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U C M U D 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: Thursday, December 12, 2013 TIME: 7:00 – 8:30 p.m. PLACE: 2100 Clarendon Boulevard
Courthouse Plaza, Room 311 Arlington, VA 22202
STAFF COORDINATOR: Samia Byrd, 703-228-3525
Item 1. 10th Street Flats, 3132 10th Street North (U-3348-12-1)
(RPC#19-007-003; -004; -005; -006; -007; and -008) Scheduled to be heard no earlier than at the January, 2014 Planning Commission and County Board meetings. Matthew W. Pfeiffer (CPHD Staff)
7:00–8:30 p.m.
The UCMUD Review Committee is charged with reviewing UCMUD Use Permit proposals with a similar agenda and protocol to the Site Plan Review Committee (SPRC). The UCMUD Review Committee is charged with the following:
1. Provide a forum in which the applicant, County staff, the Planning Commission, citizens’ community groups, advisory commissions and committees can review, discuss, and comment on a UCMUD use permit application.
2. Ensure that the project meets the intent of the ordinance, represents high quality land
use planning and design, and is compatible with the adjacent neighborhood; complies with the County’s Comprehensive Plan, other planning documents and County policies; and addresses community concerns and goals
3. Advise the Planning Commission on the outstanding issues and any conditions which it
might determine to be necessary or appropriate.
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, Suite 810, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library’s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://www.arlingtonva.us/Departments/Commissions/plancom/PlancomMain.aspx?lnsLinkID=978 For the purposes of expediency, the UCMUD report and related materials are located on the SPRC Schedule web page. To view the current Site Plan Review Committee schedule, go to the web site http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSPRCSchedule.aspx
I T E M 1
U-3348-12-1, 3132 10th Street North (RPC#19-007-003; -004; -005; -006; -007; and -008)
AGENDA: First Meeting—November 14, 2013 1) Informational Presentation
a) Overview of Unified Commercial/Mixed Use Development (UCMUD) process and check list (Staff)
b) Clarendon Sector Plan Recommendations for site (Staff) c) Presentation of UCMUD Proposal (Applicant)
2) Land Use & Zoning
a) Compliance with Sector Plan b) Compliance to zoning
i) Requested bonus density, height, etc. ii) Requested modification of use regulations
3) Site Design and Characteristics
a) Clarendon Sector Plan, Clarendon UCMUD Regulations Checklist (Staff) i) Allocation of uses on the site ii) Building form (height, massing, tapering, setbacks) iii) Street activism/entrances & exits iv) Relationship to adjacent properties v) Service Access
Second Meeting—December 12, 2013 1) Informational Presentation
a) Update on requested information from fist meeting (Staff) b) Presentation of new material (Applicant)
2) Site Design and Characteristics (continued)
a) Building form (height, massing, tapering, setbacks) b) Street activism/entrances & exits c) Relationship to adjacent properties d) Service Access
3) Building Architecture
a) Design Issues i) Facade treatments, materials, fenestration ii) Roof line/penthouse form and materials iii) Street level activism/entrances & exits iv) LEED/Earthcraft/Green Home Choice Score v) Accessibility
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b) Retail Spaces (if applicable) i) Location, size, ceiling heights ii) Storefront designs and transparency iii) Mix of tenants (small v. large, local v. national)
c) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting
4) Open Space
a) Orientation and use of open spaces b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Compliance with existing planning documents and policies d) Landscape plan (incl. tree preservation)
5) Signs
a) Rooftop, Storefront, Wayfinding, Parking, etc. 6) Transportation
a) Infrastructure i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking
b) Traffic Demand Management Plan c) Automobile Parking
i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths)
d) Delivery Issues i) Drop offs ii) Loading docks
7) Construction Issues
i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison
8) Community Benefits
a) Affordable Housing b) Underground Utilities c) Other
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Site Location: This 39,122 square foot site is located on the south side of 10th Street North at its intersection with North Highland Street. The block containing the subject site is bound on the north by 10th Street North, on the west by North Irving Street, on the south by 9th Road North, and on the east by North Highland Street.
