SITE PLAN REVIEW COMMITTEE MEETING AGENDA ... - Arlingtonva
SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: TIME: PLACE:
SPRC STAFF COORDINATOR: Item 1.
Thursday, June 20, 2013 7:00 – 9:00 p.m. Courthouse Plaza Room 311 2100 Clarendon Boulevard Arlington, VA 22201 Samia Byrd, 703-228-3525
1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Planning Commission and County Board meetings to be determined. Samia Byrd (CPHD Staff)
7:00pm–9:00pm
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://www.arlingtonva.us/Departments/Commissions/plancom/PlancomMain.aspx?lnsLinkID=978 For more information on the Site Plan public review process, go to the Arlington County Planning Division’s web site on Development Proposals/Site Plans http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSite_ plansMain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSPR CSchedule.aspx
1000 N. Glebe Road (SP #64) Page 2
ITEM 1 1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Nancy Iacomini, SPRC Chair
SPRC AGENDA: First Meeting—June 20, 2013 1) Informational Presentation a) Overview of Site Plan Proposal (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes (if any) ii) Justification for requested changes (if any) b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any) iii) Requested modification of use regulations (if any) 3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents SPRC Agenda – Subsequent Meetings 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
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 3
i) ii) iii) iv)
Utility equipment Venting location and type Location and visibility of loading and trash service 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 i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison Site Location:
90,487 square foot site (2.077 acres) located in the Ballston Metro Station area, on the block generally bounded by N. Fairfax Drive to the south, N. Glebe Road to the east, 11th Street to the north and Wakefield Street to the west.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 4
Applicant Information: Co-Applicant Marymount University 2807 N. Glebe Road Arlington, VA22207 Dr. Ralph Kidder (703) 284-1480 [email protected]
Attorney Walsh Colucci Lubeley Emrich &Walsh, PC 2200 Clarendon Boulevard, 13th Flr. Arlington, VA 22201 Martin D. Walsh (703) 528-4700 [email protected]
SK&I Design Group (Residential) 7735 Old Georgetown Road, Ste. 1000 Bethesda, MD 20814 Marius Radulescu (301) 881-1441 [email protected]
Co-Applicant Shooshan Company 4075 Wilson Boulevard, #440 Arlington, VA 22203 Brian Scull (703) 527-8600 x 229 [email protected] Engineer Bowman Consulting 3863 Centerview Drive, Ste. 300 Chantilly, VA 20151 Scott Delgado (703) 464-1000 [email protected]
Architects Gensler (Office) 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 [email protected]
Landscape Architect Studio 30 Landscape Architecture, PC 6416 Grovedale Drive, Ste. 100A Alexandria, VA 22314 Joe Plumpe (703)719-6500 [email protected]
LEED Consultant Gensler 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 [email protected]
Trafic Engineer Wells & Associates, LLC 1420 Spring Hill Road, Ste. 600 McLean, VA 22102 Christopher L. Kabatt (703) 917-6620 [email protected]
BACKGROUND: A site plan amendment is proposed to redevelop the site of the existing Marymount University “Blue Goose” building at 1000 N. Glebe Road. The co-applicants, Marymount University and the Shooshan Company, propose to redevelop the site with a 9-story, 165,058 square foot office building for use primarily by Marymount University as a school of higher instruction, and a 15-story, 272-unit, multifamily residential building. There is neither a General Land Use Plan (GLUP) amendment nor rezoning requested with the site plan amendment. In association with the site plan amendment, the applicant requests to vacate an existing public street and utilities easement, dedicate certain other area for easement and requests encroachments of a portion of building and garage also in easement area. The following provides additional information about the site and location: Site: The subject site is located in the Ballston Metro Station area on the block generally bounded by N. Fairfax Drive to the south, N. Glebe Road to the east, 11th Street to the north and
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 5
N. Wakefield Street to the west. The site is approximately 90,487 square feet (2.077 acres) and is surrounded by the following land uses: To the north:
Immediately north is the Ballston Plaza 1 office building (SP #190) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
To the east:
N. Glebe Road; Fairgate at Ballston Phase II (SP #218), 9-story office building designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O2.5”.
To the south:
N. Fairfax Drive; The Regent, 12-story office building (SP #331) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
To the west:
N. Wakefield Street; Ballston One office building (SP #190) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
Existing Zoning: “C-O-2.5” Commercial Office Building, Hotel and Apartment District. General Land Use Plan Designation: “Medium” Office Apartment Hotel (Up to 2.5 FAR Office, 115 Units per Acre Apartment, and 180 Units per Acre Hotel). Neighborhood: The site is located within the boundaries of the Bluemont Civic Association as is immediately adjacent west of the Ballston Virginia Square Civic Association. Existing Development: The site is currently developed with an eight-story, 115,659 square foot office building and 202 surface parking spaces constructed in the 1960s. The building constructed by variance was approved for a site plan to address issues of non-conformance as to parking. The building’s current use is as a school of higher instruction by Marymount University.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 6
Development Potential: Site Plan Area: 90,487 sq ft “C-O-2.5” By-Right
DENSITY ALLOWED/TYPICAL USE
“C-O-2.5” Site Plan
All Uses and Permitted in “R-6” Offices, business and professional, including medical, legal, insurance, philanthropic, real estate, banking and other offices, which in the judgment of the Zoning Administrator, are of the same general character as those listed above. Uses customarily incidental to any of the above uses and accessory buildings, when located on the same lot, including automobile parking garage for the exclusive use of the patrons of the above offices.
Office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings.
