22102
(703)442-7800
Jeff Kreps
Landscape Architect
Studio 39 Landscape Architecture
6416 Grovedale Dr. Ste. 100-A
Alexandria, VA 22310
(703)719-6500
Dan Dove
LEED Consultant
Everyday Green
1350 Spring Rd. NW
Washington, DC 20010
(202)640-1058
Andrea Ross
Traffic Consultant
Wells + Associates
1420 Springhill Rd. Ste. 600
McLean, VA 22102
(703)917-6620
Chris Kabatt
Lighting Consultant
Hartranft Lighting Design
113 S. Adams St.
Rockville, MD 20850
(240)731-1058
Andrea Hartranft
BACKGROUND: The applicant proposes a rezoning from “C-2” to “R-C”; and a site plan for a
6 story building with approximately 185,000 square feet of gross floor area. The proposal will
demolish an existing Exxon gas station. The subject site is located in Ballston along the western
side of Glebe Road. Adopted plans relevant to the site include the Ballston Sector Plan and the
West Ballston Land Use Study which was adopted by the County Board in 1981 through the
adoption of several General Land Use Plan (GLUP) amendments.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 21
Site: The approximately 43,000 square-foot site is located in the Ballston station area on the
northwest quadrant of North Glebe Road and North Carlin Springs Road intersection on the
block bounded by North Carlin Springs Road to the south, North Glebe Road to the east, 7th
Street North to the north, and North Tazewell Street to the west. The surrounding land uses
are as follows:
To the
north:
Across 7th Street North is the Enterprise Rent-A-Car and Rosenthal Mazda
sites. The properties are designated ““High-Medium Residential Mixed-
Use” on the GLUP and zoned “R-C.”
To the
west:
Immediately adjacent, the Townes of Ballston project (SP #245) contains 38
townhouse units fronting N. Tazewell Street and across a public alley from
the site. The properties are designated “High-Medium Residential Mixed-
Use” on the GLUP and zoned “R-C.”
To the
east:
Across North Glebe Road, the Ballston Commons Mall and parking
structure (SP #193). The property is designated “Medium Office-
Apartment-Hotel” on the GLUP and is zoned “C-O-2.5.”
To the
south:
Across S. Carlin Springs Road is the Goodyear site plan (SP #72, 650 N.
Glebe Road). The property is designated “High-Medium Residential
Mixed-Use” on the GLUP and is zoned “R-C.”
Zoning: “R-C” Apartment Dwelling and Commercial Districts.
General Land Use Plan Designation: “High-Medium Residential Mixed-Use” (Up to 3.24
F.A.R.).
Neighborhood: The site is located within the Bluemont Civic Association, and is adjacent to
the Buckingham Civic Association and the Ballston-Virginia Square Civic Association. The
site is also adjacent to the Townes of Ballston Homeowners Association.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 22
Source: Pictometry 2015
Development Potential: The following provides a summary of the site’s “by-right” and “R-C”
site plan maximum development potential.
Site Area: 43,936 sq. ft. Density Allowed/Typical Use Maximum Development
“C-2” By-Right Retail and service commercial uses up to 1.5
FAR and 45 feet; hotel up to 1.5 FAR and 45
feet; one-family dwellings up to 6,000 square
feet per lot.
65,904 sq. ft. of commercial or
hotel GFA
7 single-family detached units
“R-C” Site Plan Up to 3.24 FAR Apartment
The following uses at a rate of .62 sq. ft. for
every one sq. ft. apartment uses, provided that
total FAR does not exceed 3.24:
Retail and service commercial uses
restricted to the first floor of any structure;
and
Offices, business and professional.
142,353 sq. ft. apartment project
Mixed use:
87,872 sq. ft. (2.0) residential
54,481 sq. ft. (1.24) maximum
non-residential
Proposed Development: Below is a summary of the proposed development for a six (6)-story
residential building with ground-floor retail.
SP #437, 670 N. Glebe Rd.
SITE AREA 43,936 sq. ft.
Site Area Allocations
Residential 42,552.02 sq. ft. (96.85%)
Office/Commercial 1,383.98 sq. ft. (3.15%)
SITE
Clarendon West (SP #438)
672 Flats (SP #437)
Page 23
SP #437, 670 N. Glebe Rd.
Density
Residential GFA 179,836 sq. ft.
Residential units 178 units
Residential FAR 4.09 FAR
Office/Commercial GFA 4,488 sq. ft.