Applicant Information:
Developer 10th Street Flats, LLC c/o Clark Realty Capital 4401 Wilson Blvd., Ste. 600 Arlington, VA 22203
Attorney P. David Tartar, Esq. Tartar Nova Law 3033 Wilson Blvd., Ste. 700 Arlington, VA 22201
Architect Bonstra Haresign Architects, LLP 1710 Connecticut Ave. NW, Ste. 400 Washington, DC 20009
Engineer Bowman Consulting Group 14020 Thunderbolt Pl., Ste. 300 Chantilly, VA 20151
Landscape Architect Landscape Architecture Bureau, LLC 714 7th Street SE Washington, DC 20003
LEED Consultant See Architect
BACKGROUND: The subject site is currently developed, from east to west, with an American Service Center car lot, the Auto Bank car lot, Jay’s Saloon and associated surface parking, and two two-story office buildings and associated surface parking.
The following provides additional information about the site and location:
Site: This 39,122 square foot (.89 acre) site is located on the south side of 10th Street North. The block is developed with auto-service uses and personal/business service uses in two office buildings on the 10th Street North frontage, and with multi-family residential on the 9th Road
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North frontage existing on the western portion of the block and under construction towards the center of the block. There are two remaining single-family dwellings fronting 9th Road North. The eastern end of the block fronting North Highland Street contains a one-story office building and a multifamily building.
To the north: Across 10th Street North along North Highland Street is Site Plan #333, The Phoenix, zoned “C-
R.” To the west is the Clarendon Fire Station and the Clarendon House office building, zoned “C-3.” This area is designated “Medium Density Mixed Use” on the General Land Use Plan (GLUP).
To the west: Across a public alley is the National Association of Federal Credit Unions office building zoned
“C-TH” and auto-service uses across N. Irving Street designated “Service Commercial” on the GLUP.
To the east: Across N. Highland Street is a three-story self-storage building with ground floor retail uses
zoned “C-TH”, designated “Service Commercial” on the GLUP. To the south: A mixture of multi-family and single-family development zoned “RA8-18” and designated
Residential “Low-Medium” on the GLUP.
• Zoning: “C-3” General Commercial District. • General Land Use Plan Designation: “Service Commercial”
• Neighborhood: The site is located in the Lyon Park Citizens Association.
Page 6 Proposed Development: The following provides a statistical summary of the proposed development:
SITE AREA 39,122 s.f. Density Residential Residential GFA 124,546 s.f. Residential Density 3.18 FAR Retail Retail GFA 3,660 s.f. Retail Density .094 FAR Total Density 3.29 FAR “UCMUD within Clarendon Revitalization District” Base Density 1.5 FAR1 Building Height Average Site Elevation 257.23 ft. Main Roof Elevation 312.73 ft. Main Roof Height 55 ft. Penthouse Roof Elevation2 330.53 ft. Penthouse Height (above main roof) 17.8 ft. Number of Stories 5 “UCMUD within Clarendon Revitalization District” Max Height 55 ft. “UCMUD within Clarendon Revitalization District” Base Stories 33 “UCMUD within Clarendon Revitalization District” Max Penthouse Height above main roof
12 ft.