MAXIMUM DEVELOPMENT
6,000 sq ft Lot One-Family Dwelling: 15 Dwellings .60 FAR: 54,292 sq ft GFA all other uses
2.5 FAR Commercial/ Office/ Industrial: 226,217 sq ft GFA 115 DU/Acre Residential: 238 Units 180 DU/Acre Hotel: 373Rooms
Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan: Site Area Office Commercial Site Area Residential Site Area Density Office Commercial GFA1 Office Retail Flex Education Office Commercial Density Residential GFA Residential Density2 “C-O-2.5” Max. Permitted Office/Commercial GFA “C-O-2.5” Max. Permitted Office/Commercial Density “C-O-2.5” Max. Permitted Residential Units “C-O-2.5” Max. Permitted Residential Density Height
Proposed 90,487 sq ft (2.077 Ac) 17,763 sq ft (.40778 Ac) 72,724 sq ft (1.6695 Ac) 165,048 sq ft 49,028 sq ft 3,254 sq ft 2,785 sq ft 109,981 sq ft 9.29 FAR 255,031 sq ft (272 Units) 162 DU/Acre 44,407 sq ft 2.5 FAR 191 Units 115 DU/Acre
1 Includes bonus density requested for 109,981 sq ft of education use, 6,217 sq ft for LEED Gold Certification at .35 FAR and 4,440 sq ft of for Affordable Housing at .25 FAR. 2 Includes 29,089 sq ft of bonus density for LEED Gold Certification at .40 FAR converted to 32 units at an average unit size of 900 sq ft per unit and 25% bonus density for Affordable Housing at 47 units.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 7
Average Site Elevation Office Building Main Roof Elevation Main Roof Height Penthouse Roof Elevation Penthouse Roof Height Penthouse Height Residential Building Main Roof Elevation Main Roof Height Penthouse Roof Elevation Penthouse Roof Height Penthouse Height “C-O-2.5” Max. Permitted Office Height “C-O-2.5” Max. Permitted Residential Height Parking Office Building Parking Spaces Standard Spaces Compact Spaces Handicap Spaces Office Commercial Parking Ratio3 Residential Building Parking Spaces Standard Compact Handicap Residential Parking Ratio “C-O-2.5” Min. Permitted Parking Office Commercial Parking Ratio – Site Plan Standard Residential Parking Ratio – Site Plan Standard School of Higher Instruction Parking Ratio – Standard LEED Office Building – LEED (CS) Residential Building – LEED (NC)
263.53 ft 9 Stories 380.00 ft 116.48 ft 398.00 ft 134.48 ft 18.00 ft 15 Stories 421.09 ft 157.57 ft 435.09 ft 171.57 ft 14 ft 12 Stories 16 Stories 313 253 52 (16.61%) 8 1 sp per 750 sq ft Office GFA 286 229 52 (17.83%) 6 1.05 sp/unit As Approved By Site Plan 1 space per 580 sq ft GFA 1 space per unit 1 sp per 10 students 2 sp per 3 faculty/staff Gold Certification Level 63 Points 61 Points
Density and Uses: The site’s current zoning of “C-O-2.5” permits by site plan office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings, the purpose of which is to provide for redevelopment in the Metro Corridors at the County Board’s discretion. The site’s GLUP designation, which is consistent with the current zoning, “Medium” Office Apartment Hotel provides for the development of up to 2.5 FAR office, commercial and/or industrial use, 115 dwelling units per acre of residential and 180 units per acre hotel. The applicant proposes to redevelop the site with a 9-story, 165,048 square foot office building to include educational uses and a 15-story, 272 unit multifamily building. Permitted density for office commercial use based on the subject site and site area allocations for the proposed project uses is 44,407 square feet of gross floor area. The applicant requests additional density for the office commercial building with a commitment to certify the building at the LEED Gold rating (.35 FAR) and the provision of affordable housing (.25 FAR). In addition, the applicant requests bonus density for the provision of 109,981 square feet of office 3 The applicant proposes that 73 parking spaces would be provided for office use and 240 spaces for educational use. A blended ratio for the office building is 1 space per 527 square feet of GFA.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 8
density to be use as a school of higher instruction. The mechanism by which bonus density could be achieved for this purpose has not been determined and has been identified as a major preliminary issue by staff. Permitted residential density under the GLUP would result in a total of 191 units. The applicant requests bonus density for the residential use for commitment to certify the building at the LEED Gold level rating (.40 FAR) and 25% bonus density for affordable housing. Site and Design: The applicant proposes two buildings to be separated by a landscaped plaza and courtyard. The slightly parallelogram shaped, 9-story office building is proposed fronting on N. Fairfax Drive oriented south and west on the site. The L-shaped, 15-story residential building is sited north and east on the site, anchoring the corner of N. Glebe Road and the site’s northern boundary. Anchoring the corner of the site at N. Fairfax and N. Glebe Road is a proposed public, landscaped plaza. Both buildings site atop of three levels of below grade parking. The ground floor of the office building proposes retail/food service on the buildings south elevation, at the corner fronting on N. Fairfax Drive and N. Wakefield Street with a main entrance mid-block primarily for the office use on N. Fairfax Drive. It is proposed that office use would occupy floors seven through nine of the building and potentially change use to educational. Continuing east on N. Fairfax drive is flexible space whose use is to be determined but may include a gallery or bookstore. Set back from the corner of N. Fairfax and Glebe on the plaza is another entrance primarily for the educational use proposed for floors one through six. Immediately adjacent to the interior landscaped plaza area is a proposed auditorium. Garage and loading access is proposed on the building’s western elevation on N. Wakefield Drive. The building’s modern design comprises reddish colored, terracotta panels on the north, west and south elevations, with a vision and spandrel glass curtain wall comprising the buildings east elevation. A metal canopy tops the building at the corner of N. Fairfax and N. Glebe and extends for a majority of the length of the Glebe Road elevation. The residential building proposes a main entrance off of N. Glebe Road off set from the landscaped plaza. Residential amenity space is proposed to front N. Glebe Road and the building’s north elevation. At the buildings northeast on N. Glebe Road is a proposed garage access. The building’s west elevation on N. Wakefield Street is proposed loading access. The south elevation of the building proposes ground floor residential units fronting on the landscaped, plaza/courtyard and residential amenity space moving east along the south elevation. The design of the building is intended to compliment but not replicate that of the proposed office building. The all brick building would be comprised of buff and varying gray colored masonry with gray metal panels. A metal canopy tops the building along the entire length of the Glebe Road elevation.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 9
The public plaza located at the corner of Fairfax and Glebe and between the two buildings would be comprised of both hardscape and softscape to include seat walls, specialty paving and lighting, planted trees and planters. Interior between the buildings would be a pedestrian path adjacent to the office building and the opportunity for outdoor seating throughout. A wall provides private outdoor area for the ground floor residential units within the interior plaza. Immediately adjacent on the west elevation of the residential building would be a dog run and a covered shuttle bus stop. Along Fairfax Drive is proposed outdoor seating in association with retail/food service.
