SITE PLAN REVIEW COM M ITTEE M EETING AGENDA DATE: … · 1124-1138 N. Stuart Street (SP #436...

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: Monday, September 21, 2015

TIME: 7:00 – 10:00 p.m.

PLACE: 2100 Clarendon Boulevard

Courthouse Plaza, 1st Floor, Cherry and Dogwood Rooms

Arlington, VA 22202

SPRC STAFF COORDINATOR: Samia Byrd, 703-228-3525

Item 1.

1124-1138 N. Stuart Street (SP #436, Ballston Oak Townhomes)

(RPC# 14-022-011 through 015)

Planning Commission and County Board meetings to be determined.

Arlova Vonhm (CPHD Staff)

7:00pm–8:25pm

Item 2.

1411 Key Boulevard (SP #439, Washington Vista)

(RPC # 16-014-056 and -057)

Planning Commission and County Board meetings to be determined.

Peter Schulz (CPHD Staff)

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 Private Development

http://projects.arlingtonva.us/private-development/

To view the current Site Plan Review Committee schedule, go to the web site

http://commissions.arlingtonva.us/planning-commission/sprc/

http://commissions.arlingtonva.us/planning-commission/

http://projects.arlingtonva.us/private-development/

http://commissions.arlingtonva.us/planning-commission/sprc/

1124-1138 N. Stuart Street (SP #436 Ballston Oak Townhomes)

I T E M 1

1124-1138 N. Stuart Street Site Plan

(SP #436, Ballston Oak Townhomes) (RPC #14-022-011, -012, -013, -014, and -015)

Jane Siegel, SPRC Chair

SPRC Agenda: First Meeting—July 23, 2015 (Final Site Plan)

1) Informational Presentation

a) Overview of Requested Site Plan (Staff)

b) Presentation of Site Plan Proposal (Applicant)

2) Land Use & Zoning

a) Relationship of site to GLUP, sector plans, etc.

i) Requested changes (if any)

ii) Justification for requested changes (if any)

b) Relationship of project to existing zoning

i) Special site designations (historic district, etc.)

ii) Requested bonus density, height, etc. (if any)

iii) Requested modification of use regulations (if any)

3) Site Design and Characteristics

a) Allocation of uses on the site

b) Relationship and orientation of proposed buildings to public space and other buildings

c) Streetscape Improvements

d) View vistas through site

e) Visibility of site or buildings from significant neighboring perspectives

f) Historic status of any existing buildings on site

g) Compliance with adopted planning documents

4) Building Architecture

a) Design Issues

i) Building form (height, massing, tapering, setbacks)

ii) Facade treatments, materials, fenestration

iii) Roof line/penthouse form and materials

iv) Street level activism/entrances & exits

v) LEED/Earthcraft/Green Home Choice Score

vi) Accessibility

vii) Historic Preservation (if applicable)

b) Retail Spaces (if applicable)

i) Location, size, ceiling heights

ii) Storefront designs and transparency

iii) Mix of tenants (small v. large, local v. national)

c) Service Issues

i) Utility equipment

ii) Venting location and type

iii) Location and visibility of loading and trash service


iv) Exterior/rooftop lighting

SPRC Agenda: Second Meeting – September 21, 2015


a) Site design and building architecture revisions since last SPRC meeting (Applicant)

6) Transportation

a) Infrastructure

i) Mass transit facilities and access

ii) Street systems (w/existing and proposed cross sections)

iii) Vehicular and pedestrian routes

iv) Bicycle routes and parking

b) Traffic Demand Management Plan

c) Automobile Parking

i) Proposed v. required (tenant, visitor, compact, handicapped, etc.)

ii) Access (curb cuts, driveway & drive aisle widths)

d) Delivery Issues

i) Drop offs

ii) Loading docks

e) Signage (parking, wayfinding, etc.)

7) Open Space

a) Orientation and use of open spaces

b) Relationship to scenic vistas, natural features and/or adjacent public spaces

c) Compliance with existing planning documents and policies

d) Landscape plan (incl. tree preservation)

8) Community Benefits

a) Public Art

b) Affordable Housing

c) Underground Utilities

d) Historic Preservation

e) Other

9) Construction issues

a) Phasing

b) Vehicle staging, parking, and routing

c) Community Liaison


Site Location: The 25,000 sq. ft. (0.57 acres) site is located at 1124-1138 N.

Stuart Street. The site is roughly bounded by Washington

Boulevard (north), N. Stuart Street (east), 11th Street North

(south), and N. Taylor Street (west).

Applicant Information:

Applicant

Stuart-Ballston LLC

1332 Lynnbrook Drive

Arlington, VA 22201

Eric Ritland

(703) 868-8196

[email protected]

Attorney

Bean, Kinney & Korman, PC

2300 Wilson Blvd., 7th Floor

Arlington, VA 22201

Lauren K. Rote

(703) 525-4000

[email protected]

Architects

W. C. Ralston Architects LLC

3684 Centerview Drive, Suite 110A

Chantilly, VA 20151

Jeremiah Potter

(703) 667-7861

[email protected]

Engineer

Walter L. Phillips, Inc.

207 Park Avenue, Suite 104

Falls Church, VA 22046

Antoinette Aguilar

(703) 533-6163

[email protected]

Landscape Architect

Studio 39

6416 Grovedale Drive, Suite 100-A

Alexandria, VA 22310

Loren Helgason

(703) 719-6500

[email protected]

Trafic Engineer

Wells and Associates

8730 Georgia Avenue, Suite 200

Silver Spring, MD 20910

Chris L. Kabbatt, P.E

(301) 448-1333

[email protected]

mailto:[email protected]







BACKGROUND: A site plan is proposed to redevelop the property located at 1124-1138 N.

Stuart Street. The applicant, Stuart-Ballston, LLC, proposes to redevelop the site with four

townhouse buildings containing a total of 12 units. There is no General Land Use Plan (GLUP)

or zoning amendment requested with this application. In association with the site request, the

applicant requests modifications to required yards as well as building lot coverage.

The following provides additional information about the site and location:

Aerial View of Site (Source: Google Maps - 2015)

Site: The 25,000 sq. ft. (0.57 acres) site is located at 1124-1138 N. Stuart Street with the

following boundaries and adjacent uses:

To the north: Immediately to the north is the Arlington Market, which fronts on Washington

Boulevard and is zoned “R15-30T” and designated as “Low-Medium”

Residential on the GLUP.

To the east: N. Stuart Street; Across the street to the east are a mix of single-family

detached homes, townhomes, and small apartment buildings, zoned “R15-30T”

and designated as “Low-Medium” Residential on the GLUP.

To the south: To the immediate south is a single family detached house, zoned “R15-30T”

and designated as “Low-Medium” Residential on the GLUP.

To the west: The Olde Ballston Towne East townhouse development (SP# 179) abuts the

property to the west and is zoned “R15-30T” and designated as “Low-Medium”

Residential on the GLUP; Safelite Auto Glass is located to the north and west

of the site, at the corner of N. Taylor Street and Washington Blvd., and shares

the same zoning and GLUP designation.


Zoning: “R15-30T” Townhouse Dwelling District.