Office/Commercial FAR .11 FAR
Total GFA 184,323.79 sq. ft.
Total FAR 4.2 FAR
Base Density 142,352.64 sq. ft. (3.24 FAR)
Total Bonus Density 41,971.15 sq. ft. (.96 FAR)
LEED Silver Certification Bonus
.20 FAR for retail portion of the bldg. 276.79 sq. ft. (.006 FAR)
.25 FAR for residential portion of the bldg. 10,638.01 sq. ft. (.24 FAR)
Affordable Dwelling Unit Bonus (22.5%) 31,056.35 sq. ft. (.71 FAR)
“R-C” Max. Permitted Density 3.24 (142,352.64 sq. ft.)
“R-C” Max. Permitted Residential Density 3.24 (142,352.64 sq. ft.)
“R-C” Max. Permitted Mixed-Use Office/Commer.
Density
1.24 (54,480.64 sq. ft.)
Building Height
Average Site Elevation 270.5 feet
Main Roof Elevation 346 feet
Main Roof Height 75.5 feet
Penthouse Roof Elevation 357 feet
Penthouse Height 11 feet
Number of Stories 6 (with mezzanine level)
“R-C” Max. Permitted Bldg. Height (Site Plan) 95.00 feet
Parking
Residential 178
Retail/Office 0
Total Number of Spaces 178
Standard Spaces 162
Compact Spaces 10 (5.62%)
Accessible Spaces 5
Accessible Van Spaces 1
Residential Parking Ratio 1 sp/unit
“R-C” Required Residential Parking Ratio 1.125 sp/unit (201 spaces)
Office/Retail Parking Ratio 0
Clarendon West (SP #438)
672 Flats (SP #437)
Page 24
SP #437, 670 N. Glebe Rd.
“R-C” Required Office/Retail Parking Ratio 1 sp/580 sq. ft. commercial GFA (8 spaces)
LEED
LEED Score Silver – 58.5
Density and Uses: The proposed site plan amendment generates density solely based on the
properties owned by the applicant (RPC# 13-018-009; -012; -013; -014; -016; -017). For the
purposes of calculating bonus density, the site area has been divided by use (96.85% residential
and 3.15% retail). The proposed redevelopment of the site includes 184,323.79 square feet
square feet of gross floor area (GFA) at a floor-area ratio (FAR) of 4.20 FAR. The maximum
permitted density in the “R-C” zoning district by site plan is 3.24 FAR. Therefore, the applicant
proposes to achieve bonus density above 3.24 through providing LEED Silver certification
(consistent with the County’s Green Building Density Incentive Program) and affordable
housing consistent with ACZO Section 15.6.9 which permits bonus density above the level
designated in the GLUP in exchange for affordable housing. The applicant proposes the ADU
bonus of 22.5% for the residential portion of the building only. The applicant proposes a
residential building with retail located on the ground floor; the “R-C” district permits residential
uses with an option for retail (ground floor only) and commercial uses at a ratio of a maximum of
.62 square feet of commercial GFA for each square foot of residential GFA.1 The applicant’s
proposal meets this standard.
Site and Design: The proposed 184,323.79 square-foot mixed-use building would be developed
on the 43,936 square foot rectangular site, which encompasses the eastern portion of the block
fronting Glebe Road. The proposed building generally conforms to the shape of the site in that it
is narrow (approximately 80 feet wide) and runs the length of the Glebe Road frontage (413
feet). The ground floor contains an approximately 2,000 square foot retail space at the building’s
northern corner at 7th Street N., and an approximately 2,400 square foot retail space at the
opposite end of the building wrapping N. Carlin Springs Rd. Ground floor uses fronting N.
Glebe Road include a bike storage space, the building’s leasing office, mail room, and amenity
room, and a fitness room. The building entrance is located on the N. Glebe Road frontage
directly in the middle of the building. Double-loaded corridors run the length of the building.
Residential loft units face the alley; four (4) such units contain rear patios opening onto the alley.
A trash room on the northern side of the building is accessed from the alley. A loading bay and
the garage entrance are located on the 7th Street North frontage accessed from curb cuts. The “R-
C” zoning district requires that 10% of the site be landscaped open space, and the proposal meets
this requirement through a series of plantings and hardscape along the alley, which is proposed to
be widened a minimum of 9 feet and a maximum of 16 feet from its current configuration. There
is one curb drop off proposed for the Glebe Road frontage to be used for deliveries, and two (2)
proposed for the alley to be used for trash pick-up.