LEED: The applicant proposes that both the office building and the residential building be certified under the U.S. Green Building Council’s LEED program at the Gold level rating. Bonus density consistent with the County’s Green Building Density Incentive Program is requested for both buildings at .35 FAR for the office building and .40 FAR for the residential building. Transportation: The project site is located on the southern half of the block bound by N. Glebe Road, Fairfax Drive, and N. Wakefield Street. The Master Transportation Plan (MTP) – Map identifies N. Glebe Road as a Type B-Primary Urban Mixed-Use Arterial, Fairfax Drive as a Type A-Primary Retail Oriented Mixed-Use Arterial, and N. Wakefield Street as an Urban Center Local street. The site is well served by transit (ART, Metrorail and Metrobus), located four blocks from the Ballston MU Metrorail station and one block from the proposed western entrance to the same station. The site is also one block from Interstate 66 (I-66), with Fairfax Drive functioning in part as entry/exit ramps. Located at the confluence of multiple on-street and off-street bicycle/trail facilities, the site is easily accessible to cyclists. Fairfax Drive: Fairfax Drive west of Glebe Road serves multiple roles as it is a connection to/from I-66 and an important junction from multiple off-street trail systems and the on-street bike lanes that serve much of the Rosslyn-Ballston Corridor. Eastbound Fairfax Drive functions as an exit ramp from eastbound I-66, entering into Ballston’s core. Conversely, westbound Fairfax Drive is an entry ramp to westbound I-66. In addition, the interstate ramp transitions to and from Fairfax Drive, include trail heads for the Bluemont Junction Trail and the Custis Trail. This creates a complex mix of vehicles, cyclists and other trail users, on Fairfax Drive west of Glebe Road.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 10
The Fairfax Drive street section adjacent to the project provides six vehicle lanes and on-street bike lanes in both directions. At N. Glebe Road, there are two auto through lanes in each direction, an eastbound left-turn lane and an eastbound right-turn lane. On-street parking is not provided along the site frontage. The sidewalk is 13-feet 8-inches wide with street trees in tree pits. The project proposes to maintain the existing lane configuration and street width along the site’s Fairfax Drive frontage, while significantly increasing the size of the sidewalk and streetscape. In part because of the location of the Orange Line Metrorail tunnel and associated easements under Fairfax Drive, the project proposes a 20-foot to 28.5-foot wide sidewalk, a wider sidewalk than identified in the Rosslyn-Ballston Streetscape Standards (16-feet 8-inches). Through the public review of the project, staff will explore options to improve bicycle and trail access by looking at how best to use the wider than normal streetscape available. Glebe Road: Glebe Road is a critical north/south multi-modal roadway that runs all the way through the county. Adjacent to the site, the roadway supports a large number of daily vehicle trips as well as multiple WMATA and ART bus routes. North Glebe Road adjacent to the site is a 7-lane median separated roadway, with three travel lanes in each direction and a left-turn lane. On-street parking is not provided along N. Glebe Road in this location. The sidewalk adjacent to the project is 13-feet 8-inches wide including street trees in tree pits. The County is currently reconstructing the N. Glebe Road and Fairfax Drive intersection along with two other intersections along N. Glebe Road. The project proposes maintaining N. Glebe Road in its existing configuration, while widening the sidewalk to 20-feet. The project also proposes garage access for the residential building off N. Glebe Road. The MTP recommends that driveway access be restricted/limited on N. Glebe Road and other Type B arterials. North Wakefield Street: North Wakefield Street is a locally serving road that wraps around the west and north sides of the block, with connections to N. Glebe Road and Fairfax Drive. Along the site frontage, N. Wakefield Street provides a single travel lane in each direction with onstreet parking provided on the west side of the street. There is currently no sidewalk along North Wakefield Street on the site. The project proposes to maintain the existing 36-foot wide street section, restriping it to provide parking on both sides of the street. A new sidewalk with a minimum width of 13-feet 8-inches is proposed. The road is proposed to provide access to the garage and loading/service for the office/educational building and loading/service access to the residential building. DISCUSSION Modification of Use Regulations: The following modifications to Zoning Ordinance requirements are requested with the subject site plan amendment:
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 11
Bonus density for LEED Gold office (.35 FAR) and residential (.40 FAR); Bonus density for Affordable Housing to include .25 FAR for office and 25% for residential; Bonus density of 109,981 square feet of gross floor area of educational use proposed in the office building. Exclude from gross floor area square footage associated with below grade storage in the garage. Reduced parking ratio for office gross floor area from the site plan standard of 1 space per 580 square feet of gross floor area to 1 space per 750 square feet of gross floor area. Parking for the retail use to be shared for the office and educational uses in the office building. Increased compact parking percentage from the maximum permitted 15% to 16.61% for the office use and 17.83% for the residential use.
