1j v/ counselforapplicant · 2.building2 3.building3 4.building4 5.building5 _ i sguarefeet i...

mmKinney v& Korman

SISATTORNEYS

MATTHEW J. WEINSTEIN

Ext. 5982300 Wilson Boulevard

7th Floor

Ar li ngton ,

Phone 703.525.4000

703.525 2207

[email protected] 22201

Fax

October 12, 2018

VIA HAND DELIVERY

Arlova Vonhm, Zoning Administrator

Arlington County Zoning Office

2100 Clarendon Boulevard, Tenth Floor

Arlington, Virginia 22201

Re: 3445 Washington Boulevard (the "Property")

Arlington Partnership for Affordable Housing (the "Applicant")

4.1 Site Plan Application, Rezoning Application (the "Application")

Final Site Plan Submission

Dear Ms. Vonhm,

Enclosed please find eight (8) copies of the documents, plats, and plans required for aFinal Site Plan Submission pursuant to Administrative Regulation 4.1. The Application, asshown in the attached documents and statement of justification, meets County goals and isgenerally consistent with adopted planning guidance for the site.

Very truly yours,

1 J/

/iV/Matthew J. Weinstein

Counsel for Applicant

WWW.BEANKINNEY.COM01231003-2

PRELIMINARY 4.1

ACCEPTANCE LETTER

ItDEPARTMENT OF COMMUNITY PLANNING, HOUSING & DEVELOPMENT

PLANNING DIVISION

ARLINGTON 2100 Clarendon Boulevard, Suite 700, Arlington, VA 22201TEL 703-228-3525 fax 703-228-3543 TTY 703-228-4611 www.arHnatonva.us

VIRGINIA

October 5, 2018

Matthew J. Weinstein

Bean, Kinney & Korman, P.C.

2300 Wilson Blvd.

Suite 700

Arlington, VA 22201

Re: 3445 Washington Blvd. (American Legion) Rezoning and Site Plan Application

BY EMAIL DELIVERY

Dear Matthew,

The site plan application (the "Site Plan Application") that you filed on behalf of ArlingtonPartnership for Affordable Housing (APAH), for property located at 3445 WashingtonBoulevard (RPC #15-086-01 1), has been reviewed for compliance with the AdministrativeRegulation 4.1 submission standards. Staff has determined that the Site Plan Application meetsthe filing criteria. While the Site Plan Application meets the submission requirements, this in noway should be deemed as an endorsement of the redevelopment proposal outlined in the SitePlan Application.

The Application, including a requested change in zoning from "C-2" and "R-5" to "C-O-2.5,"proposes to construct a new seven-story multi-family residential building with approximately160 units. The application also requests modifications for required parking, building height, andfor additional density under Section 15.5.9 of the Arlington County Zoning Ordinance (ACZO).While the Site Plan Application meets the submission requirements, the applicant should beaware of the following preliminary issues raised by staff, and recognize that this is not anexhaustive list:

1. Additional filings for redevelopment of adjacent sites located within the November 2017Washington Boulevard & Kirkwood Road Special GLUP Study "Plus" and Concept Plan(GLUP Study) area may be anticipated. Further analysis, detail, and coordination will benecessary to ensure that the project is consistent with the guiding principles andrecommendations of the GLUP Study, including the following issues that have beenpreviously identified:

a. Streetscape: The at-grade transformer along Washington Boulevard and proposedscreening conflicts with the streetscape envisioned in the Special GLUP Studyand elements of GLUP Study Guiding Principle #1.

b. Study Area Circulation: The proposal does not fully address future streetcirculation build-out envisioned in the GLUP Study Circulation and Public SpaceConcept Map, which discusses the creation of new streets providing vehicular

access "to be phased over time, and segments located along shared property lines

may be achieved one-half at a time, concurrent with respective development

projects." Further coordination with staff will be necessary to evaluate how this

proposal meets this GLUP Study goal.

c. Architecture: Consistent with GLUP Study Guiding Principle #15, ensure that

"the design of building facades that border open spaces, pedestrian connections,

or the public realm should be interesting and contribute towards creating active

outdoor spaces." Further, the "primary orientation [of the building] should be

towards the street and/or public spaces," which would include the orientation of

ground floor entrances facing Washington Boulevard.

2. The GLUP Study sets a minimum tree canopy coverage goal of 25% area-wide so thatcurrent canopy coverage across the block is maintained or improved upon. The currentsubject site area tree canopy coverage is 1 1.2%, with 10% coverage proposed with the

project. Further coordination with staff will be necessary to discuss opportunities formaintaining or improving tree canopy coverage for the subject site area.

You may now proceed with submitting the final filing to the Zoning Office. In the final Site

Plan Application, you will need to address how the proposed project meets County goals and isgenerally consistent with adopted planning guidance for the site. Peter Schulz will be thePlanning Division staff member coordinating the review of this project; he can be reached at

n schulz @ arline i onva.us or (703) 228-0067.

If you have any questions about this letter, please feel free to contact us.

Respectfully,c

Claude A. Williamson, AICP, Director

Department of Community Planning, Housing & Development

cc: Samia Byrd, CMO

Stephen A. Maclsaac, CAO

Robert J. Duffy, FAICP, CPHD

Aaron Shriber, AICP, CPHD

Peter Schulz, AICP, CPHD

Jane S. Kim, P.E., DES

SITE PLAN APPLICATION

01174157-1

"p-SITE PLAN APPLICATION

ARLINGTONVIMIHIA

ARLINGTON COUNTY, VIRGINIA

DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENTZONING DIVISION

2100 CLARENDON BOULEVARD SUITE -V1000

ARLINGTON, VIRGINIA 22201(70S) 226-3883 • Pax (703) 228-3B96

In accordance with the requirements ofAdministrative Regulation 4.1, Site Flu Approval Procedure, the following plan issubmitted for administrative review and transmittal to toe County Board tor ffa consideration.

Original Plan Amendment

Date:Case Number

/Urv./a/. i/4 ;,au /

Requested Use: irk-mirtA of ft CpTz-tklt f)vTU<^ bsH'L IQQ ,i

Address:

# rO^ F\«"* SI Rc't. f-t:f Ar^rfXfij\

Drawings submitted DYes DNo PrispooJfW Corbh.J'

Print Name ^ 0"d~ttGzzzc Ari^j-on P^^Arr kr M^nLLkm^H, ligutnre .

Mailing Address: 13$ ^ Ca/ |i~a nn^s

City hf /w fo/s

Cl/HIhRSnUKBi

Ztp 9-3*2-03 Phone

()agent

( ) attorney, Signature

state r-

By:Print name

Mailing Address; JL300 MrU Oa 71°

State ^TK Zip 3-P^^ J PhoneCity

(0j0l« Use Onfy)

Date:_

This application is scheduled tor the Comity Board meeting of.