Parking Parking Spaces 143 spaces Residential Parking Ratio 1 space/unit Retail Parking Ratio 1 space/407 sq ft
Required Residential Parking Ratio 1 space/unit Required Retail Parking Ratio N/A4 LEED Residential Building (NC) 65 (Gold)
Density and Uses: The site is zoned “C-3” General Commercial District, and is designated “Service Commercial” on the GLUP. The site is also located within the Clarendon Revitalization District and is subject to the Clarendon Sector Plan. The “C-3” District provides that sites located within the Clarendon Revitalization District be subject to standards as set forth in the Clarendon Revitalization District Special Planning Area Regulations as provided for in ACZO Section 9.2 (which generally provides for redevelopment regulations through site plan) or the Unified Commericial/Mixed Use Development within the Clarendon Revitalization District as provided for in ACZO Section 10.2.5. The regulations for UCMUD within the Clarendon Revitalization District provides for development of residential, commercial, hotel, and retail uses with a base
1 ACZO Section 10.2.5 provides for a bonus of up to an additional 1.5 FAR through provision of ADU’s; and provides for bonus for LEED consistent with the adopted Green Building Density Incentive Program. 2 Measured to the top of elevator overruns. 3 Clarendon Sector Plan provides for a base of three stories on the subject block; additional stories up to five maximum are achievable through bonus as described in ACZO Section 10.2.5. 4 Retail parking spaces not required if within 1,000 feet of metro station entrance.
Page 7 density of 1.5 FAR. The regulations also provide for bonus density up to an additional 1.5 FAR through provision of affordable dwelling units either on site or through a cash contribution. The regulations also provide for bonus density through the County’s Green Building Density Incentive Program. The applicant proposes a five-story building containing 126 residential units, eight live/work units, and 3,660 square feet of retail gross floor area for a total of 128,206 square feet of gross floor area for a total floor-area ratio of 3.29. The applicant proposes to meet the UCMUD regulations for ADU’s on site (5,866 square feet of GFA dedicated to ADU’s), and to achieve 65 LEED points at the Gold level (for a bonus of an additional .35 FAR). Site and Design: The applicant proposes a building utilizing the site’s 10th Street North frontage from the corner with North Highland Street to the public alley that bisects the block. The building is relatively narrow, maintaining 30 feet rear yard setback from the rear property line. The ground floor of the building proposes retail on the western portion of the building adjacent to the alley, with the main entrance at the corner of the alley and 10th Street North. Moving from west to east, the ground floor contains eight live/work units and a fitness room, before a residential lobby that anchors the building’s corner at 10th Street North and North Highland Street. The main entrance to the residential lobby is at the corner of 10th Street North and North Highland Street. Loading access is located behind the retail space accessed from the alley.
Building Design and Architecture: The building’s modern design utilizes wood panels and wood and aluminum trellises to create differentiation on the façade given the project’s long frontage along 10th Street. The ground floor uses masonry, glass, and aluminum and provides for 82% transparency. The middle segments of the building use fiber cement paneling. Colors vary from brown and buff to red undertones to provide differentiation on the façade.
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LEED: The applicant proposes to utilize LEED for Homes Mid-rise, and to achieve 65 points plus 20.5 “maybe” points. This would certify the building as LEED Gold. Transportation: The project is located in Clarendon on the block bound by 10th St. N. to the north, N. Highland St. to the east, an existing public alley to the west, and a mix of single family homes and low rise multifamily residential development to the south. The site is easily accessible by multiple modes of transportation to allow for flexibility in transportation options. The site is ½ mile from the Clarendon Metro Station, several ART and Metrobus stops, and two Capital Bikeshare stations. Streets: The Master Transportation Plan (MTP) identifies 10th St. N. as a Type A-Primarily Retail Oriented Mixed-Use and N. Highland St. is identified as a Non-Arterial. The Clarendon Sector Plan identifies 10th St. N. as a Main Street and N. Highland St. as a Secondary Street. At this location, 10th St. N. is a four (4) lane road with a median in the middle and on street parking on both sides. N Highland St. is a two (2) lane road with parking on both sides. The alley is paved and serves as a secondary access point to the office building parking lot on the west side and the office buildings on the project site (to be demolished with the proposed project). This project proposes to maintain the current number of travel lanes and on street parking on 10th St. N. and N. Highland St. and expand the width of the alley from 10th St. N. to the project loading and garage access points. The expanded alley width will allow fire truck access to the loading and garage access points. The planned by-right development to the south of the site has its underground garage access from the alley, but only southbound travel will be allowed from that garage. 10th St.