Adopted Plans and Policies: In addition to regulations provided in the Zoning Ordinance for “C-O-2.5” site plan development, the 1980 Ballston Sector Plan provides guidance for redevelopment of the subject site. While the plan does not provide guidance specific to the subject site, there is general guidance included in the plan related to redevelopment and urban design. Attributes and elements around which the Concept Plan is based include:
Regional shopping facilities Diverse urban environment Coordinated urban design High density mixed use Neighborhood revitalization and Transition Townhouse infill Commercial revitalization and growth Metro-rail System I-66 Convenient automobile access and parking Coordinated pedestrian system Urban open space
With respect to urban design, the Plan sets forth development guidelines in four categories of focus: (1) coordinated streetscape, (2) commercial facilities, (3) neighborhood preservation, and (4) urban open space and plazas. The overall goal is to coordinate the relationship between buildings, sidewalks, streets, open space and people in order to facilitate a successful and quality environment. The Plan further indicates that the treatment of the public right-of-way will be the primary means by which the County would determine the overall character of Ballston. Finally with respect to the urban design guidelines, the Plan provides that they would serve as a standard to encourage and support quality private development with the opportunity for individual architectural expression and initiative to remain.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 12
Below is some additional guidance in the four categories above in consideration of the proposed development:
The Sector Plan with respect to streetscape provides that a “Boulevard Concept” would be implemented for Fairfax Drive allowing for a distinct gateway into Ballston from I-66. Identifies Glebe Road and Fairfax drive as a framework for new commercial space encouraging such facilities on major street frontages with high pedestrian and vehicular visibility. The Plan further provides that such spaces would generally be located to have direct and convenient access to pedestrian facilities. Encourages open space in site plan projects that is aesthetically pleasing and functional, visible from the street providing interest and variation in the streetscape; isolated locations are discouraged. Provides for public plazas that are at-grade and conveniently accessible to public sidewalks with provisions for the spacing of trees, seating, grass or groundcover in plaza areas with paving patterns and materials to be coordinated with adjacent buildings and sidewalks. The plan also indicates that features such as fountains, statues and sculptures are encouraged in urban plazas as focal points in high visibility areas along Glebe Road and Fairfax Drive.
Issues: The following major preliminary issues have been identified by staff for further analysis, review and discussion: Land Use and Zoning Approximately 110,000 square feet of bonus density is requested for the educational use in the proposed office building; the mechanism by which bonus density for this purpose would be achieved has remains to be determined. The applicant requests to vacate a current public street and utilities easement, which accounts for a significant amount of site area. The easement was granted to the County in the 1960s with the approved site plan. The street as envisioned at that time was never constructed and has since been removed from the Master Transportation Plan and that right of way is no longer needed by the County. Current County practice provides that such easements would be dedicated to the County in fee with the applicant permitted one-time use of the associated site area for density purposes. The current practice and its applicability to situations where easement was granted for public right-of-way was never built, is no longer part of the County’s Master Plan and is no longer needed to fulfill planning land use goals, is being reviewed. Determinations regarding this issue impact the applicable site area for density purposes. Site and Design Concern that anchoring the corner of Glebe and Fairfax with the landscaped plaza and the set back of the office building as currently proposed does not embrace the site’s prominence as a gateway to Ballston. The plaza at the corner is too exposed to encourage activity. Concern that the current site design and building layout (ground floor uses) is not conducive to activating the street frontages or the landscape plaza and interior courtyard; Providing amenity space on the Glebe Road frontage and no retail activity on the ground floor of the
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 13
residential building, and the retail/food service proposed on N. Fairfax frontage is less than optimal location to activate the plaza or the frontage/streetscape. While the building is not on the County’s Historic Resources Inventory and is neither designated on a national or local historic registry, it is a distinct and important example of polychrome modern architecture. The applicant should consider saving and reusing portions or all of the façade. People respond to this building because of the interplay of color, geometry and materials. Additionally, it politely addresses both the corner and the street using the beginning of the campus-style that was just becoming in vogue for office buildings. Some of this feeling should be replicated in the way building interacts with the streetscape.
Transportation The garage ramp for residential building on N. Glebe is inconsistent with current County policy and is discouraged. The County is evaluating design for an enhanced bike connection with a cycle track on N. Fairfax. This may impact the streetscape on N. Fairfax Drive and ground floor uses. Landscape and Open Space Transformer vaults located in the sidewalk on N. Glebe. Concerned that the courtyard will not be perceived as open to the public in the current configuration. The two plaza areas need to feel connected, open, and inviting. Considering views from Glebe Road, what kind of design elements would be seen and potentially draw people into the space and further the courtyard. Overall, there needs to be something that peaks interest from street traffic to help activate the two spaces. Need to better understand the context on the north side of the site, specifically how the streetscape meets existing and what the view will look like on the narrow walk that is shown north of the proposed residential building. SPRC Neighborhood Members: George Rover Bluemont Civic Association, President Mark Haynes Bluemont Civic Association, First Vice President Larry Smith Bluemont NCAC, Representative Joseph Petty Ballston Virginia Square Civic Association, President Collier Cook Ballston Virginia Square NCAC, Representative James Schroll Ballston Virginia Square, NCAC, Alternate Tina Leone Ballston BID, CEO
[email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected]
Interested Parties: Judas Del Cais Wendall Pope Continental at Ballston Homeowners Assoc., President Laura Brenner Windsor Plaza Condominium Assoc., President Bob Stableski Ballston Park Condominium Association, President Avalon at Ballston Washington Towers Views at Ballston Metro (Eastview & Westview) Jefferson Row at Ballston Homeowners Assoc., President Altavista Condominium Assoc.
[email protected] [email protected] [email protected] [email protected] [email protected] [email protected]; [email protected] [email protected] [email protected]
Planning Commissioner Chairing This Item:
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 14
Nancy Iacomini Rosemary Ciotti Brian Harner Staff Members: Samia Byrd Robert Gibson
Chair
CPHD—Planning DES—Transportation
[email protected] [email protected] [email protected]
(703) 228-3529 (703) 228-3540
[email protected] [email protected]
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
SPRC STAFF COORDINATOR: Item 1.