General Land Use Plan Designation: “Low-Medium” Residential

Neighborhood: Ballston-Virginia Square Civic Association. The subject site is located south

of commercial uses located on Washington Boulevard and adjacent to a mix of single-family

detached, townhouse, and small multi-family residential uses. Washington and Lee High

School is located two blocks to the east along Washington Boulevard and the property is

located two blocks north of the Ballston Metro station.

Existing Development: The site is currently developed with four, single-family, detached

houses, built during the 1920’s and 1930’s. Current building heights range from 1 to 1½ stories

and the buildings are primarily wood construction. One of the houses, located at 1124 North

Stuart Street, is a stucco covered Apartment Bungalow that is eligible for listing in the National

Register of Historic Places as part of the Arlington Bungalow and California-Type Houses of

Arlington County Multiple Property Document. The property has three existing curb cuts which

provide access to parking pads for four on-site parking spaces.

View of existing site (Source: Bing Maps - 2015)

DISCUSSION:

Development Potential: Site Plan Area:

25,000 sq. ft.

DENSITY ALLOWED/TYPICAL USE MAXIMUM DEVELOPMENT

“R15-30T” By-Right One-family dwellings: 5,000 sq. ft. per unit;

Other: min. 5,000 sq. ft. lot area

One-family dwellings: 5 units

“R15-30T” Site Plan Two-family dwellings: 4,350 sq. ft. per unit;

Semi-detached/townhouse dwellings: Up to

15 units per acre

Two-family dwellings: 5 units

Semi-detached/townhouse dwellings: 8

units

http://buildingarlington.s3.amazonaws.com/wp-content/uploads/2013/06/ACZO.pdf

http://arlingtonva.s3.amazonaws.com/wp-content/uploads/sites/31/2014/07/GLUP_Booklet_June_2014.pdf


Site Plan Area:

25,000 sq. ft.


Townhouses, semi-detached, and one-family

dwellings on sites at least 17,424 sq. ft.: Up

to 16-30 units per acre

Townhouses, semi-detached, and one-

family dwellings on sites at least 17,424

sq. ft.: 9-17 units

Proposed Development: The following table provides the preliminary statistical summary for

the requested site plan amendment:

Requirement Proposal

Site Area 8,712-17,244 sq. ft. (for site plans) 25,000 sq. ft. (0.57 acres)

Density

Residential Units/GFA 12 units/37,503 sq. ft.

Residential Density 21 units per acre

“R15-30T” Max. Permitted Density –

Site Plan (Townhomes)

17 units (30 units per acre)

Building Height

Average Site Elevation 270.91’

Buildings 1 & 2

Main Roof Height 43.48’

Main Roof Elevation 310.39’

Number of stories 4

Building 3



Number of stories 4

Building 4



Number of stories 3

“R15-30T” Max. Permitted Height 45 feet

Coverage 56% 69.7%

Yards Feet

Front - building 25’ 8’

Front – stoop 25’ 4’

Side 7’17’ 10’

Rear 25’ 10’

Parking Number of Spaces

Residential Spaces 24 24

Visitor Spaces 2.4 3

Total Parking Spaces 27 27

“R15-30T” Required Parking Spaces

– Townhomes

2 spaces per unit +

1/5 of unit count for visitor parking


Adopted Plans and Policies: The following regulations, plans, and guiding documents are

applicable to development on this site:

“R15-30T” Zoning District;

General Land Use Plan;

Ballston Sector Plan, 1980; and

Rosslyn-Ballston Corridor Streetscape Standards.

The site’s current zoning of “R15-30T” permits by site plan a variety of low-medium density

residential uses, including townhouses, two-family dwellings, and single-family, semi-detached

dwellings. In addition, the inclusion of existing single-family dwellings into new development

projects is encouraged. While the standard site plan density for townhomes is 15 units per acre,

additional density is permitted via site plan on larger sites (17,242 sq. ft. min.) and where the

GLUP designation permits “Medium” density residential uses. The site’s General Land Use Plan

designation for the site is “Low-Medium” Residential which is consistent with the current

zoning. This provides for the development of 16-30 dwelling units per acre of residential uses in

this zoning district.

The Ballston Sector Plan, adopted in May 1980, established planning goals and objectives as

well as urban design guidelines for the Ballston Station Area, roughly 250 acres of land

surrounding the Ballston Metro station. The subject property is located in the North Ballston

subarea, which is defined in the Concept Plan as an area for neighborhood preservation and

residential infill. Land use guidance for this site found in the Sector Plan includes support for

maintaining the existing zoning (“R15-30T”) and GLUP designations (“Low-Medium”

Residential) as a way to achieve selective preservation of existing dwellings and residential infill.

The Sector Plan also contains a section on Urban Design, which addresses streetscape and

neighborhood preservation. Relevant plan guidance for this site includes recommendations for

pedestrian street lighting, screening of at-grade parking lots, maximum driveway widths for

entrances into townhouse projects (24’), and ways to reinforce existing neighborhood character

in infill housing projects.

The 2007 update to the Rosslyn-Ballston Corridor Streetscape Standards provides guidance for

street widths and street tree treatment based on the street type, by station area. The subject site is

classified as a “Type C” street, which should have a minimum 6’ wide sidewalk plus a minimum

4’ wide planting strip. Recommended street trees for this portion of N. Stuart Street would be in

a 4’ wide or larger planting strip located at the back of the curb.

Density and Uses: The existing zoning and GLUP designation for the site permits residential

site plan densities ranging from 16-30 units per acre, on sites that are at least 17,242 sq. feet in

size. Permitted site plan density for the proposed residential use, based on the subject site area,

is 9-17 units. The applicant proposes to redevelop the 25,000 square foot site with 12 dwelling

units in four buildings, for a proposed density of 21 units per acre. The applicant is not

requesting bonus density or any zoning/GLUP changes as part of this proposal.



http://arlingtonva.s3.amazonaws.com/wp-content/uploads/sites/31/2014/03/Ballston-SectorPlan80.pdf

http://arlingtonva.s3.amazonaws.com/wp-content/uploads/sites/31/2014/03/RB_Corridor_Streetscape-Standards.pdf


Site and Design: The applicant proposes to construct 12 units in four buildings on the subject

site. Each building would have three single-family dwelling units. Seven (7) dwelling units,

including the easternmost unit in Building 3, would have main building entrances facing N.

Stuart Street, with the remainder accessed internally. A pedestrian paths is proposed in between

Buildings 1 and 2, which would provide access to Building 4, located at the western edge (rear)

of the site. Specialty paving is proposed to identify areas designated for pedestrian travel.

Vehicular access to the site would be provided via the use of a single curb cut from N. Stuart

Street. A concrete drive would provide access to at-grade, 2-car, parking garages within each

dwelling unit. In addition, three (3) open, visitor parking spaces are proposed along the western

edge of the site. Garage entrances for Buildings 1 and 2 would be located at the rear of these

street facing units. For Building 3, garage access would be perpendicular to N. Stuart Street,

partially screened from view by a proposed 6’ brick wall. Garage entrances would be on the east

façade (front) of Building 4, accessed from the internal drive.