Receipt No. Fee. Date Paid.Zone

Received by

Make checks payable to: Treasurer ofArlington County

(READ INFORMATION AND INSTRUCTIONS CAREFULLY)

REZ0NIIV6 APPLICATION

01174157-1

Case No. Z-

"p- APPLICATION FOR

CHANGE IN LAND CLASSIFICATIONARLINGTONVIRGINIA

ARLINGTON COUNTY, VIRGINIA

DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT

ZONING ADMINISTRATION

2100 CLARENDON BOUIfVARD SUITE *1000

ARLINGTON, VIRGINIA 22201

(703) ZZ8-3883 • Fax (703) 228-8896

date June 27, 201 8

contract owners

the undersigned ownersArlington Partnership for Affordable Housing (APAH)

We,

Block .Section.

Subdivision, containing 58,250

NR Clarendon

of lots of the

sq. ft/acre

Arlington County, Virginia, premises known as

Abo identified is Real Property Code No.(s) 15068011

hereby requests that this property now zoned C-2/R-5 C-O-2.5be rezoned to

Will the County Board have considered el orpert of this property for a change In land classification wfthrn the one hundred twenty (120) days prior to thescheduled hearing date? Yes, No

(IfYes, no application car be considered unless authorized on the Coimty Board's Own Motion, §153J, of the Zoning Ordinance.)

Is the proposed change In land classification In compT ice with the current General Land Use Plan? Yes, No.

If No, you may want to request a change In the General land Use Plan and you should discuss your application with the Current Planning section of thePlanning Division prior to filing. (Cell (703) 228-3525)

Remarks for Justification of Giange in Zoning Classification. (These remarks may be fited as a separate statement)

See attached statement of support and drawings

Have all necessarystatements, plans, plots, and other pertinent Information been submitted?

Make checks payable to: Treasurer ofArlington County

Print Name Arlington Partnership (o Affordable Housing

Signature f

Ad*ess 431 8 N. Carlln Springs Road

tv Arlington state Wzip 22203Te|Mhon«> 703-276-7444

Agent

ZONE

PROPOSAL PILED

FEE DEPOSITED

RECEIPT NO. FEE

By Matthew J. Weinstein, Esq

([Jres 2300 Wilson Boulevard, 7th Floor

otv Arlington Stat£ VAat) 22201 TriMhc,

RECEIVED BY(men

Previous cam

398STATE OF VIRGINIA

COUNTY OF ARLINGTON, to Wit

Subscribed and sworn before me this 1

<

%day of " UvWL , 20 ! , mrssaei£~T C0MWS3WH 1V UJ

Notary WWfflEI fiMy commission expires: l_r 2JD04i

(READ INFORMATION AND INSTRUCTIONS CAREFULLY)#30/2017

TABULAR SUMMARY OF ZONING BY PARCEL

The following information must be provided for each Parcel being proposed by rezoning andsubmitted with the rezoning application. Parcel numbers (Real Property Codes), including those fornewly subdivided property, are shown in the Arlington County Tax Map book which may be reviewedin Real Estate Assessments, Room 61 1 . Copies of the tax maps may be purchased from Surveys,Room 800. (Two copies of these maps must be submitted with the application).

58,250

Site Area in Each Zoning District

Total Site Area:

RFC# Land Area < so. ft Zonln District

27,327

Zoning District Land Area s . ft.

30,0231.

R-5C-215086011

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

13.

14.

15.

16.

17

18.

19.

20.

21.

22.

23.

24.

25.

Additional Sheets may be attached as necessary.

St OSURE STATEMENT

OI174157'!

ARLINGTON COUNTY, VIRGINIADEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT

ZONING DIVISION2100 CLARENDON BOULEVARD SUITE #1000

ARLINGTON, VIRGINIA 222D1(703)2 • Fax (703) 228-3896

Disclosure StatementTYPE OR PRINTININK Case No.

Complete the following:

1. Description ofths real estate affected

List the addresses ofall property that Is affected by the application. Provide the lot, block, section, and sub-division ofallpanels only ifthe properties have not been subdivided.

Addressees) . (//) 3-1SL0 I

LrtOD

Section.

2. Is die ownerofsaid real estate, a corporation whose stock is traded on a national or local stock exchange and having morethan five hundred (500) shareholders?

Block

Subdivision

NO If "Yes," give the none ofthe corporation and skip to hem 4YES

3. List the names, addresses, and nature ofinterestofALL persons having equitable ownership ofthe real estate to beaffected, including, in the case ofcorporate ownership, the names ofstockholders, officers, ami directors; and ofALLparties in interest

NATURE OF INTEREST

344S .. tun fir Atrf/UrsWr H3!§ ft ChsIt/* £» y £rd CjSifskclr R 1fas A&LJdi* H,

PARCEL ADDRESS name ADDRESS

cLmissio, - >*

4. 1 hereby certify that this is atrue and accurate disclosure ofall persons having equitable ownership real estate to beaffected and ofall the parties In interest.

rSApplicant's signature t „ ^-3*7

Vnv, I Tl fP Arji>atw FvbuttlipPt*Applicant's address Hm V f,.,L Sfny PJ.

STATE OF VIRGINIA, COUNTY OF fok'rytOn TO WIT:

day of Tt*)£.

Notary.

My commission expires , 31- 1010

Subscribed and sworn before me this / 3 .20. je

USEiLSANCHEZNOTARYPUBUCREtt #7888163

COMMMWEALTHOFVIRSNAMYQOt tOMEHTRESI 2020

CONSENT LETTERS

01174157-1

4June 2018

VIA HAND DELIVERY

Arlova Vonhm,

Zoning AdministratorArlington County Zoning Department2100 Clarendon Blvd., 10th Fl.Arlington, VA 22201

Re:

3445 Washington Boulevard, RFC No. 15-086-011 (the "Property")Arlington Partnership for Affordable Housing ("Applicant")

Dear Ms. Vonhm,

The undersigned is the prospective contract purchaser ofthe Property and the Applicantfat die enclosed 4.1 site plan application and reaming application. By this letter, Applicanthereby authorizes the law firm ofBean, Kinney & Konnan, P.C., including, but not IwtiHftd to,

Jonathan C. Kinney, Esq. and Matthew G. Robots, Esq., to file and pursue approval ofdieenclosed 4.1 site plan application and rezoning application, including filing, signing, anddelivering such application and any and all other documents necessary for or related thereto.

The authority granted by this letter may bo revoked only by a written statement deliveredto Arlington County.

Please direct all correspondence relative to this request to:

Matthew J. Web in, Esq.

Bean, Kinney & Konnan, P.C.