Thursday, June 20, 2013 7:00 – 9:00 p.m. Courthouse Plaza Room 311 2100 Clarendon Boulevard Arlington, VA 22201 Samia Byrd, 703-228-3525
1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Planning Commission and County Board meetings to be determined. Samia Byrd (CPHD Staff)
7:00pm–9:00pm
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://www.arlingtonva.us/Departments/Commissions/plancom/PlancomMain.aspx?lnsLinkID=978 For more information on the Site Plan public review process, go to the Arlington County Planning Division’s web site on Development Proposals/Site Plans http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSite_ plansMain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSPR CSchedule.aspx
1000 N. Glebe Road (SP #64) Page 2
ITEM 1 1000 N. Glebe Road Site Plan Amendment (SP #64) (RPC# 14-013-024) Nancy Iacomini, SPRC Chair
SPRC AGENDA: First Meeting—June 20, 2013 1) Informational Presentation a) Overview of Site Plan Proposal (Staff) b) Presentation of Site Plan Proposal (Applicant) 2) Land Use & Zoning a) Relationship of site to GLUP, sector plans, etc. i) Requested changes (if any) ii) Justification for requested changes (if any) b) Relationship of project to existing zoning i) Special site designations (historic district, etc.) ii) Requested bonus density, height, etc. (if any) iii) Requested modification of use regulations (if any) 3) Site Design and Characteristics a) Allocation of uses on the site b) Relationship and orientation of proposed buildings to public space and other buildings c) Streetscape Improvements d) View vistas through site e) Visibility of site or buildings from significant neighboring perspectives f) Historic status of any existing buildings on site g) Compliance with adopted planning documents SPRC Agenda – Subsequent Meetings 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
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 3
i) ii) iii) iv)
Utility equipment Venting location and type Location and visibility of loading and trash service 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 i) Phasing ii) Vehicle staging, parking, and routing iii) Community Liaison Site Location:
90,487 square foot site (2.077 acres) located in the Ballston Metro Station area, on the block generally bounded by N. Fairfax Drive to the south, N. Glebe Road to the east, 11th Street to the north and Wakefield Street to the west.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 4
Applicant Information: Co-Applicant Marymount University 2807 N. Glebe Road Arlington, VA22207 Dr. Ralph Kidder (703) 284-1480 [email protected]
Attorney Walsh Colucci Lubeley Emrich &Walsh, PC 2200 Clarendon Boulevard, 13th Flr. Arlington, VA 22201 Martin D. Walsh (703) 528-4700 [email protected]
SK&I Design Group (Residential) 7735 Old Georgetown Road, Ste. 1000 Bethesda, MD 20814 Marius Radulescu (301) 881-1441 [email protected]
Co-Applicant Shooshan Company 4075 Wilson Boulevard, #440 Arlington, VA 22203 Brian Scull (703) 527-8600 x 229 [email protected] Engineer Bowman Consulting 3863 Centerview Drive, Ste. 300 Chantilly, VA 20151 Scott Delgado (703) 464-1000 [email protected]
Architects Gensler (Office) 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 [email protected]
Landscape Architect Studio 30 Landscape Architecture, PC 6416 Grovedale Drive, Ste. 100A Alexandria, VA 22314 Joe Plumpe (703)719-6500 [email protected]
LEED Consultant Gensler 2020 K Street, Ste. 200 Washington, DC 20006 Theresa Sheils (202) 721-5200 [email protected]
Trafic Engineer Wells & Associates, LLC 1420 Spring Hill Road, Ste. 600 McLean, VA 22102 Christopher L. Kabatt (703) 917-6620 [email protected]
BACKGROUND: A site plan amendment is proposed to redevelop the site of the existing Marymount University “Blue Goose” building at 1000 N. Glebe Road. The co-applicants, Marymount University and the Shooshan Company, propose to redevelop the site with a 9-story, 165,058 square foot office building for use primarily by Marymount University as a school of higher instruction, and a 15-story, 272-unit, multifamily residential building. There is neither a General Land Use Plan (GLUP) amendment nor rezoning requested with the site plan amendment. In association with the site plan amendment, the applicant requests to vacate an existing public street and utilities easement, dedicate certain other area for easement and requests encroachments of a portion of building and garage also in easement area. The following provides additional information about the site and location: Site: The subject site is located in the Ballston Metro Station area on the block generally bounded by N. Fairfax Drive to the south, N. Glebe Road to the east, 11th Street to the north and
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 5
N. Wakefield Street to the west. The site is approximately 90,487 square feet (2.077 acres) and is surrounded by the following land uses: To the north:
Immediately north is the Ballston Plaza 1 office building (SP #190) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
To the east:
N. Glebe Road; Fairgate at Ballston Phase II (SP #218), 9-story office building designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O2.5”.
To the south:
N. Fairfax Drive; The Regent, 12-story office building (SP #331) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
To the west:
N. Wakefield Street; Ballston One office building (SP #190) designated “Medium” Office Apartment Hotel on the GLUP and zoned “C-O-2.5”.
Existing Zoning: “C-O-2.5” Commercial Office Building, Hotel and Apartment District. General Land Use Plan Designation: “Medium” Office Apartment Hotel (Up to 2.5 FAR Office, 115 Units per Acre Apartment, and 180 Units per Acre Hotel). Neighborhood: The site is located within the boundaries of the Bluemont Civic Association as is immediately adjacent west of the Ballston Virginia Square Civic Association. Existing Development: The site is currently developed with an eight-story, 115,659 square foot office building and 202 surface parking spaces constructed in the 1960s. The building constructed by variance was approved for a site plan to address issues of non-conformance as to parking. The building’s current use is as a school of higher instruction by Marymount University.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 6
Development Potential: Site Plan Area: 90,487 sq ft “C-O-2.5” By-Right
DENSITY ALLOWED/TYPICAL USE
“C-O-2.5” Site Plan
All Uses and Permitted in “R-6” Offices, business and professional, including medical, legal, insurance, philanthropic, real estate, banking and other offices, which in the judgment of the Zoning Administrator, are of the same general character as those listed above. Uses customarily incidental to any of the above uses and accessory buildings, when located on the same lot, including automobile parking garage for the exclusive use of the patrons of the above offices.
Office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings.