1 The “R-C” district permits a ratio of 1.5 square feet of office/commercial uses to residential uses if an entire block
is being redeveloped, among other regulations.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 25
UPDATE 5/18/2015: See revised ground floor plan below:
Building Design: The proposed building would be composed of a concrete podium of three (3)
levels (the ground floor and two (2) levels below-grade) with five stories of wood construction
above. The six-story building height of 75.5 feet would be consistent throughout the structure,
aside from the building’s parapet wall and a penthouse feature which serves as an architectural
tower element to denote the building entrance. The parapet wall is approximately two (2) feet in
height, and the penthouse 11 feet.
The building’s design is symmetrical along the North Glebe Rd. elevation. The corner elements
denoting the retail consist of a dark-colored metal spandrel system and a rectangular vertical dark
brick projection which vertically separates the corner elements from the central expression. The
middle elements consist of mostly neutral-colored metal panel cladding highlighted by dark-
brick accents framing residential balconies, which are inset and separated by a vertical element
consisting of red compact-laminate accenting. A central element containing clear glass and
metal spandrel signifies the building’s focal point and the building entrance. The central portion
incorporates the building’s penthouse as a focal element. The ground plane consists of a natural
stone base and clear glazing up to 10 feet. The rear façade is substantially less symmetrical, and
incorporates at least three (3) projections/recesses in the façade to provide a softer transition to
the existing townhouses to the west.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 26
UPDATE 5/18/2015: The applicant has revised the building and façade design to address
comments provided by staff and preliminary comments provided by SPRC members. The revised
elevations address comments about breaking up the long, symmetrical façade along the Glebe
Road frontage into three separate vertical expressions. The rear façade is revised to provide a
strong cornice line at four stories across the alley from the existing Townes of Ballston
townhouses. In addition, the façade is broken into at least six lines of vertical articulation to
mimic the rhythm of townhouse facades. See images below:
Transportation: The block is bound by North Glebe Road, North Carlin Springs Road, North
Tazewell Street and 7th Street North. The Master Transportation Plan (MTP) classifies the
section of North Glebe Road adjacent to the site as a Type B – Primarily Urban Mixed-Use
arterial.
North Carlin Springs Road adjacent to the site is classified as a Type D – Primarily Garden
Apartments & Townhouse Neighborhoods arterial. Both 7th Street North and North Tazewell
Street are classified as Non-Arterial roads. Parallel to North Glebe Road extending through the
block, from North Carlin Springs Road to 7th Street North, is a twelve foot wide one-way
(northbound) public alley.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 27
Trip Generation: Wells and Associates, Inc. prepared a traffic impact analysis (TIA) dated
September 29, 2014 assuming a development plan for the site including 178 residential units
with 4,510 square feet of ground floor commercial/retail. The project is estimated to generate 52
a.m. and 116 p.m. peak hour vehicle trips. Relative to the existing vehicle trips at the site, the
project is estimated to produce 33 new a.m. peak trips and 70 new p.m. peak trips.
Streets and Sidewalks: North Glebe Road adjacent to the site widens from approximately 87-feet
wide from curb to curb at 7th Street North to approximately 100-feet wide curb to curb at North
Carlin Springs Road. The project proposes generally maintaining the existing North Glebe Road
section. The road has three (3), 11-foot wide travel lanes in each direction and dual left turn lanes
at the North Carlin Springs Road intersection into the mall. The sidewalk along the site frontage
currently is approximately 8.5 feet wide, including street trees located at the back of curb in
4’x4’ planter boxes. The project proposes widening the sidewalk to 16-feet 8-inches, including
new street trees located in 5’x12’ tree pits. Mid-block the project proposes cutting into the
sidewalk and widening the street to provide two on-street parking spaces. There are two large
curb cuts into the gas station currently, the project proposes removing all curb cuts along North
Glebe Road.
North Carlin Springs Road is approximately 54-feet wide and the project proposes no changes. A
minimal 4-foot wide sidewalk is provided along North Carlin Springs Road today. With the
project the sidewalk is proposed to be widened to 13-feet 8-inches, including new street trees
located in 5’x12’ tree pits.
Seventh Street North adjacent to the site is approximately 31-feet wide curb to curb. The project
proposes widening the street to 34.5-feet, with the idea of the street ultimately being widened to
36-feet in association with the development of the property on the north side of the street. The
existing approximate 8-foot wide sidewalk is proposed to be widened to 13-feet 8-inches.