2300 Wilson Boulevard, 7ft Floor

Arlington, Virginia 22201

Very truly yours,

ARLINGTON PARTNERSHIP FOR AFFORDABLEHOUSING

t

By:Name:

Tide:

01147882-3

June 15.2018

via hand Delivery

Arlova Vonhm,

Zoning Administrator

Arlington County Zoning Department2100 Clarendon Blvd., I0lh Fl.Arlington, VA 22201

Re; 4.1 Site Plan Application & Reaming Application

3445 Washington Boulevard, RPC No. 15-086-011 (the "Property")

Arlington Partnership for Affordable Housing ("Applicant")

Dear Ms. Vonhm,

The undersigned is the owner ofthe Property. By this letter, the owner hereby authorizes

the Applicant and the Ihw firm ofBean, Kinney & Korman, P.C., including, but not limited to,

Jonathan C. Kinney, Esq. and Matthew J. Weinstein, Esq., to file and pursue approval of the

enclosed 4.1 site plan application and rezoning application, including filing, signing, and

delivering such application and any and all other documents necessary for or related thereto.

The authority granted by this letter may be revoked only by a written statement deliveredto Arlington County.

Please direct all correspondence relative to this request to:

Matthew J. Weinstein, Esq.


2300 Wilson Boulevard, 7th Floor

Arlington, Virginia 2220 1

Very truly yours,

ARLINGTON POST NO. 139, DEPARTMENT OP

VIRGINIA, AMERICAN LEGION

\By:

Name: \ (cuy*

™e*

0U656S6-I

June 15 2018

VIA HAND DELIVERY

Arlova Vonhm,


Arlington County Zoning Department

2100 Clarendon Blvd., 10th FI.Arlington, VA 22201

Re: 4.1 Site Plan Application & Resuming Application

3445 Washington Boulevard, RFC No. 15-086-011 (the "Property")


Dear Ms. Vonhm,

As the owner ofthe above-referenced property, American Post No, 139, Department ofVirginia, American Legion ("Owner") hereby acknowledges it has entered into a Purchase andSale Agreement with the Applicant for the above-referenced property. Therefore, Owner hereby

grants the Applicant and its agents authority to file and pursue approval ofa 4.1 Site Planapplication and rezoning application, including filing, signing, and delivering such applicationand any and all other documents and applications necessary for or related thereto.

The authority granted by this letter may be revoked only by a written statement deliveredto Arlington County.

Very truly yours,

ARLINGTON POST NO. 139,

DEPARTMENT OF VIRGINIA,

THE AMERICAN LEGION

By:

frame: fahe<4Title:

01166076-2

STATEMENT OF SUPPORT

01174157-1

0D Kinney Korman

ORNEYS

2300 Wilson Boulevard

7th floor

ARLINGTON, VA 22201

70S. 525.4000

703.525.2207


DD: (703)526-5598

mwe I ostein ifflbeanklnne ..com

June 28, 2018

ViaHandDeliver,'

Ms. Arlova VonhmZoning Administrator


2100 Clarendon Boulevard, Suite 1000Arlington, VA 22201

Re: 4.1 Site Plan Application & Rezoning Application- Statement of Support



Dear Ms. Vonhm:

On behalfof the Applicant, please accept this statement of support for a rezoningapplication and a major site plan application for the above-referenced Property. The Applicantproposes to rezone the Property, which is currently comprised ofone parcel split zoned "R-5"and "C-2," to "C-O-2.5" and construct a seven story multifamily building with 160 committedaffordable housing residential units (CAFs). The Applicant would also construct an undergroundparking garage and provide new ground floor space for the American Legion Post No. 139 (the"American Legion").

Exfetin > Conditions

The Property has a site area of 58,250 square feet and is located on the north side ofWashington Boulevard near the intersection ofWashington Boulevard and N. Kirkwood Road.The American Legion has operated its facility on the site since 1959. 27,327 square feet of theProperty is zoned C-2, and the remaining 30,923 square feet of the Property is zoned R-5. The

Property is not subject to an existing special site plan approval, but the American Legion issubject to an existing Use Permit (U-2365-83-3).

On December 1 , 2016 the Applicant submitted a request to add the Property to theWashington Boulevard and Kirkwood Road Special General Land Use Plan Study "Plus" andConcept Plan (the "GLUP Study") requests filed by the YMCA ofWashington and by 11thStreet Development, LLC. The County Board (the "Board") subsequently approved the GLUPStudy and advertised potential amendments to the General Land Use Plan (the "GLUP") Map(GP_338-17-1) on November 18, 2017, The advertised changes to the GLUP map includeamending the Property's GLUP designation from "Service Commercial" to "Medium Office-

01173005-6

HQApartment-Hotel" concurrent with an approved redevelopment proposal. The GLUP Study

provides a roadmap for redevelopment of the Property, including residential and civic usessubject to the principles outlined in the GLUP Study.

The Proposed Redevelopment of 3445 Washington Boulevard

The Applicant proposes to construct a seven-story residential building with 160 CAFs.These 160 CAFs will serve residents in the 40-80% AMI range. The Applicant plans to give

preference to veterans of the United States armed forces for the residential units provided on site.The Applicant would provide parking at a ratio of .47 parking spaces per unit, plus an additionaltwenty underground parking spaces will be constructed for the American Legion facility. The

proposed project would be certified EarthCraft Gold.

The Applicant's proposal helps further the goals and principles outlined in the AffordableHousing Master Plan. As noted in the Affordable Housing Master Plan, the number ofCAFs andmarket rate affordable housing units have been drastically reduced throughout Arlington County

(the "County") in recent decades. Objective 1 :1 of the Affordable Housing Master Plan

recognizes the need to reverse this trend by making it County policy to "produce and preserve asufficient supply of affordable rental housing to meet current and future needs." The Applicantwill help further Objective 1:1 by constructing 160 high-quality CAFs units near the Virginia

Square Metro Station and Arlington's major transit networks. The Applicant's proposal also

furthers many of the other goals and objectives outlined in the Affordable Housing Master Plan.

Zoning and GLUP Requests

The Applicant requests approval for (1) a rezoning of the Property fiom C-2/R-5 to C-O-2.5 Zoning District, (2) a change to the GLUP designation ofthe Property from "ServiceCommercial" to "Medium" Office-Apartment-Hotel, and (3) a final site plan for the

development.

The Applicant seeks additional bonus density under Section 15.5.9 of the ZoningOrdinance. Specifically, the Applicant requests the construction of 12 additional residential units

to achieve the 160 affordable housing units planned under the development. A maximum of 148residential units are permitted by right on the Property in the C-0-2.5 Zoning District, and a

maximum of 185 residential units could be built with the 25% affordable housing bonus densitypermitted under the Zoning Ordinance.