MAXIMUM DEVELOPMENT
6,000 sq ft Lot One-Family Dwelling: 15 Dwellings .60 FAR: 54,292 sq ft GFA all other uses
2.5 FAR Commercial/ Office/ Industrial: 226,217 sq ft GFA 115 DU/Acre Residential: 238 Units 180 DU/Acre Hotel: 373Rooms
Proposed Development: The following table sets forth the preliminary statistical summary for the proposed site plan: Site Area Office Commercial Site Area Residential Site Area Density Office Commercial GFA1 Office Retail Flex Education Office Commercial Density Residential GFA Residential Density2 “C-O-2.5” Max. Permitted Office/Commercial GFA “C-O-2.5” Max. Permitted Office/Commercial Density “C-O-2.5” Max. Permitted Residential Units “C-O-2.5” Max. Permitted Residential Density Height
Proposed 90,487 sq ft (2.077 Ac) 17,763 sq ft (.40778 Ac) 72,724 sq ft (1.6695 Ac) 165,048 sq ft 49,028 sq ft 3,254 sq ft 2,785 sq ft 109,981 sq ft 9.29 FAR 255,031 sq ft (272 Units) 162 DU/Acre 44,407 sq ft 2.5 FAR 191 Units 115 DU/Acre
1 Includes bonus density requested for 109,981 sq ft of education use, 6,217 sq ft for LEED Gold Certification at .35 FAR and 4,440 sq ft of for Affordable Housing at .25 FAR. 2 Includes 29,089 sq ft of bonus density for LEED Gold Certification at .40 FAR converted to 32 units at an average unit size of 900 sq ft per unit and 25% bonus density for Affordable Housing at 47 units.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 7
Average Site Elevation Office Building Main Roof Elevation Main Roof Height Penthouse Roof Elevation Penthouse Roof Height Penthouse Height Residential Building Main Roof Elevation Main Roof Height Penthouse Roof Elevation Penthouse Roof Height Penthouse Height “C-O-2.5” Max. Permitted Office Height “C-O-2.5” Max. Permitted Residential Height Parking Office Building Parking Spaces Standard Spaces Compact Spaces Handicap Spaces Office Commercial Parking Ratio3 Residential Building Parking Spaces Standard Compact Handicap Residential Parking Ratio “C-O-2.5” Min. Permitted Parking Office Commercial Parking Ratio – Site Plan Standard Residential Parking Ratio – Site Plan Standard School of Higher Instruction Parking Ratio – Standard LEED Office Building – LEED (CS) Residential Building – LEED (NC)
263.53 ft 9 Stories 380.00 ft 116.48 ft 398.00 ft 134.48 ft 18.00 ft 15 Stories 421.09 ft 157.57 ft 435.09 ft 171.57 ft 14 ft 12 Stories 16 Stories 313 253 52 (16.61%) 8 1 sp per 750 sq ft Office GFA 286 229 52 (17.83%) 6 1.05 sp/unit As Approved By Site Plan 1 space per 580 sq ft GFA 1 space per unit 1 sp per 10 students 2 sp per 3 faculty/staff Gold Certification Level 63 Points 61 Points
Density and Uses: The site’s current zoning of “C-O-2.5” permits by site plan office buildings, commercial uses including retail and service commercial uses, hotels and apartment buildings, the purpose of which is to provide for redevelopment in the Metro Corridors at the County Board’s discretion. The site’s GLUP designation, which is consistent with the current zoning, “Medium” Office Apartment Hotel provides for the development of up to 2.5 FAR office, commercial and/or industrial use, 115 dwelling units per acre of residential and 180 units per acre hotel. The applicant proposes to redevelop the site with a 9-story, 165,048 square foot office building to include educational uses and a 15-story, 272 unit multifamily building. Permitted density for office commercial use based on the subject site and site area allocations for the proposed project uses is 44,407 square feet of gross floor area. The applicant requests additional density for the office commercial building with a commitment to certify the building at the LEED Gold rating (.35 FAR) and the provision of affordable housing (.25 FAR). In addition, the applicant requests bonus density for the provision of 109,981 square feet of office 3 The applicant proposes that 73 parking spaces would be provided for office use and 240 spaces for educational use. A blended ratio for the office building is 1 space per 527 square feet of GFA.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 8
density to be use as a school of higher instruction. The mechanism by which bonus density could be achieved for this purpose has not been determined and has been identified as a major preliminary issue by staff. Permitted residential density under the GLUP would result in a total of 191 units. The applicant requests bonus density for the residential use for commitment to certify the building at the LEED Gold level rating (.40 FAR) and 25% bonus density for affordable housing. Site and Design: The applicant proposes two buildings to be separated by a landscaped plaza and courtyard. The slightly parallelogram shaped, 9-story office building is proposed fronting on N. Fairfax Drive oriented south and west on the site. The L-shaped, 15-story residential building is sited north and east on the site, anchoring the corner of N. Glebe Road and the site’s northern boundary. Anchoring the corner of the site at N. Fairfax and N. Glebe Road is a proposed public, landscaped plaza. Both buildings site atop of three levels of below grade parking. The ground floor of the office building proposes retail/food service on the buildings south elevation, at the corner fronting on N. Fairfax Drive and N. Wakefield Street with a main entrance mid-block primarily for the office use on N. Fairfax Drive. It is proposed that office use would occupy floors seven through nine of the building and potentially change use to educational. Continuing east on N. Fairfax drive is flexible space whose use is to be determined but may include a gallery or bookstore. Set back from the corner of N. Fairfax and Glebe on the plaza is another entrance primarily for the educational use proposed for floors one through six. Immediately adjacent to the interior landscaped plaza area is a proposed auditorium. Garage and loading access is proposed on the building’s western elevation on N. Wakefield Drive. The building’s modern design comprises reddish colored, terracotta panels on the north, west and south elevations, with a vision and spandrel glass curtain wall comprising the buildings east elevation. A metal canopy tops the building at the corner of N. Fairfax and N. Glebe and extends for a majority of the length of the Glebe Road elevation. The residential building proposes a main entrance off of N. Glebe Road off set from the landscaped plaza. Residential amenity space is proposed to front N. Glebe Road and the building’s north elevation. At the buildings northeast on N. Glebe Road is a proposed garage access. The building’s west elevation on N. Wakefield Street is proposed loading access. The south elevation of the building proposes ground floor residential units fronting on the landscaped, plaza/courtyard and residential amenity space moving east along the south elevation. The design of the building is intended to compliment but not replicate that of the proposed office building. The all brick building would be comprised of buff and varying gray colored masonry with gray metal panels. A metal canopy tops the building along the entire length of the Glebe Road elevation.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 9
The public plaza located at the corner of Fairfax and Glebe and between the two buildings would be comprised of both hardscape and softscape to include seat walls, specialty paving and lighting, planted trees and planters. Interior between the buildings would be a pedestrian path adjacent to the office building and the opportunity for outdoor seating throughout. A wall provides private outdoor area for the ground floor residential units within the interior plaza. Immediately adjacent on the west elevation of the residential building would be a dog run and a covered shuttle bus stop. Along Fairfax Drive is proposed outdoor seating in association with retail/food service.