Proposed Site Plan

Buildings 1 and 2, with front stoops facing N. Stuart Street, are proposed to be identical with

regard to their design. Due to the existing change in grade on the site, these units would have the

option to include basements. The ground level for each dwelling unit accommodates a two-car

parking garage, powder room, and either storage or recreation/study space. Units in Building 3,

located along the north edge of the site, are also proposed to have at-grade patio spaces.

Proposed building materials consist of brick, stucco, aluminum, and glass.

Proposed N. Stuart Street elevation


The maximum permitted building height under the “R15-30T” zoning district is 45’. Buildings

1, 2, and 3 are proposed to have four stories and would be just under 44’ in height. Building 4,

to be located on the west edge of the site, would be three stories and approximately 31.5’ in

height. All of the proposed buildings would have accessible rooftop areas, improved with

mechanical equipment as well as open trellises and green roof areas (Building 4). Buildings 1, 2,

and 3 would have the option to include internal elevators.

The applicant has indicated that the proposal is projected to attain Earthcraft Gold certification

for the project. All of the units in Building 3 are designed to include green roof spaces. Green

roofs would be optional for unit owners of the remaining units.

Transportation: The Ballston Oak Townhomes site has strong regional (I-66, Route 29, Route

50) and local (Washington Boulevard, Fairfax Drive, Glebe Road) vehicular, pedestrian, bicycle

and transit access. It is located within a connected network of arterial and local streets and

sidewalks. The site is on the west side of N. Stuart Street just south of Washington Boulevard.

The site is approximately ¼ mile walking distance from the Ballston-MU Metro station on the

Orange and Silver Lines. The Master Transportation Plan (MTP) classifies N. Stuart Street as a

Residential Local Street and Washington Boulevard as a Type E- Primarily Single-Family

Residential Neighborhood arterial. The site is immediately served by a highly integrated network

of pedestrian and bicycle facilities, providing commuters with multi-modal transportation

alternatives.

Transportation Analysis and Trip Generation

A Traffic Impact Analysis (TIA) dated March 27, 2014 and prepared by Wells + Associates was

submitted by the applicant. The analysis assessed the impact of the development on the adjacent

street network and found that the Ballston Oak Townhomes redevelopment would not impact the

adjacent street network. The analysis concluded that the project would generate 12 AM peak

hour vehicle trips and 13 PM peak hour vehicle trips upon project completion and full

occupancy. This equates to 6 net-new AM peak hour vehicle-trips and 7 net-new PM peak hour

vehicle trips over the existing site uses.

The TIA analyzed three (3) signalized intersections within the vicinity of the site. The analysis

found that, in the future with the redevelopment of the site, all of the study intersections would

continue to operate at acceptable levels of service (LOS) consistent with background levels

during both the AM and PM peak hours. The movements for the two (2) unsignalized

intersections studied would continue to operate at acceptable levels of service (LOS) during both

the AM and PM peak hours. The highest increase in delay, 3.2 seconds, at the STOP controlled

intersections occurs on the northbound movement at the N. Stuart street intersection with

Washington Boulevard and is insignificant.

Streets

N. Stuart Street provides direct vehicular and pedestrian access to the proposed project site.

There are three existing curb cuts serving the four properties on the project site. The proposed

development will have only one (1) curb cut on N. Stuart Street that will serve the site for ingress

and egress purposes.


The project proposes to maintain the existing N. Stuart Street curb alignment for a cross-section

of approximately 29 feet. A 22-foot clear zone is provided for fire access and is achieved by

removing 6 existing on-street parking spaces on the west side of N. Stuart Street. Two (2)

proposed on-street parking spaces would remain on the west side closest to the Washington

Boulevard intersection and one (1) zoned parking space on the east side of N. Stuart Street is

proposed to be removed. The table below summarizes the changes to both on- and off-street

parking with the proposed development.

Table 1 – Summary of proposed on- and off-street parking spaces

Number of Spaces Existing Proposed Net Change

On-Street (Permit) 15 9 – 6

Off-Street 4 27 + 23

Total 19 36 + 17

Parking and Loading Access

Access to parking and loading for the proposed project would be via one curb cut on N. Stuart

Street. The proposed development includes twelve (12) townhouse units with 2 vehicle parking

spaces per each dwelling unit. These spaces are provided in 2-car garages for each of the units.

Three (3) surface lot visitor parking spaces also serve the development for a total of 27 off-street

parking spaces available for the Ballston Oak residents and visitors. Residents of the proposed

development will not be eligible for on-street parking passes.

Sidewalks and Pedestrian Connections

Sidewalks currently exist on both sides of N. Stuart Street in the vicinity of the development site.

The proposed project includes a 6’ wide sidewalk tying into the existing sidewalks north and

south of the development. Also proposed is a 4’ wide planting strip between the proposed

sidewalk and curb. Crosswalks with pedestrian signals are present at the Glebe Road/Washington

Boulevard intersection, the Glebe Road/11th Street N. intersection, and at the Washington

Boulevard/N. Stafford Street intersection. Pedestrian signals with countdowns and ADA access

ramps between the crosswalks are at all of the signalized study intersections. Crosswalks are also

present at the unsignalized intersection of Washington Boulevard and N. Stuart Street.

Public Transit

The site is located approximately 1,400 feet from the Ballston-MU Metro station which serves

the Orange and Silver Lines. There is a Metrobus stop approximately 280 feet from the Ballston

Oak site at the intersection of Washington Boulevard and N. Stuart Street serving route 38B. The

Ballston-MU Metro station also serves Metrobus routes 1A, 1B, 1E, 1F, 1Z, 2A, 2B, 2C, 2G,

10B, 22A, 22B, 23A, 23C, 25A, 25B, 25E, and 38B. ART bus routes 42, 51, and 52 also serve

the Ballston Oak Townhomes site with nearby stops along Washington Boulevard and at the

Ballston-MU Station.

Bicycle Access

There are several Capital Bikeshare stations located in the vicinity of the site, including at the

northeast corner of the Glebe Road/Fairfax Drive intersection, on Glebe Road at 11th Street N.,


Glebe Road at N. Wakefield Street, at 11th Street N. and N. Utah Street, at N. Stuart at 9th Street

N. and at the intersection of Fairfax Drive and N. Randolph Street. In addition to the Capital

Bikeshare stations, bicycle connectivity is provided by bicycle lanes on Fairfax Drive from N.

Wakefield Street to N. Jackson Street. This bicycle lane connects with the Custis Trail and the

Bluemont Junction Trail. Additional on-street bicycle lanes in the site vicinity include those on

N. Utah Street and N. Stafford Street. On-site bicycle parking (bike rack) is proposed adjacent to

the sidewalk in front of Building 3.

Utilities

The applicant is proposing to relocate a public storm sewer easement for the proposed 15’ storm

sewer system. The applicant is also requesting vacation of an existing 5-foot wide public storm

sewer easement.