The Applicant also seeks the approval of an increased maximum building height. The

floor to floor height on the ground floor is slightly above average at 17.5 feet because ofthe 15foot ceiling areas requested by the American Legion. The additional height on the ground floorresults in a proposed maximum building height of 83 feet (82. 1 7 according to the preliminaryarchitectural plans) along Washington Boulevard, which is well below the maximum buildingheight permitted in the C-0-2.5 Zoning District Although the maximum height recommendation

01173005-6

(DOESQ

in the GLUP Study is 80 feet, the additional 3 feet requested by the Applicant is consistent withthe Zoning Ordinance and the GLUP Study's principles, and is necessary for the AmericanLegion's use ofthe site.

The applicant further seeks the approval of a residential parking ratio reduction from 11/8 parking spaces per dwelling unit to .47 spaces per dwelling unit. Although the Property fallsoutside the scope of the County's 2017 Off-Street Parking Policy for Multi-Family ResidentialProjects Approved by Special Exception in the Rosslyn-Ballston and Jefferson Davis MetroCorridors (the "Residential Parking Policy"), the Applicant's proposed parking ratio reductionshould be considered in light ofthe goals and principles expressed in the Residential ParkingPolicy. In an effort to encourage developers to provide less parking in dense urban areas, theResidential Parking Policy recommends parking reductions for proposals located near a Metrostation and to affordable housing projects. The Residential Parking Policy recommends, forexample, a parking ratio of .3 for CAFs at 50% AMI located within .4 miles and a ratio of .42 forCAFs at 60% AMI located within .5 miles of a Metro station. The Applicant's Property islocated approximately .35 miles from the Virginia Square Metro Station.

Conclusion

The Applicant's proposal will satisfy the goals, principles, and recommendations of theGLUP Study and will further the County's affordable housing goals and objectives outlined inthe Affordable Housing Master Plan. Moreover, the Applicant's proposal will further embodythe Applicant's Mission Statement: "To develop, preserve, and own quality, affordable places tolive; to promote stability and opportunityfor our residents; and to advocate with the people andcommunities we serve. "

Sincerely,

y

Matthew J, Weinstein

MJWanlw

Enclosures

cc: Jon Kinney

Carmen Romero

Ryan Nash

William Fahey

01173005-6

AFFORDABLE HOUSING LETTER

01174157-1

Kinney kormanHQ

ATTORNEYS

230D Wilson Boulevard

7th Floor

Arlington, VA 22201

703.525.4000

703.525.2207

Matthew J, Weinstein

DD: (703)526-5598

[email protected]

June 28, 2018

Via HandDeliver\

Ms. Arlova Vonhm



2100 Clarendon Boulevard, Suite 1000

Arlington, VA 22201

Re: 4.1 Site Plan Application & Rezoning Application- Affordable Housing



Dear Ms. Vonhm:

On behalfofthe Applicant, Bean, Kinney & Korman, P.C. hereby submits this letterdetailing the affordable housing dwelling units to be provided under this application.

The Applicant proposes to construct an affordable housing development located at theProperty consisting of 160 affordable dwelling apartment units. In order to provide 160 units, theApplicant requests the affordable housing density bonus provided under Section 15.5.9.D oftheZoning Ordinance.

The Applicant's proposal fulfills the goals of the Arlington County Affordable HousingMaster Plan. The proposal particularly supports the Affordable Housing Master Plan's goals of

creating affordable housing units near Metro stations.

Sincerely,


MJW:mlw

0117240S-4

SITE PLAN SPECIFICATION

FORM

01174157-1

Site Plan Specification Form

STAFF ENTRY;

Assigned Site Plan Number

_ PDSP Phase NumberAPPUOVNT ENTRY:

farm (Resubmission Date

Project Tide

Project Location

... Paroel RPC Numbers

SP#

June 28/ 2018TBD

3445 Washington Boulevard

15086011

DEVELOPMENT TEAM:

Applicant

Telephone Number (daytime w/area code) u .

Contact

Email Address

fax#

APPLICATION MADE BY:

Name

Address (ind. zip code)

Telephone Number (daytime w/area code)

Contact

E-mail Address

.^Number

ATTORNEY:

Arlington Partnership tor Affordable Housing

•WBu^ ruiiiii

Carmen Romero

[email protected]

Bran,K3nney & Kbrman P.C.

2300 WilspnB^leyard, 7th Floor, Arlington, VA 22201

703-525-4000

Matthew J, Wefnsteln, Esq.

mvyelnst£lnfib^nldnngy.ggm

j703.525.2207

I

Firm Bean, Kinney & Kbrman P.C.

2300 Wilson Boulevard, 7* floor, Arlington, VA 22201

703-525-4000

Matthew J. Weinsteln, Esq.

mweinstein beankinne,.oom

703.525,2207

AddrffiS

Telephone Number

Qjntact

E-mail Address

l

fax#

ARCHITECTFirm Davte, Carter, Scott Lid.

8614 Westwood Center Drive, Suite 800, Tysons, VA 22182

703^526-9275

Joanne Trumbo

[email protected]

703-821-6976

Address

Telephone Number

Gontact

E-mail Address

fax#

2901173988-2

ENGINEER:

Address

Telephone Number

Contact

E-mail Address

ft*#LANDSCAPE ARCHITECT:

Water L Phillips Inc.

207 Park Avenue, Falls Church, VA 22046

703-532-6163

Karen White

[email protected]

703-533-1301

Firm LandDesign Inc.

200 S. Peyton Street, Alexandria, VA 22314

703-549-7784

Address

Telephone Number

Contact

E-mall Address

Fax#

LEED CONSULTANT:

Stephanie Panklewkz

SPankiewicz . landdesL.n.com

Firm

Address

Telephone Number

Contact

E-mail Address

Fax#

TRAFFIC CONSULTANT:

Gorove/Slade Associates, Inc.

1140 Connecticut Ave NW # 600, Washington, DC 20036

1202) 296-8625

Daniel B. VanPelt

[email protected]

(202) 785-1276

Rrm

Address

Telephone Number

Contact

E-mail Address

Fax#~r:~zz. 1 * -* *

ADDITIONAL CONSULTANT(S):

Rrm

Address

Telephone Number

Contact

E-mail Address

Fax#

300X173986-2

AcresSquare Feet JA. Total Site Area

B. Site Area In Existing Zoning Districts

1. District f R-S

.JL C-23. District {

4. District|j

58,2501. 1.3372

I 30,923

27,327

0.7098944

I 0.62734162. District

5. District It

C. Site Area in Proposed Zoning Districts

1. District C-O-2.5

2. District

3. District

4. District |

5. District JL

I 1.337258,250

Site Area Allocated for Density Purposes To: (Attach exhibit of site area allocation when necessary)

_L -052

2.