LEED: The applicant proposes that both the office building and the residential building be certified under the U.S. Green Building Council’s LEED program at the Gold level rating. Bonus density consistent with the County’s Green Building Density Incentive Program is requested for both buildings at .35 FAR for the office building and .40 FAR for the residential building. Transportation: The project site is located on the southern half of the block bound by N. Glebe Road, Fairfax Drive, and N. Wakefield Street. The Master Transportation Plan (MTP) – Map identifies N. Glebe Road as a Type B-Primary Urban Mixed-Use Arterial, Fairfax Drive as a Type A-Primary Retail Oriented Mixed-Use Arterial, and N. Wakefield Street as an Urban Center Local street. The site is well served by transit (ART, Metrorail and Metrobus), located four blocks from the Ballston MU Metrorail station and one block from the proposed western entrance to the same station. The site is also one block from Interstate 66 (I-66), with Fairfax Drive functioning in part as entry/exit ramps. Located at the confluence of multiple on-street and off-street bicycle/trail facilities, the site is easily accessible to cyclists. Fairfax Drive: Fairfax Drive west of Glebe Road serves multiple roles as it is a connection to/from I-66 and an important junction from multiple off-street trail systems and the on-street bike lanes that serve much of the Rosslyn-Ballston Corridor. Eastbound Fairfax Drive functions as an exit ramp from eastbound I-66, entering into Ballston’s core. Conversely, westbound Fairfax Drive is an entry ramp to westbound I-66. In addition, the interstate ramp transitions to and from Fairfax Drive, include trail heads for the Bluemont Junction Trail and the Custis Trail. This creates a complex mix of vehicles, cyclists and other trail users, on Fairfax Drive west of Glebe Road.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 10
The Fairfax Drive street section adjacent to the project provides six vehicle lanes and on-street bike lanes in both directions. At N. Glebe Road, there are two auto through lanes in each direction, an eastbound left-turn lane and an eastbound right-turn lane. On-street parking is not provided along the site frontage. The sidewalk is 13-feet 8-inches wide with street trees in tree pits. The project proposes to maintain the existing lane configuration and street width along the site’s Fairfax Drive frontage, while significantly increasing the size of the sidewalk and streetscape. In part because of the location of the Orange Line Metrorail tunnel and associated easements under Fairfax Drive, the project proposes a 20-foot to 28.5-foot wide sidewalk, a wider sidewalk than identified in the Rosslyn-Ballston Streetscape Standards (16-feet 8-inches). Through the public review of the project, staff will explore options to improve bicycle and trail access by looking at how best to use the wider than normal streetscape available. Glebe Road: Glebe Road is a critical north/south multi-modal roadway that runs all the way through the county. Adjacent to the site, the roadway supports a large number of daily vehicle trips as well as multiple WMATA and ART bus routes. North Glebe Road adjacent to the site is a 7-lane median separated roadway, with three travel lanes in each direction and a left-turn lane. On-street parking is not provided along N. Glebe Road in this location. The sidewalk adjacent to the project is 13-feet 8-inches wide including street trees in tree pits. The County is currently reconstructing the N. Glebe Road and Fairfax Drive intersection along with two other intersections along N. Glebe Road. The project proposes maintaining N. Glebe Road in its existing configuration, while widening the sidewalk to 20-feet. The project also proposes garage access for the residential building off N. Glebe Road. The MTP recommends that driveway access be restricted/limited on N. Glebe Road and other Type B arterials. North Wakefield Street: North Wakefield Street is a locally serving road that wraps around the west and north sides of the block, with connections to N. Glebe Road and Fairfax Drive. Along the site frontage, N. Wakefield Street provides a single travel lane in each direction with onstreet parking provided on the west side of the street. There is currently no sidewalk along North Wakefield Street on the site. The project proposes to maintain the existing 36-foot wide street section, restriping it to provide parking on both sides of the street. A new sidewalk with a minimum width of 13-feet 8-inches is proposed. The road is proposed to provide access to the garage and loading/service for the office/educational building and loading/service access to the residential building. DISCUSSION Modification of Use Regulations: The following modifications to Zoning Ordinance requirements are requested with the subject site plan amendment:
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 11
Bonus density for LEED Gold office (.35 FAR) and residential (.40 FAR); Bonus density for Affordable Housing to include .25 FAR for office and 25% for residential; Bonus density of 109,981 square feet of gross floor area of educational use proposed in the office building. Exclude from gross floor area square footage associated with below grade storage in the garage. Reduced parking ratio for office gross floor area from the site plan standard of 1 space per 580 square feet of gross floor area to 1 space per 750 square feet of gross floor area. Parking for the retail use to be shared for the office and educational uses in the office building. Increased compact parking percentage from the maximum permitted 15% to 16.61% for the office use and 17.83% for the residential use.