Modification of Use Regulations: The following modifications to Zoning Ordinance

requirements are requested with the subject site plan:

Reduced residential yard requirements for buildings and encroachments (screen wall, rear

trellis);

Increased height for screen wall (4’ permitted, 6’ proposed);

Increased lot coverage (56% permitted, 69.7% proposed); and

Off-street parking in rear yard setback

Staff Issues: Staff has not identified any major issues with this request, however the following

are project features that have been identified by staff that require additional review and

discussion, referenced by the agenda item(s) associated with each issue. This list will be updated

as staff continues its analysis of the site plan application through the SPRC process:

Agenda Item 4.a.iv, Street level activism/entrances & exits

The proposed site plan includes twelve townhouse units, seven of which have direct street

frontage. While the applicant has provided front stoops to help activate the street, staff is

concerned about the proposed site layout as it relates to Building 3, the northernmost building.

This building is oriented to be perpendicular to N. Stuart Street and as a result, the view from the

street highlights the vehicular access and garage entrances. Further, the applicant has requested

to increase the permitted wall screening height from 4’ to 6’ to shield this area from view. Staff

suggests that the applicant explore ways to try and shift the orientation of at least one additional

unit so that it has street frontage on N. Stuart Street. Staff also suggests exploring alternative

solutions to screening that could include lowering the wall height and/or incorporating a

staggered brick pattern to allow some light penetration through the wall.

Agenda Item 6f, Landscape Plan

The proposal would result in the removal of a significant tree on site. While staff is mindful that

preservation of this resource would have a major impact on the utilization of the remainder of the

site, there is a desire to ensure that the redevelopment project provides optimal conditions for

adding and maintaining as much new tree canopy as possible. Staff is still evaluating this

proposal to determine if it meets the current Chesapeake Bay Ordinance minimum requirement

for tree canopy.


The applicant has submitted additional information that confirms compliance with this

requirement. Staff has no further issues regarding compliance with the Chesapeake Bay

Ordinance.

Agenda Item 4a, Design Issues

Staff has some concerns about the overall configuration of the proposed building facades,

including the proposed location and design of the roof stair tower. Staff provided detailed

drawings to help illustrate potential design solutions at the July SPRC meeting.

The applicant has submitted revisions to building architecture in response to comments

received at the July 23rd SPRC meeting. While staff is supportive of the changes made to

the facades of Buildings 1 and 2, staff has asked the applicant to explore the potential for

the ground story brick veneer to be flush with wall surfaces above. For Building 3, staff

recommends re-introducing the raised entry with stoop facing Stuart Street that was

present in the previous design as well as moving the ground floor windows up slightly so

that top of windows align with underside of expression line, eliminating the need for the

soldier-course header.

The following is a list of issues expressed by SPRC Committee members at the first meeting,

held on July 23, 2015:

Agenda Item 2.b.iii, Modifications of Use

Committee members expressed concern regarding the number and degree of modifications of use

being requested from yard requirements and lot coverage. Concerns were related to impacts on

site drainage given the high amount of coverage as well as compatibility with neighboring uses.

Additional information was requested regarding the existing setbacks for other buildings in the

neighborhood as well as what modifications to lot coverage have been granted for nearby

projects.

The applicant has completed an analysis of front, side, and rear setbacks for the 1100

block of N. Stuart Street (see Attachment A). It appears as though none of the existing

properties meet the 25’ front yard requirement, with front yards on the 1100 block of N.

Stuart Street ranging from 6’ to 21.5’ in depth. The other townhouse development

located further south on N. Stuart Street has end units that are located 7-9’ from the N.

Stuart Street property line.

With regard to side yard setbacks, most lots have side yards that are greater than 5’, with

many in excess of 12’. For the existing townhouse projects nearby, side setbacks range

from less than 5’ to over 12’ in width. The current proposal would provide a 10’ side

yard setback from both side property lines, which meets the zoning requirement for

townhouses in this district.

Similar to front yards, most existing buildings to do not have rear yard setbacks in excess

of 25’ feet, as required by the Zoning Ordinance. The applicant’s analysis indicates that

most nearby properties have rear yard setbacks of 8-12’ in depth. The proposal would be

consistent with the predominant pattern of development in that regard.

The table below provides a summary of several site plans for townhouse projects in the

R15-30T district, located within two blocks of the site. Nearly all exceed the maximum

lot coverage (56%) for the district, however to a lesser extent than the current proposal.


On average, townhouse site plans in this area have lot coverage of 58.5%. However, it is

important to note that among the older site plan proposals a lower off-street parking

ratio was provided (1.15 – 1.5 spaces per unit). Among more recent site plans, which

provide from 1.7-2.2 parking spaces per unit, the average lot coverage increases to

60.2%.

Table 2 – Summary of Nearby Townhouse Site Plan Approvals in the R15-30T District

Site Plan

Address Dwelling Units/

Density

Coverage Parking

Spaces

Parking

Ratio

146 1100 N. Stafford

1101 N. Stuart

20/

28.8 units/AC

63% 25 1.25 sp/unit

166 1124 N. Taylor 16/

28 units/AC

64.5% 19 1.19 sp/unit

188 1131 N. Utah 13/

28.8 units/AC

54.4% 15 1.15 sp/unit

176 1103 N. Stafford 60/

29.5 units/AC

56% 69 1.15 sp/unit

179

1125-1133 N.

Taylor

17/

27 units/AC

59% 18 1.06 sp/unit

191

1107-1111 N.

Taylor

13/

28 units/AC

49.2% 16 1.23 sp/unit

195 1102 N. Utah 14/

29 units/AC

58% 18 1.28 sp/unit

199 1116 N. Utah 18/

23.7 units/AC

57.7% 23 1.27 sp/unit

228 1102 N. Taylor 11/

26.6 units/AC

57.6% 17 1.54 sp/unit

234 1117 N. Stuart 32/

27 units/AC

56% 50 1.56 sp/unit

246 1160 N. Randolph 11/

21.5 units/AC

57% 22 2.0 sp/unit

299 1111 N. Utah 11/

23 units/AC

61% 22 2.0 sp/unit

171/309 1100 N. Vernon 11/

22 units/AC

62% 19 1.73 sp/unit

318

1111 N. Stuart 18/

25 units/AC

61.4% 40 2.2 sp/unit

320 4214 11th Street N. 31/

21.5 units/AC

59.5% 69 2.2 sp/unit

334 1113-1117 N.

Vermont

8/

20.7 units/AC

60.6% 22 2.75 sp/unit

436

1124-38 N. Stuart 12/

21 units/AC

69.7% 27 2.2 sp/unit


Agenda Item 6.a.ii, Street systems

Committee members also expressed concern regarding the proposed change to the street

network, which includes provision of two, 11’ wide travel lanes for the portion of N. Stuart

Street that is adjacent to the project site, narrowing back down to a single, 15’ wide yield lane for

the remainder of the street. SPRC members asked for additional clarification as to the safety of

that operation. Staff explained that the 22’ wide right-of-way was required for Fire Department

access and agreed to evaluate it further in advance of the next SPRC meeting.