Page 9 N. is owned by the Virginia Department of Transportation (VDOT), and any changes to the roadway will need to be reviewed and approved by VDOT. Sidewalk and Pedestrian Circulation: The project site currently has sidewalks along 10th St. N. and N. Highland St. The proposed streetscape has a total minimum width of 14’ with an 8” banding section adjacent to the curb, a 5’ tree pit, and a minimum 8’ clear sidewalk width. On 10th St. N. there are two locations where the clear sidewalk width is proposed to be reduced to 6.75’ for a length of 18” to accommodate an architectural feature on the building. On N. Highland St. there are proposed planters adjacent to the building in addition to the clear sidewalk area. The alley is proposed to have a sidewalk that will be flush with the alley surface to allow for fire truck access for the length of the proposed building. The Master Transportation Plan (MTP) calls for a 10’-16’ wide sidewalk and 6’ furniture/tree pit zone on 10th St. N. and the Clarendon Sector Plan calls for a minimum 14’ wide sidewalk with an 8’ clear sidewalk width and 6’ furniture/tree pit zones. The MTP does allow for pinch points along the sidewalk but they cannot extend more than two feet into the sidewalk for a length no greater than two feet. As proposed, the sidewalks are consistent with the MTP and Clarendon Sector Plan. Parking and Loading: The project proposes to have 143 parking spaces (1 sp/unit) including 4 spaces for electric vehicles and 5 spaces for retail use. The proposed compact ratio is 1.4%. All of the parking will be within two levels below grade and accessible from the alley. The loading and trash areas are adjacent to the parking entrance/exit along the alley. DISCUSSION: Modification of Use Regulations: The following modifications to Zoning Ordinance regulations are requested with the subject UCMUD:
• Bonus density and floors (1.5 FAR for ADU’s + .35 FAR for LEED Bonus) and two additional floors within absolute height limit.
• Density exclusion for vent/shaft space. • Ground floor clearance height from required slab to slab clearance of 15 feet to a
minimum of 12 feet, 1 inch in portions of the ground floor. • Elimination of required seven-foot masonry wall along rear property line • 15 foot elevator overrun that extends above main roof (12 foot maximum) • Build-to Line requirements (75% if Building sited within 2 feet of Build-to line; applicant
provides 60%) • Open Space less than required 10%
Adopted Plans and Policies: The UCMUD within the Clarendon Revitalization District regulations provide for development whose density and use, placement, orientation and massing, height, and urban design conforms to that provided for in the Clarendon Sector Plan. Provisions The Clarendon Sector Plan is prescriptive and provides for an almost form-based approach to redevelopment; the UCMUD zoning regulations make reference to maps and illustrations as provided for in the plan. The plan designates the subject block as “Block 41” and contains the following specific guidance:
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• Density: 1.5 FAR (the County Board may consider additional density for certain community benefits)
• Use Mix: Residential, commercial, hotel, or mixed use (retail required at 10th Street and N. Highland Street; optional retail or personal and business services along remainder of frontage)
• Maximum Height Limits: Three floors and 55 feet
The Clarendon Sector Plan also contains area-specific guidance for the site through recommendations on the 10th Street Corridor.