Adopted Plans and Policies: In addition to regulations provided in the Zoning Ordinance for “C-O-2.5” site plan development, the 1980 Ballston Sector Plan provides guidance for redevelopment of the subject site. While the plan does not provide guidance specific to the subject site, there is general guidance included in the plan related to redevelopment and urban design. Attributes and elements around which the Concept Plan is based include:
Regional shopping facilities Diverse urban environment Coordinated urban design High density mixed use Neighborhood revitalization and Transition Townhouse infill Commercial revitalization and growth Metro-rail System I-66 Convenient automobile access and parking Coordinated pedestrian system Urban open space
With respect to urban design, the Plan sets forth development guidelines in four categories of focus: (1) coordinated streetscape, (2) commercial facilities, (3) neighborhood preservation, and (4) urban open space and plazas. The overall goal is to coordinate the relationship between buildings, sidewalks, streets, open space and people in order to facilitate a successful and quality environment. The Plan further indicates that the treatment of the public right-of-way will be the primary means by which the County would determine the overall character of Ballston. Finally with respect to the urban design guidelines, the Plan provides that they would serve as a standard to encourage and support quality private development with the opportunity for individual architectural expression and initiative to remain.
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 12
Below is some additional guidance in the four categories above in consideration of the proposed development:
The Sector Plan with respect to streetscape provides that a “Boulevard Concept” would be implemented for Fairfax Drive allowing for a distinct gateway into Ballston from I-66. Identifies Glebe Road and Fairfax drive as a framework for new commercial space encouraging such facilities on major street frontages with high pedestrian and vehicular visibility. The Plan further provides that such spaces would generally be located to have direct and convenient access to pedestrian facilities. Encourages open space in site plan projects that is aesthetically pleasing and functional, visible from the street providing interest and variation in the streetscape; isolated locations are discouraged. Provides for public plazas that are at-grade and conveniently accessible to public sidewalks with provisions for the spacing of trees, seating, grass or groundcover in plaza areas with paving patterns and materials to be coordinated with adjacent buildings and sidewalks. The plan also indicates that features such as fountains, statues and sculptures are encouraged in urban plazas as focal points in high visibility areas along Glebe Road and Fairfax Drive.
Issues: The following major preliminary issues have been identified by staff for further analysis, review and discussion: Land Use and Zoning Approximately 110,000 square feet of bonus density is requested for the educational use in the proposed office building; the mechanism by which bonus density for this purpose would be achieved has remains to be determined. The applicant requests to vacate a current public street and utilities easement, which accounts for a significant amount of site area. The easement was granted to the County in the 1960s with the approved site plan. The street as envisioned at that time was never constructed and has since been removed from the Master Transportation Plan and that right of way is no longer needed by the County. Current County practice provides that such easements would be dedicated to the County in fee with the applicant permitted one-time use of the associated site area for density purposes. The current practice and its applicability to situations where easement was granted for public right-of-way was never built, is no longer part of the County’s Master Plan and is no longer needed to fulfill planning land use goals, is being reviewed. Determinations regarding this issue impact the applicable site area for density purposes. Site and Design Concern that anchoring the corner of Glebe and Fairfax with the landscaped plaza and the set back of the office building as currently proposed does not embrace the site’s prominence as a gateway to Ballston. The plaza at the corner is too exposed to encourage activity. Concern that the current site design and building layout (ground floor uses) is not conducive to activating the street frontages or the landscape plaza and interior courtyard; Providing amenity space on the Glebe Road frontage and no retail activity on the ground floor of the
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 13
residential building, and the retail/food service proposed on N. Fairfax frontage is less than optimal location to activate the plaza or the frontage/streetscape. While the building is not on the County’s Historic Resources Inventory and is neither designated on a national or local historic registry, it is a distinct and important example of polychrome modern architecture. The applicant should consider saving and reusing portions or all of the façade. People respond to this building because of the interplay of color, geometry and materials. Additionally, it politely addresses both the corner and the street using the beginning of the campus-style that was just becoming in vogue for office buildings. Some of this feeling should be replicated in the way building interacts with the streetscape.
Transportation The garage ramp for residential building on N. Glebe is inconsistent with current County policy and is discouraged. The County is evaluating design for an enhanced bike connection with a cycle track on N. Fairfax. This may impact the streetscape on N. Fairfax Drive and ground floor uses. Landscape and Open Space Transformer vaults located in the sidewalk on N. Glebe. Concerned that the courtyard will not be perceived as open to the public in the current configuration. The two plaza areas need to feel connected, open, and inviting. Considering views from Glebe Road, what kind of design elements would be seen and potentially draw people into the space and further the courtyard. Overall, there needs to be something that peaks interest from street traffic to help activate the two spaces. Need to better understand the context on the north side of the site, specifically how the streetscape meets existing and what the view will look like on the narrow walk that is shown north of the proposed residential building. SPRC Neighborhood Members: George Rover Bluemont Civic Association, President Mark Haynes Bluemont Civic Association, First Vice President Larry Smith Bluemont NCAC, Representative Joseph Petty Ballston Virginia Square Civic Association, President Collier Cook Ballston Virginia Square NCAC, Representative James Schroll Ballston Virginia Square, NCAC, Alternate Tina Leone Ballston BID, CEO
[email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected]
Interested Parties: Judas Del Cais Wendall Pope Continental at Ballston Homeowners Assoc., President Laura Brenner Windsor Plaza Condominium Assoc., President Bob Stableski Ballston Park Condominium Association, President Avalon at Ballston Washington Towers Views at Ballston Metro (Eastview & Westview) Jefferson Row at Ballston Homeowners Assoc., President Altavista Condominium Assoc.
[email protected] [email protected] [email protected] [email protected] [email protected] [email protected]; [email protected] [email protected] [email protected]
Planning Commissioner Chairing This Item:
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
1000 N. Glebe Road (SP #64) Page 14
Nancy Iacomini Rosemary Ciotti Brian Harner Staff Members: Samia Byrd Robert Gibson
Chair
CPHD—Planning DES—Transportation
[email protected] [email protected] [email protected]
(703) 228-3529 (703) 228-3540
[email protected] [email protected]
L:\CURRENT\Site Plan Review Committee\2013 SPRC Meetings\SPR-06202013_Marymount.doc