SPRC Neighborhood Members:

Nia Bagley Ballston Virginia Square Civic Association, [email protected]

Collier Cook Ballston Virginia Square NCAC [email protected]

Interested Parties:

Phil Hocker Olde Ballston Towne East HOA [email protected]

Charles Feinson Olde Ballston Towne East HOA [email protected]

Planning Commissioners Assigned to this Request:

Jane Siegel Chair [email protected]

Brian Harner [email protected]

Chris Forinash [email protected]

Staff Members:

Arlova Vonhm CPHD – Planning (703) 228-3428 [email protected]

Jane Kim DES—Transportation (703) 228-4833 [email protected]

Joan Kelsch DES—LEED (703) 228-3599 [email protected]











I T E M 2

1411 Key Boulevard

(SP #439, Washington Vista)

(RPC # 16-014-056 and -057) Jane Siegel, SPRC Chair

SPRC Agenda: First Meeting—September 21, 2015


a) Overview of Requested Site Plan (Staff)

b) Presentation of Site Plan Proposal (Applicant)

2) Land Use & Zoning

a) Relationship of site to GLUP, sector plans, etc.

i) Requested changes

ii) Justification for requested changes

b) Relationship of project to existing zoning

i) Special site designations (historic district, etc.)

ii) Requested bonus density, height, etc.

iii) Requested modification of use regulations

3) Site Design and Characteristics

a) Allocation of uses on the site

b) Relationship and orientation of proposed buildings to public space and other buildings

c) Streetscape Improvements

d) View vistas through site

e) Visibility of site or buildings from significant neighboring perspectives

f) Historic status of any existing buildings on site

g) Compliance with adopted planning documents

4) Building Architecture

a) Design Issues

i) Building form (height, massing, tapering, setbacks)

ii) Facade treatments, materials, fenestration

iii) Roof line/penthouse form and materials

iv) Street level activism/entrances & exits

v) LEED/Earthcraft/Green Home Choice Score

vi) Accessibility

vii) Historic Preservation (if applicable)

b) Retail Spaces (if applicable)

i) Location, size, ceiling heights

ii) Storefront designs and transparency

iii) Mix of tenants (small v. large, local v. national)

c) Service Issues

i) Utility equipment

ii) Venting location and type

iii) Location and visibility of loading and trash service

iv) Exterior/rooftop lighting

5) Transportation

a) Infrastructure

i) Mass transit facilities and access

ii) Street systems (w/existing and proposed cross sections)

iii) Vehicular and pedestrian routes

iv) Bicycle routes and parking

b) Traffic Demand Management Plan

c) Automobile Parking

i) Proposed v. required (tenant, visitor, compact, handicapped, etc.)

ii) Access (curb cuts, driveway & drive aisle widths)

d) Delivery Issues

i) Drop offs

ii) Loading docks

e) Signage (parking, wayfinding, etc.)

6) 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)

7) Community Benefits

a) Public Art

b) Affordable Housing

c) Underground Utilities

d) Historic Preservation

e) Other

8) Construction issues

a) Phasing

b) Vehicle staging, parking, and routing

c) Community Liaison

Site Location: The 38,020 sq. ft. site is located at 1411-1417 Key Boulevard

and 1541 N. Colonial Terrace. The site is on the block roughly

bounded by N. Colonial Terrace (north), N. Nash Street (east),

Key Boulevard (south), and N. Ode Street (west).

Applicant Information:

Applicant

NVR, Inc.

11700 Plaza America Dr., Suite 500

Reston, VA 20190

Jay Johnson

(703) 956-4775

[email protected]

Attorney

McGuire Woods, LLP

1750 Tysons Blvd., Suite 1800

Tysons Corner, VA 22102

Tad Lunger, Esq.

(703) 712-5003

rlunger@mcguirewoods,.com

Architects

R2L Architects

3222 N St NW, Suite 500

Washington, DC 20007

Sacha Rosen

(202) 600-7232

[email protected]

Engineer

Vika Virginia, LLC

8180 Greensboro Dr., Suite 200

McLean, Va 22102

Jeff Kreps

(703) 442-7800

[email protected]

Landscape Architect

Vika Virginia, LLC

8180 Greensboro Dr., Suite 200

McLean, Va 22102

Jeff Kreps

(703) 442-7800

[email protected]

Trafic Engineer

Wells and Associates

1420 Spring Hill Rd., Suite 610

Tysons, VA 22012

Michael J. Workosky

(703) 917-6620

[email protected]

BACKGROUND: The subject site is located at the northwest corner of Key Boulevard and

North Nash Street in the Rosslyn station area, in a location generally known as the Colonial

Terrace neighborhood. It borders, but is not located in, the Rosslyn Coordinated Redevelopment

District.

The applicant proposes a General Land Use Plan change from “Low-Medium” Residential to

“Medium” Residential and a site plan for a 63-unit multifamily building. The existing zoning is

“RA6-15” and no change to the zoning is proposed. The subject property was the subject of two

Long range Planning Committee (LRPC) meetings in April and June 2015 to study whether a

GLUP change from “Low-Medium” (16-36 units/acre) to “Medium” Residential (37-72

units/acre) for this particular site might be in the realm of consideration. The LRPC reached the

conclusion that a “Medium” Residential designation might be appropriate. The results of the

LRPC meeting will be discussed at the September 10, 2015 Planning Commission.

In 1967 and 1972 the County Board denied rezoning applications by previous owners of this site

to “C-O”.

Existing Development: The site consists two parcels under the same ownership: One parcel

contains a four-story 33-unit garden apartment building built in 1955 with a surface parking lot,

and the other parcel consists of a small two-story house with no off-street parking, converted to

apartments sometime after construction in 1937. Neither of the sites is identified on the Historic

Resources Inventory (HRI) although being more than 50 years old the structures might qualify

for listing on the National Register of Historical Places. The site also has a pathway which leads

from Colonial Terrace down to Key Boulevard. Although it is not a public path (it is on private

property and was built for emergency egress purposes, not for public use), the public has been

accustomed over the years to use this path as a shortcut to the heart of Rosslyn, avoiding a long

walk west to Ode Street.

Figure 1-Site outlined in yellow, courtesy of applicant

The following provides additional information about the site and location:

Site: The 38,020 sq. ft. site is located at 1411-1417 Key Boulevard and 1541 N. Colonial

Terrace with the following boundaries and adjacent uses:

To the north: Immediately to the north is an 18-unit garden apartment building constructed in

1954 (Carydale) zoned “RA6-15” and designated “Low-Medium” Residential

on the GLUP.

To the east: N. Nash Street; Across the street to the east is the 248-unit 27-story Turnberry

Tower condominium (SP #18), zoned “C-O-Rosslyn” and designated “High”

Residential on the GLUP, and is within the “Rosslyn Coordinated

Redevelopment District (RCRD)”.

To the south: Across Key Boulevard is currently A 12-story office building (SP #12)

constructed in the 1960s, but the site has an approved site plan (SP #419) for a

24 story office and 28-story residential complex with a proposed new grocery

store facing Key Boulevard. The site is zoned “C-O-Rosslyn” and designated

“High” Office-Apartment-Hotel on the GLUP, and is within the “Rosslyn

Coordinated Redevelopment District (RCRD)”.