A. Office 2.2Z8J54

B. Commercial

C. Hotel

P. Residential

E. Other (specify)

Floor Area Ratio (FAR) inclusive of requested density bonuses and

exclusions(GFA divided by site area for density purposes ffor mixed use districts, the allocated site areaj)

A. Office

B. Commercial

C. Hotel

D. Residential

55,971 1.2849174 acres

3. FAR

_ £ Other (specify.)Total 3.14 (see attached

. density chart).

__ J Dwelling Units Per Acre

. I Hotel Rooms Per Acre

_4- 120"mii

5.

, Square Feet

!_Total Gross Floor Area

A. Office Use

5.

1.-6,2661. BulldinSLl_

2. Building 2

3. Building 3

4. Building 4

5. Building 5

Total

B. Retail Use

1. Building 1

2. Building 2

3101173988-2

J3. Building 3

4. Budding^

5. Building 5

Total

C. Hotel Use

_i. BulldirgjL

2. Building 2

3. Building 3

4. Building 4

5. Building 5

_ i Sguare Feet i # Rooms

Total

I # Units_ D. Residential Use

1. Budding 1

2. Building 2

3. Budding 3

4. Building 4

j 5. Buildings

Square Feet

186,156 160

Total I 186,156

! 186,156

_Sguare Feet

160

. Affordable Housing UnitsE. Other (spedfy)

160

JTotal # of Parking Spaces

A. Office Use Standard

1. Building 1

2. Building 2

3. Building 3

_ 4. Building 4

. 5. Building s.

7.

Compart HC Total % Compact

J_20

I,

-JTotal

B. Retail Use

1. Building 1

2. Building 2

3. Bulldfng 3

4. Building.4

5. .Budding 5

Totel

_C- Hotel1. Building 1

_?• Building 23. Building 3

4. Build|ng 45. Building 5

_ Total

D. Residential

Ai

! _

I

3201173988-2

1. Building l

2. Building 2

3. Building 3

4. Building 4

5. Building 5

76

[{ 81Total 10 5 96 84%

E. Other (specify)

l Type of Parking

A. Structured - Above grade

B. Structured - Below grade

C. Surface

Parking Ratio

! A. # of Spaces per Office GFAB. # of Spaces per Retail GFA

' C, # of Spaces per Hotel RoomsD. # of Spaces per Residential

E. # of Spaces per Other (specify)

i Building Height

A. Average Elevation of the Site In feet above sea level IB. Building Height In feet to Main Roof and Penthouse Roof

i Main Roof

#of spaoes8.

96

8

9.

One space

One space

per 313 Sq. Ft.

P«- So- Ft.space(s) , per One room

.475 space(s) I _per 1 One unitspacefs) | per Sq. Ft.

10.

255.50 Feet

1. Office ! Penthouse Roof # Stories

a. Building 1b. Building 2

c. Building 3

d. Building 4

e. Building 5

2. Retail

a. Building 1

b. Building 2

c. Building 3

. d. Building 4e. BuildingJ5

3^ Hotel

a. Building 1

b. Building 2

c. Building 3

d. Building 4

e. BuildingJ>

4. Residential _ _

_a. Building 1 _

b. Building 2

c Building 3

d. Building 4

I Penthouse Roof J # Stories[ Main Roof

. J 82-17 7

3301173988-2

e. Bulldlng5 I

5. Other (Specify) . _

C. Building Elevation to Main Roof and Penthouse Roof (In feet above sea level)

Penthouse RoofMain Roof

a. Building 1_ __ | 337.66

b. Building 2 |__

c. Building 3 1d. Building 4

e^ Building S

2. Retail

1. Office

a. Building 1

b- BuOding 2

c. Building 3

,_d. Building 4

e. Building 5

3. Hotel

a. Building 1

b. Building 2

cL Building 3

e. Building 5

4. Residential _ _

a. Building 1

b. Building 2

c. Building 3

d. Building 4

_e_, Building 5

5. Other (Specify)

D. Retail slab-to-slab heights

1. Office

JBuilding 2

c. Building 3

d. BuJIdlng 4

e- BulLdin.9 52. Retail

i Hejght In Feet

I 17.5

A- Building 1b. Bui'dlng 1c. Building 3

d. Building 4

e?_ BuMng53. Hotel

340117398B-2

a. Building 1

b. Building 2

c. Building 3

d. Building 4

e. Building 5

4. Residential

a. Bunding 1

b. Building 2

c. Building 3

d. Building 4

e. BuNdlng 5

4. Residential

a. Bu!jd!ng 1

b. Building 2

c. Building 3

d. Building 4

e. Building 5

5. Other (Specify)

10.78 typical (2-7)

J Sg. Ft

39,335

%

11. Coverage and PercentCoverage

Dimensions of Yards or Setbacks from right-of-way (for townhouseprojects)

A. Front

B. Side

67.5

12. # Feet

N/A

_C. Side

D. Rear

13. Common Open Space flf required)

i Landscaped Area ("R-C", "C-O-A" and "C-R") ~

Proximity to Metro Entrance (walking distance from main entrance to ' Approx. 1584 Feetnearest station entrance) and proximity to regional and local bus service(walking distance from main entrance to bus shelter/ bus stop)

Requested Zoning Ordinance Modifications of Use Regulations (for example, density, height,l parking, setback, coverage, etc.)

A. Residential parking reduction

B. Affordable housing bonus density

14. Square Feet

15,

| 16.

C.

Requested Encroachments) and/or Vacation(s), Include plat(s) showing exact locations andiZttypes. N/A/

j MaybeI Earthcraft GoldI Yes

# LEEDCredits

Historic District and/or Building

No18. Yes

19. NoX

3501173988-2

Name of

Building:

Address ofBuilding:

3601173988-2

SITE PLAN CHECKLIST

01174157-1

Site Plan Submittal ChecklistTo ensure a complete Site Plan Submittal, the applicant must complete and submit this form.

1 Staff Notes

DATE; June 26, 2018 .

APPLICANT/DEVELOPER; Arlington Partnership for Affordable Housing (APAH)

APPLICATION BY: Matthew J. Welnstein, Attorney/Agent

HCVUIUj /

DAYTIME PHONE; 703-526-5598

EMAIL ADDRESS; [email protected]

CONTACT; Matthew 3. Weinstein

PROJECT TITLE; TBD _ _

PROJECT LOCATION; 3445 Washington BoulevardStaff

2"d |

Applicant

4th1st

Preliminary Site Plan Drawings: 2 copies of plan at Vcorrect scale and size (24" x 36"), with additional

required Information and. 1 P.Qf.copy__

Final Site Plan Drawings: 8 copies of plan at 24" x N/A36" and 11" x 17", with graphic scalerepresentation, with additional requiredinformation and digital copy j

_1. Site Plan Drawings Coyer Page _ _ I_t£

.2. Civil Engineering Plans: IA. Certified Survey Ptat at Scale that is = V

appropriate forthe size of the project, jranging from 1* = 10* to 1"^.30:

1) Full Cross-Sections of adjacentstreets from curb to curb, withdimensions, including fullIntersections .