The existing public alley is 12-feet wide, with a private 3-foot sidewalk along the town houses.
The alley is signed one-way from North Carlin Springs Road to 7th Street North. The project
proposes widening the alley on either end to approximately 20-feet to support fire access.
DISCUSSION
Adopted Plans and Policies: While the site is located within the Ballston Sector Plan, given the
age of the document (1981) and its lack of specific guidance for the west side of Glebe Road in
general, it is only somewhat relevant to this site plan. There are several planning documents that
are discussed below that contain guidance for the subject site plan:
“R-C” District: The “R-C” District is intended to provide high-medium residential uses while
also providing a mixed-use transition from the “High” Office-Apartment-Hotel core of Ballston
to the surrounding “Medium” and “Low-Medium” residential. The proposed site plan
implements the purpose of the “R-C” district in that there is a clear transition of density from the
core of Ballston to points to the west, including the subject site.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 28
General Land Use Plan: The site’s “High-Medium Residential Mixed-Use” is implemented by
the proposed rezoning to “R-C,” which the only zoning district that implements the GLUP
category. A comparable area designated “High-Medium Residential Mixed-Use” on the GLUP
is the north side of Fairfax Drive between North Vermont Street and North Quincy Street. This
area contains several blocks of which the Fairfax Drive frontages are designated “High-Medium
Residential Mixed-Use” up to approximately 150-feet of depth into the block, after which the
GLUP designation changes to “Low-Medium” Residential. However, in this area the entire
blocks are zoned “R-C,” even the portions that are designated “Low-Medium” Residential. The
predominant development type in this area is medium-rise office fronting Fairfax Drive with
medium-rise residential immediately to the north of the office development.
Ballston Sector Plan: The 1980 Ballston Sector Plan depicted this area as service commercial,
recognizing the existing development along the west side of North Glebe Road. In light of
efforts ongoing at the time to complete neighborhood conservation plans in West Ballston (such
as that for Ball’s Crossing, now a part of Bluemont), the Ballston Sector Plan deferred making
any specific recommendations for the West Ballston area. However, an illustrative concept plan
generally depicted West Ballston with buildings along Glebe Road surrounded by extensive
planted areas and neighborhood conservation areas to
west. The block on which the subject site is located is
depicted on the Illustrative Plan as containing garden
apartment type development on the western portion of
the block where the Townes of Ballston development
currently exists, and two (2) commercial buildings on
the eastern part of the block where the subject site is
located.
West Ballston Land Use Study: In May 1981, County
staff completed a study of West Ballston to address
land use and zoning issues in the area generally
bounded by Wilson Boulevard, North Glebe Road,
North Henderson Road, and George Mason Drive.
Even though the 1980 Ballston Sector Plan deferred
making specific recommendations in this area,
existing land use and zoning issues as well as growing
development pressure, among other factors,
necessitated this study. The study recommended
clearer policy regarding conservation and
redevelopment in the area, with a focus on three
issues:
1. Transition from the more intensive uses along Wilson Boulevard and North Glebe Road
to the single-family residential areas;
2. Redevelopment pressures on the commercial frontage along the west side of North Glebe
Road; and
3. Existing inconsistencies between the General Land Use Plan and zoning in the area.
Clarendon West (SP #438)
672 Flats (SP #437)
Page 29
GLUP Amendments (1981): In October 1981, the County Board adopted several GLUP
amendments for the West Ballston area as a result of the West Ballston Land Use Study. The
GLUP designation for the subject site along with neighboring sites, was changed from “Service
Commercial” to “High Medium Residential Mixed Use” (maximum planned density of 3.24
FAR). The staff report notes this area “…is a transition area between Parkington across North
Glebe Road and the single-family homes and garden apartments to the south and west. The
“High Medium Residential Mixed Use” designation in this area would recognize the existing
development rights of the “C-2” properties along North Glebe Road and encourage additional
residential development through the use of the “R-C” zoning district.”