To the west: An unbuilt 15-foot public right of way. Across the right-of-way are small

garden apartments) zoned “RA6-15” and designated “Low-Medium”

Residential on the GLUP. The apartments at 1533-1537 Colonial Terrace and

1509 Key Boulevard are a 10-unit affordable housing project (U-2916-97-3)

Zoning: “RA6-15” Multiple-family Dwelling District.

General Land Use Plan Designation: “Low-Medium” Residential (16-36 Units/acre)

Neighborhood: The subject site is located in the North Rosslyn Civic Association area.

DISCUSSION:

Development Potential: Site Plan Area:

38,020 sq. ft.


“RA6-15” By-Right One-family dwellings: 6,000 sq. ft. per unit;

Multiple family/townhouse: 1 unit per 900

sq. ft. of lot size

One-family dwellings: 6 units

Multiple family/townhouse: 42 units

“RA6-15” Site Plan Multiple family/townhouse: 1 unit per 900

sq. ft. of lot size

Additions to existing Low-and-moderate

income sites with more than 10 units: 60

units/acre

Multiple family/townhouse: 42 units

Additions to existing Low-and-

moderate income sites with more than

10 units: 52 units.

Proposed Development: The following table provides the preliminary statistical summary for

the requested site plan:

1 Converting with an average unit size of 1058.

As required by “RA6-15” or

Zoning Ordinance

Proposed

Site Area Minimum 7,500 sq. ft. 38,020 sq. ft. (0.87 acres)

Number of Units 42 63

Maximum Total Density

Gross Floor Area N/A 126,888 sq. ft.

Floor Area Ratio N/A 2.54

Units Per Acre 48.2 units per acre 72.4 units per acre

Density Bonuses

LEED SILVER + EBOM

ADU Bonus

.35 FAR

25% of base density

13,307 s.f./12.57 units1

10.56 units

Building Height

Average Site Elevation 131.44’

Main Roof Height 60’ 66’

Main Roof Elevation N/A 197’

Penthouse Roof Height 23’ 10’

Penthouse roof elevation N/A 207’

Total Height 83’ 76’



Adopted Plans and Policies: The following regulations, plans, and guiding documents are

applicable to development on this site:

General Land Use Plan (GLUP);

“RA6-15” Zoning Ordinance Regulations;

Rosslyn Transit Station Area Study 1977;

LRPC Special GLUP study;

Rosslyn-Ballston Corridor Streetscape Standards.

GLUP: The current GLUP designation for the site is “Low-Medium” Residential, which

envisions development at a density of 16-36 units per acre, as is the entire Colonial Terrace area

where this site is located. With a base density of 48 units per acre, and a total density of 72 units

per acre after proposed bonuses, the proposed development does not conform to the existing

GLUP. The applicant has therefore requested a GLUP amendment to match the existing zoning

classification of “RA6-15”. The special GLUP study is discussed in greater detail below.

Zoning: The proposed site plan generally conforms to the existing zoning of “RA6-15”, with

requested modifications for building height, parking, and for bonus density for LEED and

affordable housing.

Rosslyn Transit Station Area Study 1977: This site is located in what was designated the

“Colonial Terrace Conservation Area”. The Study designates the entire area north of Key

Boulevard, including the subject site as a “conservation area” (Pages 31-32 and Map 5). The

Study states “[p]ositive actions are needed to protect and preserve the low-density single and

two-family uses in this area from higher density development pressures…” and makes the

following recommendations for this area: 1) Investment of Community Development Funds, 2)

Restriction of commuter parking and provision of additional parking for residents; 3)

Reinvestment in existing housing; 4) Code Enforcement, and 5) Rezoning to a lower density

zoning district.

Illustration 1, Entitled “Land Use Recommendations” labels the Colonial Terrace area as “Seek

to preserve and enhance Colonial Terrace through Community Development Funds”, and for

“Intensive Code Enforcement”. The Study also recommended, in Map 9, entitled

“Recommended Rezonings”, that the Colonial Terrace area, including the subject site, be

downzoned to “RA8-18” in order to match the existing GLUP designation. The Colonial

Terrace area, including the subject site, is not included in areas recommended for redevelopment

at higher densities.

Number of stories 6 6

Coverage 56% 59%

Parking Ratio 1 1/8 spaces/unit 1 sp/unit

Total Spaces 71 64

Full size spaces N/A 58

Compact Spaces No more than 15% (or 11 spaces) 4

Handicapped Spaces N/A 2

In 1978, as part of a general Rosslyn rezoning effort in order to implement the Zoning

recommendations of the Study, the Colonial Terrace area was advertised on the Board’s own

motion to be downzoned from “RA6-15” to “RA8-18”. Opposition from landlords caused the

County Board to deny the rezoning, but the County Board instructed staff to draft a Zoning Text

Amendment reducing the maximum by-right height in the “RA6-15” district. The County Board

subsequently adopted a text amendment reducing the maximum by-right height (from 75 feet to

60 feet) in December 1978.

The Rosslyn Sector Plan Addendum 1992 does not address the site in any detail apart from a

streetscaping recommendation. The recently-adopted Rosslyn Sector Plan makes

recommendations for areas only inside the Rosslyn Coordinated Redevelopment District

(RCRD) and states that guidance for areas outside of the RCRD, such as the subject site, is

generally provided by the Rosslyn Station Area Plan Addendum and other applicable planning

documents. However, the new Sector Plan provides some general guidance that may be

applicable to this area: The Sector Plan recommends step-downs in height to transition to the

low-density Colonial Terrace area (p. 57), and recommends affordable housing be created in the

entire Rosslyn station area (p.79).

LRPC Special GLUP Study: The purpose of the first meeting was for staff to receive feedback

from the Long Range Planning Committee (LRPC) as to whether or not the proposed scope and

process for this special study is appropriate and to provide them with sufficient background

information for them to identify issues that they would like staff to research for subsequent

meetings. The five (5) LRPC members present, then discussed the question of amending the

GLUP for this site. Representatives from the North Rosslyn Civic Association were also invited,

but did not participate in this meeting. One (1) topic of discussion was whether or not a change

in the GLUP for this site might set a precedent for other nearby sites. The commissioners also

noted that there is no existing intermediate density or transition area between this site and the

much taller, high density buildings in the Rosslyn Coordinated Redevelopment District. The

commissioners also discussed the fact that site plan bonuses have increased greatly over the

years and that the current affordable housing and LEED bonuses are resulting in a built form that

is taller and more dense than seen in the past and generally expressed through the GLUP.

The purpose of the second meeting was to receive feedback from the LRPC on whether or not

the GLUP should be amended and, if so, to which GLUP category or categories. At this

meeting, staff presented three (3)-dimensional modeling of various potential redevelopment

scenarios and a transportation analysis. The seven (7) LRPC members present then discussed the

question of amending the GLUP for this site and all seven (7) indicated that they supported the

advertisement of such an amendment. Representatives from the North Rosslyn Civic

Association were also invited, but did not participate in this meeting. One (1) commissioner

asked how the heights of the three (3)-dimensional models were calculated. Staff responded that

the heights are based off the North Nash Street elevation, so the heights would actually be

somewhat lower if they were calculated off the average site elevation. Any buildings on the site

would appear lower from Colonial Terrace than from North Nash Street due to the change in

topography. One (1) commissioner said that the GLUP offers guidance, but the zoning, which is

the legal framework, already is the RA6-15 that corresponds to the proposed GLUP

category. Another commissioner noted that she has mixed opinions regarding the proposed

change for this “conservation area,” but believes that the topography is a unique, constraining

element for this site.