2) Dimereions ofTracts

3) Lot area by Zoning District (squarefeet and acres) for each tract

4) North Arrow

5} Types and dimensions of existingeasements

I

I

V

V

i

V

V

V

6) Location, dimensions, size and uses

of existing structures and below-grade structures, number parkingspaces, number residential and hotelunits, and distance from side lotlines and oenterllnes of adjacentabmla _

7) Topooraphv at 2-foot Intervals8) Location and height In feet of

existing structures on adjacentcontiguous site and across adjacentgreets

9) Show location of trees on ate withcaliper of 3 inches or greater.

10) Historic district and/or structures on

the sitepr adjacent sites - add a

J

V

1601173988-2

note on the plot and location plan if Ithere are not any j

11} Resource protections areas- add a Vnote on the plot and location plan Ifthere are not any

12) Metes and Bounds NarrativeDescription

B. Current aerial photograph of full site and Vsurrounding uses

C. Zoning plat Including notation if from an VR, RA, S-3A, S-D, C-l-R, C-l, C-l-R, C-2,C-l-O orC-O-1.0 district to any othercommercial, mixed-use (Q, Industrial(M) or P-S district

D. Proposed preliminary subdivision platshowing requirements of SubdivisionOrdinance. Including:

1) tut lines

2) Size of subdivid«i_paroels

E. Plot and location plan at a 1"=25' scale. VHowever, a different scale could be usedthat is appropriate for the size of theproject; ranging from r-10'bo r=30'.All dvll sheets should use the same scalechosen for the project Final engineeringplans will need to be submitted at 1"=25'scale.

1) Lot dimensions and site area.Individual parcel Dimensions andarea, and area within each existingand proposed zoning district

2) North Arrow

3) Public street and right-of-waydedications, with square footage,

and site area before and afterdedication

4) Proposed grading at 2-foot contour VIntervals

5} Location, dimension, connection,label and description of proposedand existing underground, surface,and aerial utilities and structureswithin the property, on theperiphery of the site and in the fullstreet Show relationship ofunderground utilities to street treeplacement

V

f

V

V

V J

V

J_V

JV

Applicant j Staff Staff Notes

1* 2ndExt | Prop I Ext I Prop Ext Prop

jI Va. Water meter vaults Be watermete- dear zones

b. Electric Transformer vaults

_c, Storm Sewer _

d. Gas

e. Sanitary Sewer

V I V I! V I V II V I V I1 V I V I

1701173988-2

I 7 i 7 J

I 7 I V J! V I 7 I. v I v i

VI VI.1 V I VI

f- Waterg. Electric

h. Cable TV

_ I. Telephone _

L Fiber opto .k. Other (please specify)

LMETRO-related structures J 7 i V IApplicant

J.J I

JJ]

IStaff Staff Notes

2nd I 3ri I 4th I1"

76) Location, dimension, connection,label and description of proposed

and existing surface and belowgrade structures within the property,on the periphery of the site.

I

Applicant Staff

1st

Ext I Prop I Ext | Prop I Bet Prop Ii

i v va. Full street sections andintersections.

b. Sidewalks (full sidewalk anddearwrtdtfi) .

c- Curb and gutter d. Street lights _

e. Utility poles _

f. Bus Stops / Bus Shelters, Ifapplicable

g. Street trees, tree pits and/ortree planting strips

_h. Transformer pads _i. Fire hydrants and fire

. department connections1, CroKswalte _k. ADA ramps and driveway

entases __

|. Traffic signal poles and cabinets | V i V I

V7

. v r_v_ji 7 I . V Ji V I V I _ .i

V7

i 7 V

7 I V I

J7 7

7 I 7

I 77

i

Applicant Staff

_ 3rdSt1A

J! 7 7m. Distance to all property linesand street center lines

n. Comer vision obstruction area I 7 I 7 Io. Physical relationship and

distance to adjacent lots andbuildings on same block,contiguous blocks and acrossadjacent streets

p. Location of streets on adjacentsites and blocks, with garage

and loading docks marked

q. Driveways and drivewayentrances on the same blockand across the street

r. Interior streets, sidewalks &

open spaces

7 7I

77

77

77

1801173988-2

s. Distance from shared property Vline or proposed subdivision

V

line.

V Vt Surface parking and loadingareas

u. Size and location of garage air

intake and exhaust ventsV V

rnJI7) Retail

a. Location and square footage ofretail spaces. Dimension thesidewalk frontage where thefinished floor elevation(s) of theretail space(s} Is equal to thefinished grade of the sidewalk,and label these areas as dielocation of potential retailentrances.

. Jk_ Label street/pedestrian access J_8) Proposed elevations at: _

Lb. Patios

J IVI V t

V_l v IV I v IV I V Ic. Plazas

d. Top/bottom of privacy walls andfences

e. Sidewalksf. First floor and all entrances

g. Garage & loading dockEntrances

9) Location of trees to be saved, andlimits of clearing and grading

10)Average elevation of the site

lDGoverage/Percent Coverage

F. Types and dimensions of proposedvacations and/or types, dimensions andnecessity for encroachments

G. Other special plans or data - If applicable 1 V IV

H. Presentation Plan at 1" = 25' scaleshowing proposed Improvements only: _

1) Location, dimension, connection,label and description of all proposedsurface structures within theproperty, on the periphery of thesite. Including:

a. Buildings

b. Sidewalks (full sidewalk dear width)

J jV V

V I V IV I V IV V

V V

V I VV I V IV V

V

V V

v l v

I.V V

!-c. Curb and Gutter ______ 1 V IV

d. Bus stops/shelters. If applicable J V IVe. Street tress, tree pits, and/or

tree planting strips

f. Crosswalks

i

I1V V

.JJ v \ V I

I JV Vg. ADA ramps and drivewayentrances

h. Interior Streets, sidewalks, and I V I V I

1901173988-2

i 1Iopen spaces

i. Surface parking and loadingarea?

j- IreQsforma- Pads . .k. Fire hydrants and fire

department connecttons

I. Street lights _

m. UHlity poles

A Trefficagnal pojes and_cablnets j

9- ^Sryismn o^rtona_rM_ ,p. Size and location of garage air j V

intake and exhaust vents

q. Distance to all property lines ] Vand street center lines '

r. Distance from shared propertyIJne or proposed subdivision line j

2) Location and square footage of retail N/Aspaces. Dimension the sidewalkfrontage where the finished floorelevations of the retail space(s) isequal to the finished grade of thesidewalk, label these areas as thelocation of potential retail entrances.