North Quincy Street Plan Addendum: The County Board adopted an addendum to the North
Quincy Street Plan in 2012 after concluding a study of the block bounded by North Glebe Road
in the east, North Carlin Springs Road in the north, North Henderson Street in the south, and
North Thomas Street in the west, and other blocks on the east side of Glebe Road. This block
was the subject of the American Service Center Site Special Study, which had been ongoing for
several years. While the plan addendum does not include the subject site, and thus contains
no guidance directly attributable to the site, it does provide useful guidance for the planning
context immediately to the south of the site. The plan also recommended changing the GLUP to
designate the majority of the west side of Glebe Road within the study area as “Low-Medium
Residential Mixed-Use.”
Guiding Principles: The Guiding Principles for the plan include a recommendation that
the block’s built form contain a medium-density transition from the Ballston core along
Glebe Road to the less dense N. Thomas Street. This guidance can be seen to apply to
the subject site in that it implements a transition from the mall northeast of N. Glebe
N. Quincy Street Plan Addendum
(West Side of Glebe)
Clarendon West (SP #438)
672 Flats (SP #437)
Page 30
Road to the Townes of Ballston to the southwest. The Guiding Principles also mention
the transformation of the area from auto-oriented to mixed-use, and that development
should provide retail at important intersections and at arterials. The proposed site plan is
consistent with this vision.
Building Form Guidance: The building form guidance contains several recommendations
that can be applied to the subject site given its proximity to the planned area. First, the
plan recommends development with generally modest-sized floor plates and slender
towers in order to control building bulk. Second, the plan recommends incorporating
building form elements that limit the perceived length of long building walls, including
massing techniques, projections and recesses, and architectural features, with the goal of
creating human-scaled environments. Finally, the building form guidance includes a
section on building heights. The plan recommends a maximum of 95 feet and nine (9)
stories; building height is to be concentrated along N. Glebe Road providing a taper down
to residential uses to the southwest. 95 feet and nine (9) stories is the maximum height
permitted in the “R-C” district; the proposed site plan contains approximately 76 feet and
six (6) stories to provide a sensitive height transition to the townhouses to the west.
Retail Action Plan: The 2001 Retail Action Plan recommends that this area of North Glebe
Road would be appropriate for large format retailers along pedestrian friendly major arterials and
regional or sub-regional shopping centers. Staff is currently working on an update of the Retail
Action Plan. The retail environment in this portion of the west side of Glebe Road is not an
established retail environment at this time, given pending redevelopment proposals on the Mazda
site as well as the Ballston Common Mall. However, with proposed improvements to the
Ballston Common Mall, staff posits that Wilson Boulevard will remain the primary retail
destination in the vicinity, with complementary uses along Glebe Road. The North Quincy Street
Plan Addendum contemplates ground floor retail and commerce uses along the Glebe Road
frontage of the plan area, and the Maxwell project currently contains a retail fitness facility on its
Glebe Road frontage. The applicant proposes retail space at the building’s corner at 7th Street
North and at the building’s corner at North Carlin Springs Road. Staff supports the location of
the proposed retail space because siting retail at corners generally provides maximum visibility
for retail tenants. In addition, siting retail at the corners of the building provides opportunity to
achieve a concentration of retail at the intersections.
Master Transportation Plan (MTP) and MTP Streets Element: The street typology overlay
incorporated in to MTP helps by framing the design of individual street segment in the context of
the surrounding/adjacent land use and the multimodal functionality of the street, not just how the
road serves motor vehicles.
North Glebe Road is specifically identified as a Type B - Primarily Urban Mixed Use arterial
which supports a dense mixed-use area, with ground floor retail uses that have office and/or
residential uses above. The MTP typology adds emphasis to pedestrian and multi-modal nature
of road to transform it, making it less of and auto centric roadway, into a street that supports all
users. In addition along these types of streets the MTP recommends that driveway access should
Clarendon West (SP #438)
672 Flats (SP #437)
Page 31
be restricted or limited. The proposed project conformed to the vision for North Glebe Road as a
Type B arterial.
North Carlin Springs Road along the site frontage is identified as a Type D - Primarily Garden
Apartments and Townhouse Neighborhoods arterial, principally supporting medium density
residential uses. On Type D arterials driveway access is not restricted by the MTP however, site
specific characteristics should be considered. In this case Staff does not recommend parking
access or loading from North Carlin Springs Road for the following reasons 1) the site has
frontage along an alley and a non-arterial street; 2) the queuing at the intersection of North Glebe
Road and North Carlin Springs Road would make site access complicate; 3) the limited frontage
along North Carlin Springs Road would be better activated by retail or ground floor residential
entrances, similar to the development across the street.
Both 7th Street North and the alley are non-arterial street frontages surrounding the building.