On September 10, 2015 staff presented the findings of this study to the Planning

Commission. During its discussion, Planning Commissioners discussed how the Planning

Commission should provide guidance to the County Board on this subject. They also discussed

whether or not amending the GLUP for this site might set a precedent for the nearby apartment

building on North Nash Street that shares the same GLUP and zoning designations as the subject

site. The Planning Commission voted 11-0 to indicate its concurrence with the findings

presented in the staff memorandum and to recommend to the County Board that it approve a

request to advertise changing the GLUP for the Washington Vista property. The Planning

Commission also recommended that its letter to the County Board state that the Commission

found that staff’s observations regarding the GLUP amendment for this site could be appropriate

if a project would use the existing grade as well as tapers to mitigate height as it transitions to the

Colonial Terrace Conservation area.

Rosslyn-Ballston Corridor Streetscape Standards: The Standards recommend Type “C”

sidewalks along the west side of North Nash Street and the north side of Key Boulevard. Type

“C” calls for minimum six-foot sidewalks and a minimum 4’ planting strip. The applicant’s

proposal meets or exceeds this standard.

Density and Uses: The proposed site plan proposes a 63-unit multi-family building with typical

residential amenities. There is no proposed retail, as retail is not permitted in “RA6-15” and the

Arlington County Retail Plan does not recommend retail at this location.

The base density permitted by the “RA6-15” zoning would permit 42 dwelling units. The

applicant proposes bonus density of .25 FAR for achieving LEED Silver and an additional .10

FAR for Energy Star or Existing Buildings certification. The total LEED bonus would yield

12.57 units. The applicant is also requesting an affordable housing bonus density of 25% of the

base density, or 10.56 units.2

Site and Design: The applicant proposes to construct 63 units in one apartment building with an

average of six (6) stories of housing over two (2) levels of underground parking built into the

hillside. The placing of the building takes advantage of the 40’ slope between the high point

Colonial Terrace and the lowest point at the intersection of Nash and Key.

Materials are traditional, including red brick cladding with metal cornices and trim.

Along Nash Street, the applicant proposes 3- story townhouse-style multifamily units, with five

(5) stories of conventional condominium units above stepped back about 30 feet from the

townhouse-style units. The townhouse-style units will be placed at the back of sidewalk with

2 Bonuses add up to more than 63 units. If/when site plan is approved only 63 units will be permitted.

individual entrances (staff has encouraged dooryards for these units to soften the transition to the

public sidewalk). The applicant also proposes to have the parking and loading, as well as an

above ground transformer enclosure along Nash Street, however in the current plans as submitted

the arrangement of the loading dock and transformer enclosure creates a large expanse of blank

wall along Nash Street. Staff has encouraged the applicant to consider alternative designs and to

move or further disguise the loading and transformer.

On the Colonial Terrace (west) frontage, the building will be set back for most of its frontage

about 57 feet from the street behind a large (private) landscaped courtyard and due to the higher

elevation the building will appear as a five story building above grade.

The main lobby will be entered on Key Boulevard, immediately across the street from the

proposed new grocery store (a part of the recently–approved 1401 Wilson site plan). The

applicant has located the elevator core against the Key Boulevard façade, not in the center of the

building, which creates a large area of blank wall on a prominent elevation. Staff has advised the

applicant to examine

whether the elevator core

can be moved and the

lobby entrance made

more prominent.

The site has a large

private courtyard facing

the Colonial Terrace

neighborhood area, an

area of garden apartments

and townhouses with

large landscaped areas.

This courtyard also

creates a large setback

area from the low-density

neighborhood as well as

being compatible with the

prevailing neighborhood

style of development. Due

to the will be terraced.

The applicant’s plans call

for the removal of all

existing trees on site. The

applicant’s proposed lot

coverage, at 59% is only

slightly more than the

maximum 56% required

for by-right development

in the “RA6-15” zone.

Figure 2--Ground Plan

Figure 3--East Facade (Nash Street)

Pedestrian path: The applicant proposes to construct a public path on the unbuilt publically-

dedicated alley adjacent to this property, for the convenience of the neighborhood. Currently

there is a private path through the existing apartment property that, although not dedicated to the

public, but residents of the Colonial Terrace neighborhood have become accustomed to using it

as a shortcut to central Rosslyn and Key Boulevard. Construction of the new building would

remove this private path.

While the applicant, staff, and the surrounding community strongly desire this path, the steep

grade poses possible difficulties with compliance with Americans With Disabilities Act (ADA).

Staff and the applicant are currently researching this issue.

Transportation: The Master Transportation Plan (MTP) classifies North Nash Street adjacent

to the as Type B – Primarily Urban Mixed-Use arterials. Key Boulevard along the site frontage

and North Oak Street in the vicinity of the site are classified as Urban Center Local non-

arterials.

Transportation Analysis and Trip Generation

A Traffic Impact Analysis (TIA) dated October 6, 2014 and prepared by Wells + Associates was

submitted by the applicant. The analysis assessed the impact of the development on the adjacent

street network and found that the 1411 Key Boulevard redevelopment would result in a modest

increase in peak hour trips, but would result in all of the movements at the study area

intersections to continue to operate at acceptable levels of service with minimal increase in

overall delay. The analysis concluded that the project would generate 21 AM peak hour vehicle

trips and 24 PM peak hour vehicle trips upon project completion and full occupancy. This

equates to 17 net-new AM peak hour vehicle-trips and 20 net-new PM peak hour vehicle trips

over the existing conditions.

The TIA analyzed four (4) intersections within the vicinity of the site. The total future traffic

forecasts were developed using traffic counts developed with the 1401 Wilson Boulevard data as

a base and took into consideration the future development projects in the vicinity of the 1411

Key Boulevard site. Upon completion, the proposed 63 residential units will account for 249

daily trips upon project completion.

The results of the future capacity analysts indicate that all of the stop controlled turning

movements will continue to operate at acceptable Levels of Service of A, B, or C with delays

ranging from 0.5 to 21.3 seconds. All of the turning movements at the proposed site driveway

(relocated from Key Boulevard to North Nash Street) will operate at LOS A under total future

conditions with the site development.

Streets

Key Boulevard is an east-west, two lane non-arterial roadway in the vicinity of the site. The

existing site driveway on Key Boulevard is proposed to be closed and relocated to North Nash

Street. Metered parking is currently provided of both sides of Key Boulevard. Key Boulevard is

planned to be modified as part of the 1401 Wilson Boulevard site plan project and will include

curbside parking, dedicated bicycle lanes, and access to the future grocery store parking garage.

Crosswalks and curb extensions at the Key Boulevard/North Oak Street intersection along with

restriping and ADA ramps is also proposed (some of which will be provided by others).