Additional guidance for the 10th Street Corridor is contained within the Clarendon Sector Plan’s Urban Design Guidelines:
• “Live/work, work/live type units are desired and could be used along the 10th Street corridor. Ownership opportunities for these spaces are encouraged.” (P.46)
• “The 10th Street frontage type, primarily recommended for 10th Street, follows many of those principles described for ‘Main Street’ frontage with a few important exceptions. For 10th Street frontages, the required space between entries, the required structural clear ceiling heights and ground-floor elevation requirements are the same as for Main Streets; however slightly less transparency for storefronts is permitted. This change permits more variation in the ground floor façade conditions to accommodate a wider range of ground-floor uses than are permitted along Main Streets. Within the 10th Street Frontage, live/work and work/live units could occur along 10th Street, but are not required. Where traditional retail, live/work or work/live units are not proposed on the ground floor, personal/business service uses would be encouraged as an alternative.” (P. 121)
Page 11 Preliminary Issues: Staff has identified the following issues for discussion by the SPRC: Land Use:
• The Zoning Ordinance, through reference to the Clarendon Sector Plan, requires retail at the corner of 10th Street North and North Highland Street, while requiring optional retail and/or personal or business services along the remainder of the frontage. The applicant proposes ground floor retail at the western portion of the building, live/work units along the middle portion of the frontage, and a fitness room and residential lobby at the corner desired for retail.
• While live/work units are encouraged by the Clarendon Sector Plan, there is concern that the design of the ground floor façade as well as the floor plans of the units would encourage residential-only tenants.
Site and Design:
• The UCMUD within the Clarendon Revitalization District regulations require the building sited to the build-to line as provided for in the Urban Design Guidelines within the Clarendon Sector Plan. The building must be sited to the build-to line for 75% of its frontage. The applicant proposes an enclosed “porch” area between the live/work units and the sidewalk. Because of this only 60% of the building is sited on the build-to line.
• The regulations and sector plan require a 15-foot ground floor clearance height for development of the 10th Street Frontage Type. The applicant proposes varying clearance heights for the ground floor of the building.
• The regulations require that mechanical equipment project not more than 12 feet above the height limit. The applicant proposes elevator overruns that project 15 feet above the height limit.
• The applicant proposes to locate a transformer for the project above-grade and on the neighboring property (also owned and being developed by Clark).
• The 10th Street Corridor Plan Overview illustrative drawing within the Clarendon Sector Plan shows the subject site developed with two separate buildings. There is concern that the reason for this was to break up a long façade along the block frontage and that the proposal does not achieve the desired massing.
• Concerns raised about allocation of uses on the ground floor of the building, particularly the first floor units’ access from the interior corridor and the rear patio.
Landscape and Open Space:
• The regulations require that 10% of the site be landscaped area. The Zoning Administrator has opined that “landscaped area” pertains to area that is pervious and planted. The applicant proposes landscaped area that may include hardscape.
Page 12 Transportation:
• The applicant proposes to reduce the size of a median within 10th Street North in order to facilitate left turns from westbound 10th Street into the alley. There are concerns about vehicle stacking on westbound travel lanes on 10th Street should this be implemented.
• The applicant proposes bike racks within the parking lane along 10th Street. First Meeting: At the first UCMUD Review meeting, the applicant presented an overview of the project, and staff presented an overview of the UCMUD process and history, the Clarendon Sector Plan, and Clarendon UCMUD Regulations. Land Use and Density were discussed, with the major issued being identified as the location of the proposed retail. Site and Design were discussed but not concluded. The following issues and questions were raised with requested follow-up from staff:
• Zoning Ordinance UCMUD Regulations: What elements of the UCMUD regulations can be modified; specifically, can elements of the UCMUD regulations be modified if they are not specifically mentioned in the code as permitted modifications (example: bonus density under Section 10.2.5.L)? The Unified Commercial/Mixed-Use Development regulations of ACZO Section 10.2 cite the general purpose of UCMUD projects regardless of location (Nauck, Clarendon, etc.). Section 10.2.2 provides that:
o “Any proposed unified commercial/mixed use development shall comply with the standards below in §10.2.3, §10.2.4 or §10.2.5, and with any zoning requirements that are consistent with those standards, unless through the use permit process, the County Board modifies such standards or requirements after finding that such modifications will better accomplish the purposes and intent of §10.2.1. [Emphasis by Author] Provided, however, that in no event shall the County Board modify the standards in §10.2.3 that pertain to the amount of residential density, building height or density, and in no event shall the County Board modify the standards in §10.2.5 that pertain to the maximum building height (exclusive of penthouses). Projects within the Nauck Village Center Special Revitalization District can be approved pursuant to the requirements of §10.2.4, below.”