These non-arterial streets, based on MTP guidance, are the most appropriate locations for garage
access, loading, and trash service. The presence of an alley along the entire rear of this site
makes this project somewhat unique, allowing an alternative to siting garage access, loading or
trash service on along the neighborhood street or arterial street frontage.
When available, as in this case, alleys represent the most appropriate location for garage access
and service/loading activities. Considering that the project’s frontage along 7th Street North is
under 80 feet in length locating both the loading and garage access is not recommended. These
uses are proposed to take up approximately 40 feet of the building frontage, leaving only about
40 feet of building frontage dedicated to the corner retail space. In addition, by more effectively
using the alley for uses typically relegated to alleys (garage access, loading, and trash), the
number of pedestrian/vehicle conflict points could be reduced along 7th Street North.
Considering neighborhood concerns staff and the applicant continue to evaluate the use of the
alley consistent with County goals and policies.
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672 Flats (SP #437)
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Clarendon West (SP #438)
672 Flats (SP #437)
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Modification of Use Regulations
Bonus Density: The applicant requests .96 FAR bonus density, justified by LEED Silver
Certification of the building, and an Affordable Housing Plan consistent with the Zoning
Ordinance requirements for bonus density for Affordable Dwelling Units for Height and Density
above the General Land Use Plan.
LEED Silver Certification: Arlington County’s Green Building Density Incentive Policy
for Site Plans contains bonus density provisions for site plan projects that meet the
objectives of the County’s green building program. Per Section 15.6.7.1 of the Zoning
Ordinance, the County Board may permit bonus density for provisions made for open
space and other environmental amenities. The applicant is proposing to commit to a
certification of LEED Silver. The applicant is therefore requesting, consistent with the
County’s policy, bonus density of the maximum of .20 FAR for the commercial portion
of the project and .25 FAR for the residential portion of the project for a total of 10,638
sq. ft.
Affordable Dwelling Units: Section 15.6.9.1 permits bonus density residential site plan
projects in exchange for a Low or Moderate Income Housing Plan. The bonus density
permitted may result in density that exceeds the GLUP designation for the project,
provided it does not result in density in excess of 25% of the residential density for the
site plan. The applicant proposes 22.5% residential bonus density resulting in 31,056 sq.
ft.
Parking Modification: Zoning Ordinance Section 7.3, the “R-C” Apartment Dwelling and
Commercial District, provides that residential parking ratios should be as provided for in Section
14.3 (to be provided at a ratio of 1.125 spaces per unit), however that the County Board may
reduce this ratio, through approval of a site plan, to no less than one (1) space per unit. The
applicant’s proposal meets this standard. The Zoning Ordinance Section 7.3 also requires that
the applicant provide one (1) space per 580 square feet of commercial or office GFA. The
applicant is proposing to modify this standard to provide 0 retail parking spaces. Please see
discussion below regarding parking.
Preliminary Issues: Issues or topics for discussion that have been preliminarily identified by
staff include:
Density and Uses:
Configuration of ground floor uses – The applicant proposes retail at both the 7th Street
N. and Glebe Road corner, and the N. Carlin Springs Road and Glebe Road corner. In
between are building amenities: bike storage, mail room, leasing office, building lobby,
club room and fitness room. The applicant proposes that the spaces in between the
designated retail space will be built to be flexible to accommodate a wider range of uses
should the market dictate. Are the proposed building amenity uses sufficient to activate
the Glebe Road frontage in a manner consistent with planning in the area?
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672 Flats (SP #437)
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Site Design and Characteristics:
Form and function of public alley
o Both the loading dock and the garage entrance are located on the 7th Street
frontage as opposed to the public alley. The Master Transportation Plan Streets
Element states that “the primary purpose of alleys is to provide for loading and
parking access that is not obtrusive to the activity on the adjacent sidewalks and
streets” and that “alleys … could include walkways, provided such facilities do
not diminish the usability of alleys for other purposes.” Therefore, the applicant’s
plan is inconsistent with the stated MTP policy.
o Is the proposed treatment of the alley surface, setbacks, and proposed landscaping
an appropriate transition to the adjacent townhouses?
Configuration of trash pickup – the applicant provides two (2) drop-off curb insets at
either end of the alley for trash pickup. Trash pickup should occur internal to the
building.