3) Proposed limits of clearing and

grading- .

lI.Northar^prientetion5) Symbol Key/Legend

I. Striping and marking plan providingnumber, direction and width of existingand proposed travel and parking lanes,crosswalks, medians, bike lanes; width ofexisting and proposed curb cuts, plantingareas, street lights, existing trafficsignals (poles, span wires and/or mastarms), label and delineate fire lanes, If

applicableJ. Existing and proposed street cross-

sections:

1) Building wall lines & dimensions ofsidewalk . .

2) Plantin&areas

3). Curb .and gutter .

4) farting, bike and travel lanes 5) Medians _ _ . _

K. Fire Marshal page showing existing andproposed fire department connections,hydrant locations, and adjacent streetwidths. _ _

3. Architectural Plans at a scale appropriatefor the project size

A. Floor Plans of each garage level,Including:

1) Elevations2) Dimensions of overall structure

3) GFA of overall structure

01173988-2

J V 1Vj

y L Y-J Jv *V

_ I V I V I-j v I v I

V I V IV I V I

VII

V V

N/A

V t

I y I Y_EI V I V t I

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V [V4} Layout and number of parking

spaces

5) Label and dimension of typicalstandard, compact and handicapped

__ spaces _ . .

6L Widths of each aide _7} Label and size of storage,

mechanical, retail parking, bicycleparking, and other non-parkingareas.

B. Ground Floor Plan

V V

1 V I V I: V V ;

V_JJyL

JV V1) Overall dimension, elevation andGFA

2) Label all separate uses and access </to separate uses, indudlng storage,loading and service areas, retail andretail access/connections to sendeeareas, recycling and trash collectionareas, and garage

3) Label building entrances forpedestrians and vehicles, including

ground floor retail

4) Location and Information onlandscaping, plazas and other sitefeatures

C. Non-typical floors

5) Overall dimensions, elevation and VGFA of each Boor level

2) Label all separate uses and access Vto separate uses, Indudlng storage,loading and service areas, retail and

retail access/connections to serviceareas, recycling and trash collectionareas, and oaraoe _

D. Typical Floors

6) Overall dimensions, elevation and V I VGFA of each floor level I I

2) Label all separate uses and access to V Vseparate uses, Indudlng storage,loading and service areas, retail andretail access/connections to servloeareas, recydfng and trash collection

areas, and oaraoe

E. Roof plan with elevations, showing main V Vand penthouse roof elements andmechanical units

F. Elevations of each building from thenorth, south, east and west showing:

1) Height in fed of proposed building as V Vmeasured from average siteelevation, to the top of main roof,penthouse, and structures above the

penthouse

2) Number of floors and elevation of V Veach floor induding main roof,penthouse roof and any structuresabove penthouse roof, and slab-to-

V

;

l

V V

V

V I V

I ;

V 1 V I

V V

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2101173988-2

slab heights of all retail spaces

3) Height, location and general designof structures above building height

V V

Jlimit

V V4} Label location and aocess to

- underground parking and loading5} Label fagade and exterior surface V

matertelsandoolom 6) Complete street frontage, lobby and i V

or plaza level elevations showing 'complete design details, fagadematerials and colors at a scale of1/8"= 1'

7) Distance from shared property line V

and percentage of building wallopenings I

8) General size and location of vents for j Vgarage air intake and exhaust, HVAC, \

and laundry

G. Vertlral cross sectional views showing:

1) Average elevation of the site

2) Height in feet of proposed

structures) as measured fromaverage site elevation

3) Number of floors and elevation of Veach floor, Including main roof,

penthouse, and structures above the penthouse

4) Height, location, and general design Vof structures proposed above the \

JruHding height limit

5} Label location and access tounderground parking and Ipadjng

6) Elevation of all floor grades above i V and below ground

7} Buildings in relationship to

_ -SrrrouPdinfl uses: ..a. Distance between proposed '• V

buildings and adjacent lots _ '

Distance between proposed j VM^ngs and adjacent buildings [

c. Distance between proposed ! Vbujldjngsjnd adjacent streets I

d. Heights of proposed building > Vand adjacent buildings.

e. Distance of building wall from V_the sharedj?rgpertyiine.

8) Plazas and landscape area above

structures, soil depth for alllandscaping, and elevations at finished

9.rade.

9) Key showing where cross-sections are Vtaken

H. Screening Plans for: _

1) Mechanical, equipment

i

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V 1 V I! V I V I

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220117398B-2

I N/A I j2) Parking areas _

_ 3) Loading areas4)_ Trash areas

5) Penthouse areas

4. Conceptual Landscape Plan

A. Existing (to remain) end proposedbuilding footprints and handscape, anddelineation ofexisting (to remalnjandproposed underground structures

! Ml r1 II I II i i — —

6. Existing and proposed utilities, andtopography at 2' Intervals

C. Streetecape

D. Label, design and size of plazas andother site features; location and types oflandscaping; label other landscapeelements; label street trees andstreetscape elements

E. Label, size and elements of common Vopen spaces, open space easements andrequired landscaping

F. Location to be saved, and limits ofclearing and grading

G. Tree survey of all trees on the ste with a Vcaliper of 3 Inches and greats-. Providelocations, sizes, andidentification/species of all existing treesto be saved, trees to be removed,proposed limits of clearing and grading,and a calculation of the number of treesto be replaced in tabular form pursuantto the tree replacement formula

5. Additional Drawings

A, Materials of special architectural features

B. Treatment of mechanical shafts andbalcony railings

C. Exterior treatment of loading dock doors V I V ID. Street level context of how buildings fit V V

in neighborhood with existing conditions and known future development

E. Massing context of how buildings fit in V V Fsurrounding development

F. Comparative drawing (sections) of height V V fprofiles within a 400-foot offset ofdevelopment

G. Context plan of street alignments,parking and travel lane designations,sidewalks, bite and transit facilities, andbuilding lines within a 400-foot offset of

development

6. Information Sheet

A. Tabulation In chart form of parking and V Vbicycle spaces required and provided, bybuilding level and user type.

B. Tabulation In chart form of the square V Vfootage of all separate uses, by floor, and

tee totals for all floors, Including storage, ;

i n/a rN/A I

I V I V II V I V I

Ji J

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2301173988-2

I loading and service areas including heightof loading docks, retail including retailslab-to-slab height, recycling and trashcollection areas, and garage

C. Tabulation in chart form of the totalnumber of residential units by type,number of bedrooms/dens, and by floor

area, per floor and total for all floors j

D. Tabulation in chart form of total number j N/A N/A

ofhotel units by floor area, per floor, and itotal '

E. Tabulation in chart form of elevation and V VGFA for each floor and total GFA for allfloors

7. Tabulation In chart form of proposed density / [ V(GFA and/or Units per Acre) of the site plan |project Including all requested density jbonuses and exdustons. .