North Nash Street is a north-south, two lane Type B arterial with metered on-street parking.

Access to adjacent residential developments is provided along North Nash Street and the

proposed development site access will be provided via an improved and shared driveway with

the existing apartment building to the north of the proposed site. Currently, the Key

Boulevard/North Nash Street intersection operates under stop control and is expected to continue

to do so in the future.

Sidewalks and Pedestrian Connections

Sidewalks currently exist on both sides of Key Boulevard and North Nash Street, connecting the

project site to the sidewalk network throughout Rosslyn. Several elevated pedestrian walkways

in the vicinity allow protected crossing for pedestrians on high-volume roadways.

Currently there is a well-used pedestrian path with the existing development providing north-

south access to residents to the north of the planned development. The applicant is proposing a

public path within the 15’ wide public alley directly adjacent to the western boundary of the site.

Public Transit

The site is well served by a number of public transit facilities. The Rosslyn Metrorail station is

located approximately two blocks to the east between 19th Street North and Wilson Boulevard

with access to the orange, blue, and silver lines. The site is also served by several bus lines at the

depot located on North Moore Street including Metrobus routes: 3A, 3B, 3E, 4A, 4B, 4E, 4H,

5A, 15K, 15L, and 38B and Arlington County ART bus routes: 45, 61A and 61B.

Bicycle Access

Rosslyn is served by a connected network of bike routes including the W&OD Trail, which

provides access between Rosslyn and Washington DC and the City of Alexandria to the south,

and Ballston, Falls Church and Fairfax County to the west. In the vicinity of the site, Key

Boulevard has on-street bicycle facilities via a westbound striped bicycle lane that begins at Oak

Street. Striped bicycle lanes on Nash Street are proposed as part of the 1401 Wilson Boulevard

project. The site is also served by a Capital Bikeshare station directly south from the site across

Key Boulevard.

Parking and Loading Access

Access to parking and loading for the proposed project would be via one curb cut on North Nash

Street. The existing driveway currently serving the Carydale apartment building to the north of

the site is proposed to be improved in order to serve both the proposed 1411 Key Boulevard

apartments and the adjacent existing apartments. The applicant has an easement with the adjacent

property to use this shared drive. This driveway would be located on the west side of North Nash

Street, opposite of the driveway serving the existing traffic from Turnberry Tower. The

improved site driveway will connect to a below-grade parking structure with approximately 72

spaces and the loading dock for the proposed new building.

Utilities

The applicant is proposing sanitary sewer and water connections to the existing utilities in North

Nash Street and is proposing storm sewer connections on Key Boulevard. The proposed water

meter vault is located on Key Boulevard within the sidewalk.

Modification of Use Regulations: The applicant proposes modifications for main building

height, parking, a .25 FAR bonus density for LEED Silver and .10 FAR bonus density for L-

Existing Buildings, and a 25% density bonus for the provision of onsite affordable housing.

Building Height: The applicant proposes a modification of main building height. The “RA6-15”

zoning district permits a by-right height of up to 60 feet or six (6) stories, not including a

mechanical penthouse, which may be an additional 23 feet in height. By site plan, “RA6-15”

permits a height of up to 12 stories or 125 feet. The applicant proposes a building height of 66

feet, with a 10-foot high penthouse. The total building height will be 76 feet above average

grade. By contrast, a by-right apartment building in this district may have a total height (building

plus penthouse) of 83 feet above average grade. It should be noted that due to the site

topography, the main roof height of the proposed building will be lower than the tops of the

nearby Highgate townhouse development across Colonial terrace.

Parking: The applicant is requesting a modification from the by right requirement of 1 1/8

parking spaces per unit to the site plan standard of one space per unit. On the original 4.1

application the applicant has shown 4 parking spaces that are narrower than the minimum

dimensional standards of the Zoning Ordinance for compact parking spaces. Staff has advised

the applicant that the County does not support modifications for parking space dimensions below

the compact standard. The applicant must resolve this issue by redesigning the parking.

Density Bonuses: The applicant is requesting a modification of use regulations for a .25 FAR

bonus density for achieving LEED Silver and an additional .10 Far bonus for LEED-Existing

Buildings. The applicant proposes a 25% density bonus for providing on-site affordable housing.

While the details of the affordable housing bonus are still under discussion with staff, staff

anticipates the number of on-site units will be at least three (3).

Community Benefits:

Standard benefits expected of all site plans (with no additional density granted) include:

On site public art or $75,000 contribution;

Underground aerial utilities;

Wider sidewalk, street trees;

Transportation Demand Management;

Ordinance-based affordable housing contribution.

The applicant offers to construct the proposed public path in a public right-of-way (discussed

above) as a standard benefit, and will not receive bonus density or any other credit.

Community Benefits beyond the standard benefits (where the applicant is requesting bonus

density):

LEED Silver and Existing Building

On-site affordable dwelling units beyond the contributions required by ordinance (approximately

three [3] units).

Staff Issues: (With corresponding agenda item):

Agenda Item 4.a. Building Architecture--Design Issues: Expanses of visible blank wall from

public rights-of-way, including area of elevator shaft on Key Boulevard and loading dock on

Nash Street.

Agenda Item 4.c.i. Building Architecture--Utility Issues: Above ground transformer enclosure is

located in setback area between street right-of-way and building façade, sticks out prominently

and the placement is contrary to standard site plan conditions #19.B.5.a. (“All new electric

transformers, and all associated appurtenances shall be installed, in underground utility

vaults.”) and #20.B.5. (“Transformers shall not be placed above grade in the setback area

between the building and the street.”).

Agenda Item 5.c. Transportation--Automobile Parking: Applicant proposes only four compact

spaces (or only 6% of the total, well below the maximum 15% allowed for compact spaces),

however those spaces do not meet the minimum dimensional standards for compact spaces. The

County does not modify minimum parking space size. Therefore, the applicant should redesign

the parking so that spaces meet the minimum dimensional standards.

SPRC Neighborhood Members:

Paul Derby North Rosslyn Civic Association [email protected]

Stan Karson Radnor Fort Myer Heights [email protected]

Lenore Garcia Highgate HOA [email protected]

David VanDuzer Turnberry Tower HOA [email protected]

Planning Commissioners Assigned to this Request:

Jane Siegel Chair [email protected]

Staff Members:

Peter Schulz CPHD – Planning (703) 228-0067 [email protected]


https://arlingtonva-my.sharepoint.com/personal/avonhm_arlingtonva_us/Documents/Site%20Plans/[email protected]

Jane Kim DES—Transportation (703) 228-4833 [email protected]

Joan Kelsch DES—LEED (703) 228-3599 [email protected]

Justin Falango CPHD-Planning-Urban

Design

(703) 228-3536 [email protected]

Melissa Cohen CPHD--Housing (703) 228-7931 [email protected]





Attachment A

SITE PLAN REVIEW COM M ITTEE M EETING AGENDA DATE: … · 1124-1138 N. Stuart Street (SP #436...

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Transcript of SITE PLAN REVIEW COM M ITTEE M EETING AGENDA DATE: … · 1124-1138 N. Stuart Street (SP #436...