Delivery drop-off on Glebe Road – the applicant provides a curb inset accessed from
Glebe Road adjacent to the building lobby. This inset would conflict with proposed off-
peak street parking on Glebe Road.
UPDATE 5/18: The applicant’s revised drawings show the drop-off on Glebe Road
removed.
Vaults located underneath loading/trash entrance
Building Design:
Building frontage on Glebe Rd. UPDATE 5/18/2015: The applicant has revised building
and façade design, addressing many of the preliminary issues listed below. Building
design will be discussed at the 5/18 SPRC meeting.
o Massing – the proposed building provides a >400-foot building wall along the
Glebe Road frontage with no relief provided by the current massing scheme.
Should the building be broken up or provide other massing elements such as
recesses and projections to provide relief along the long block frontage?
o Architecture – the proposed building provides a unified architectural style along
the totality of the Glebe Road frontage with a strong central element. Should
more differentiation/asymmetry and rhythm be provided in the architectural
scheme to provide a more human-scale experience?
o Building entrances – only three (3) entries are provided along the Glebe Road
frontage. Creation of an active frontage will require more entries.
Building frontage on 7th Street – the 7th Street frontage is approximately 88 feet in length.
Of this, the applicant proposes 37 feet of curb cuts for the loading access and the garage
access. Therefore, slightly less than half the frontage consists of curb cuts. Will this
disrupt pedestrian traffic travelling north on 7th Street?
Parking: The applicant proposes a modification of retail parking to 0. While it is noted that
there are public parking resources available in the vicinity, they are located across Glebe Road,
Clarendon West (SP #438)
672 Flats (SP #437)
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which contains six travel lanes at this section. Should the applicant provide parking for retail
employees and residential visitors?
March 9, 2015 SPRC Meeting: The SPRC held its first meeting on the subject site plan on
March 9, 2015. The agenda was to provide an introduction to the project and begin a discussion
on the site background and history of planning in the area. The SPRC chair provided a brief
introduction outlining how the process will work. Staff then gave a presentation on the history of
planning in the vicinity, and current guidance governing the site. The applicant then presented
an overview of the site plan and its components. Staff then provided an analysis of the site plan
including preliminary issues. The SPRC then asked questions and discussed the project.
Follow-up Information:
“R-C” Site Plans: Information was requested on past site plans approved within the “R-
C” zoning district. In particular, there was interest in examining projects approved on
the north side of Fairfax Drive in Ballston, where “R-C” zoning and “High-Medium
Residential Mixed-Use” are ubiquitous.
One such site is SP #232, located on the block bound by North Vermont Street on the
west, Fairfax Drive on the south, and North Utah Street on the east. The site plan
consists of two buildings; a 135,000 square foot, 8-story office building fronting Fairfax
Drive, and a 131-unit, 10-story residential building directly north of the office building
on the same block. The site plan is approximately 3.5 FAR, and has a ratio of 1:1 office
to residential. While the entire site is zoned “R-C,” only the Fairfax Drive frontage is
designated “High-Medium Residential Mixed-Use” in the GLUP. Another site plan
along this frontage is SP #212, located on the block bound by North Utah Street on the
west, Fairfax Drive on the south, and North Taylor Street on the east. The site plan
consists of two buildings; a 255,000 square foot, 8-story office building fronting Fairfax
Drive, and a 248-unit, 3-7 story residential building directly north of the office building
on the same block, containing height tapering towards 11th Street North. The site plan is
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672 Flats (SP #437)
Page 36
approximately 3.5 FAR and has a ratio of 2:1.3 office to residential. As with SP #232,
the entire site is zoned “R-C” while the “High-Medium Residential Mixed Use” GLUP
designation only covers the Fairfax Drive block frontage.
Long Building Frontages in Arlington: Questions were raised regarding the long
building frontage along North Glebe Road proposed as part of the subject site plan
development. The proposal, as noted, contains 413 feet of continuous building frontage
along North Glebe Road. Staff identified a preliminary issue related to the façade
articulation and the overall architectural vocabulary which contributed to a monotonous,
overly symmetrical building mass. There are several examples of long building frontages
in Arlington, which can be examined to draw lessons for 672 Flats. One example, the
ZOSO building in Clarendon on N. Fillmore Street, is an example of a building frontage
that is 560 feet in total length, and consists of two separate buildings. The ZOSO
building occupies 410 feet of continuous frontage and is scaled similarly to the proposed
672 Flats project in that it is 5 stories in height. The façade contains a repeating pattern
of vertical brick elements approximately 40-feet in length each, which are accentuated
such that the building massing appears broken down into component parts. An
architectural rhythm is established whereby there is vertical differentiation at an interval
of every approximately 40-feet. Therefore, this project is an example of a long building
façade being successfully designed to provide a human-scale environment to pedestrians.