Elements of the UCMUD regulations can therefore be requested to be modified by the County Board, with the exception of building height and density, provided that the modification allows the project to better achieve the general purposes of the UCMUD regulations.
• Commercial Service Goals: A question was raised regarding the retention of commercial uses within the UCMUD project given that the stated purposes of the UCMUD to provide for the redevelopment of strip shopping centers, to preserve commercial service levels, and to retain local and small businesses. While these are some of the stated purposes of the UCMUD process, they are not the only goals. Section 10.2.1.B states that if an UCMUD project is proposed within a sector plan area which may contain conflicting requirements, the standards of the Zoning Ordinance may be modified to achieve development more consistent with the sector plan. This statement implies a certain amount of deference to the sector plans. The UCMUD process within the Clarendon Revitalization District was designed to implement the Clarendon Sector Plan. Therefore, so long as the proposed project is in conformance to the Clarendon Sector Plan with
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respect to land use, then it is compliant with the intent of the UCMUD regulations.
• Live/Work Research: Questions were raised about live/work units and their history in Arlington. The following projects were approved with live/work units:
o SP #371 (1800 Wilson Blvd.): Three units fronting Wilson Boulevard and seven units fronting Clarendon Boulevard. Units are two-story with lower level designed for commercial use and upper level for residential use. According to Condition #73, “the workspace in the live/work units is intended to provide accessory office/professional and retail services to the residential site plan development and surrounding residential uses. The space shall be accessible, ventilated with operable windows, and have restroom facilities.”
o SP #330 (Avalon Bay/Arna Valley): Condition #52 states “a total of up to 14,000 square feet of gross floor area shall be dedicated to live/work units in the 24 town houses located on both sides of 27th Street. The live/work unit is defined as a town house unit whose lower level is devoted to a service commercial or retail use, home occupation, etc., and which the upper level floors are residential. The lower-level workspace in the live/work units is intended to provide accessory office/professional and retail services to the residential site plan development. Residential use or occupancy of these work spaces is prohibited, with the exception of office space for home use or retail. These work spaces shall not be used on a regular basis as dens, living rooms, bedrooms or other residential type rooms not associated with office or work space. The storefront windows and adjoining sidewalk areas of these spaces shall be maintained in an attractive commercial manner, with unified window covering treatment complimentary to the architecture of the building. The space shall be commercially rated, accessible, ventilated with operable windows, restroom facilities, and separate utility meters.”
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o SP #375 (2008 N. Westmoreland): Five units facing N. Westmoreland Street designed and marketed for live/work use.
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SPRC Neighborhood Members for this UCMUD: Scott Sklar Adam Thocher John Goldener Matt Hussmann Loria Porcaro Michael O’Rourke Kathleen McSweeney Interested Parties: Aaron Schuetz David Sklar Sepheen Byron Toby McIntosh Bridget Meyer Kent Willard Ali Nezam Kathi Moore Planning Commissioner Chairing this Item: Karen Kumm-Morris Erik Gutshall Nancy Iacomini
Ashton Heights Civic Association Clarendon-Courthouse Civic Association Lyon Park Citizens Association Clarendon Alliance Lyon Village Civic Association AACH AACH Lyon Park Citizens Association AACH Berkeley Square HOA Neighbor Neighbor Neighbor Neighbor Jay’s Saloon UCMUD Review Chair Planning Commission Planning Commission
[email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected]
Staff Members: Matthew Pfeiffer CPHD--Planning 703-228-0097 [email protected] Joanne Gabor DES--Planning 703-228-3692 [email protected]