See map below:
April 16, 2015 SPRC Meeting: The second SPRC Meeting on the subject site plan included a
site visit (see graphic below for the order of the tour), and then a discussion on site context. The
SPRC asked several questions related to the site context and built environment in the vicinity.
Building Siting and Distance between Buildings: At the previous SPRC meeting, a
question was asked regarding the appropriateness of the distance between the existing
Townes of Ballston townhouses and the proposed multifamily building. The applicant’s
proposal shows the rear portion of the building sited, at its narrowest point, 27 feet from
ZOSO
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672 Flats (SP #437)
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the face of building of the neighboring townhouse to the proposed building. At this
narrowest point, the proposed building would be sited 13 feet from the alley centerline.
SPRC members raised a question about whether there is a standard for siting buildings
at a distance of 40-feet apart. While this is not a Zoning or Building Code requirement,
nor is it a written policy, this standard has been applied in the past to multi-building site
plan projects. However, there are several examples across the County where this
standard has not been applied. First, the Market Commons site plan in Clarendon
contains a multifamily residential building lined with first and second-floor retail. The
building is lined on its southern and eastern edges by townhouses separated by an alley.
The distance between the buildings is 27 feet. Another example is the Peck/Staples site
plan, located in Ballston. In this site plan, an office building fronting Glebe Road is sited
27 feet from a multifamily residential building that wraps Wilson Boulevard onto North
Wakefield Street.
Another important point to note is the setback at which a building could be built on the
site currently as a matter of right. Currently,
the subject site is zoned “C-2,” while the
adjacent townhouses are zoned “R-C.” The
“C-2” district does not contain a requirement
for a rear yard setback. Therefore, a “C-2”
building could be sited at the property line by
right, which would be approximately 20 feet
from the nearest existing townhouse.
Landscaped Open Space: Members of the
SPRC requested that staff provide information
about the Zoning Ordinance requirement that
10 percent of the site be kept as landscaped
open space. SPRC members specifically asked
27 Feet
Clarendon West (SP #438)
672 Flats (SP #437)
Page 38
how this requirement was applied in the past. The “R-C” district requires that 10
percent of the subject site be reserved as “Landscaped Open Space;” this has been
applied in past site plan projects as meaning the proportion of the property that is not
covered by the building or gross parking area. Landscaped open space may be
hardscape or softscape, but, per Zoning Ordinance requirements, be at a minimum 25%
shrub cover. See image (above) for how this requirement was calculated for The
Maxwell (across Carlin Springs Road from the subject site).
SPRC Neighborhood Members for this Site Plan:
Terry Serie
Scott Sklar
Bluemont Civic
Association
Ashton Heights Civic
Association
Nia Bagley Ballston-Virginia Square
Civic Association
Bernie Berne Buckingham Civic
Association
Amy Connelly Townes at Ballston HOA [email protected]
Gwyn Hambley Ballston Place HOA [email protected]
Interested Parties:
Jonn Lau Bluemont Civic
Association [email protected]
Katte Mattos Bluemont Civic
Association
Lisa Kelly Townes of Ballston HOA [email protected]
Elizabeth Burroughs Ballston Place HOA [email protected]
Nita Tuvesson Courts of Ballston HOA [email protected]
John Schoenecker Courts of Ballston HOA [email protected]
om
Janet Kopenhaver Ballston Mews I HOA [email protected]
om
Jim Curren Ballston Mews II HOA [email protected]
Liz Birnbaum
David R. Hughes
William Ross
Renee Aldrich
Ellen Armbruster
David Dickson
Matt Leighton
Ballston Crest HOA
Bluemont Civic
Association
PRC
Ballston Mews I
PAC
Transportation
Commission
Ballston-Va Square Civic
Association
m
matthewp.leighton@gmail.
com
Planning Commissioners Chairing This Item:
Nancy Iacomini Planning Commission
Chair
Berternie.iacomini56@gmai
l.com
Staff Members: Matthew Pfeiffer CPHD Planning [email protected]
Robert Gibson DES Planning [email protected]
Clarendon West (SP #438)
672 Flats (SP #437)
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