_8._ Additional filing Information

A. Site Plan Application Acceptance Letter j N/Afrom CPHD. Director

B.._ Apportion form

C. Statement of justification letter

D. Disclosure statement

Consent of al| property owners

F. Site Plan Specification form

G. Tabulation In chart form showfng by-rlght development capacity

H. Letter stating all requested ZoningOrdinance modifications (densitybonuses and/or exclusions], height,parking, etc.) and justification of each,where actable,

_ I .Community, benefits. Ietter_ i VI VIJ. Vacation and Encroachment plat and V V

application^) or waiver form. The plat

shall show the exact locations and types

ofvarationsa^K. Transportation Demand Management I V V

Plan

L. Stormwater Management andCompliance Plan (may be within site plan

. drawings)M. MEP letter documenting transformer size j / Vand location 1

N. LEED® version 4 (or most recent as i N/A N/Aapproved by the County Manager)Scgrerard,

L) Tracking sheet with description ofproposed credits with explanation asto why/why not being achieved

2} Energy model summary andproposed savings

__ 3)_ l£ED_cpi)^lta!rtinformation _O. Description of Retail Program

V V

II

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v i v j> y i y i Ij' v lv I J.I V I V I I.1 V i v I I.

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2401173988-2

VP. Number and location of existingresidential households and retail tenantsrequiring relocation, including names ofretail tenants. Relocation Plan, If

applicable^

9- Public art letterR. Rezoning Application and rezonlng plat,

If applicable

S. Traffic Impact Analysis. If applicable

T. Description and plats of transactions

lnVPiY!n9 Countypmperty,if apptobleU. Affordable Housing Plan, if applicable

V. Historic preservation letter. If applicable

W. Historic Resources Inventory (HRI)Informational Form, If applicable

X. CCBP, Block development drawings at24° x36Mf applicable

Y. CCBP, Block Framework drawings at 11°

2- Urban Design Guidelines, If applicableAA. Staff Report on the Conceptual Site Plan

Review, jfapplicable _

BB. Formal response to comments (forresubmissions only)

V_JV

VV

I V I V IjjVAj

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2501173988-2

CALCULATION OF ZONING FEES

01174157-1

FILING FEE CALCULATION

Rezoningfee:

$14,252 plus $5,463 DES fee x 1.05 = $20,700.75

Major site plan amendment fee:

Major Site Plan Amendments - All other site plans - $9,506, plus $26 per 100 per sq. ftoffice/commercial, $111 per dwelling unit, $111 per hotel unit, plus DES review fee of $4,371 plus $11

per 100 sq. ft. of office/commercial plus $56 per unit.

$9,506 + $26 {62.6} + $111(160) x 1.05 = $30,338.28

+

plus DES review fee of $4,371 plus $11 (62.6) plus $56(160) = $14,019.6

Total fee:

$20,700.75 (rezoning fee) + $30,338.28 (site plan zoning fee) + $14,019.6 (site plan DES fee) =

$65,058.63

01173648-2

BY-RIGHT TABULATI IN

01174157-1

BY RIGHT DEVELOPMENT CAPACITY

Site Area: 58,250 sf (1 .33 acres)

Existing Zoning: R-5/C-2

• R-5: 30,923 sf

• C-2: 27,327

Existing Capacity:

• Multiple-family household living (C-2): Not permitted

• Multiple-family household living (R-5): Not permitted

• Private Club (American Legion): Permitted via U-2365-83-3

01174148-1

PUBLIC ART LETTER

01174157-1

mc3 Kinney KormanBO

2300 Wilson boulevard

7th Floor

Arlington, va 22201

7O3.S25.A000

703.525.2207

Matthew J. Welnsteln

DD: (703)526-5598

[email protected]

June 28, 2018

Via HandDeliver <

Ms. Arlova Vonhm



2100 Clarendon Boulevard, Suite 1000Arlington, VA 22201

Re: 4,1 Site Plan Application & Rezoning Application* Public Art Letter



Dear Ms. Vonhm:

On behalf ofthe Applicant, please accept the attached Public Art Letter in satisfaction ofAdministrative Regulation 4.1's filing requirements. The Applicant met with Arlington Countystaffon June 1 8, 2018 to discuss Administrative Regulation 4. 1 's public art requirements. TheApplicant looks forward to continue working with staffduring and after the site plan process.

Sincerely,

Matthew J. "Weinstein, Esq.MJWrmlw

Enclosures

01172314-2

ARLINGTON ARLINGTON ECONOMIC DEVELOPMENTVIRGINIA

Cultural Affairs - Arlington Public Art

1 100 N. Glebe Road, Suite 1 500, Arlington, Virginia 22201tb. 703.228.0808 fax 703.22fl.O804 www.arllngtoneconomlcdevelopmentcom

MEMORANDUM

TO: Rosa Achour, CPHD Zoning

DATE: June 19, 2018FROM: Angela Adams, AED

Public Art 4.1 Pie-filing 06/18/18SUBJECT: 3445 Washington Blvd

Developer representatives:

Ryan Nash, APAH

Jonathan Kinney, Bean Kinney &

Korman

Matthew Weinstein, Bean Kinney &

Korman

Arlington staff:

Angela Adams, AED, Public Art

Anne O'Dell, AED, Public Art

Justin Falango, CPHD, Urban Design + Research

Matthew Weinstein provided an overview of the project. The site is a joint project between

APAH and American Legion and it is on the site currently occupied by the American Legion.

The proposed new development Is seven stories, consisting of 160 rental units, and will be10096 affordable with percentage ofAMI to be determined. The site is 1.8 acres andunderground parking will be on site. The site is adjacent to the privately owned, historic Bail

Family Cemetery, and the external wall facing the cemetery will be exposed to what will be afuture public space. The architecture itself is currently in a preliminary stage. APAH Intends tosubmit a formal application by June 25, 2018.

As this is a joint project with the American Legion, the Legion will maintain 6,000 square feetof space, with the south side of the building lacing Washington Blvd under its purview. Therewill be an effort to make veterans aware of the availability of these affordable housing units.

The mural of the flag that currently exists on the external wall of the American Legion mightbe replicated somewhere in the future design because the artist who created it produced onein each of the 50 states. Arlington was chosen as the Virginia site for this mural.

Justin Falango discussed UDR's request to see a revision of the proposed architecture. The

current design looks flat, and UDR recommends increasing masonry on the Washington Blvdside, improving the quality of materials to be used, as well as increalng the depth of thefacade. Justin also recommended considering how the east side facing the cemetery and

future public space side will be treated, as It will be a public side of the building.

ARLINGTON Arlington economic dhvh.opmentVIRGINIA

Cultural Affairs - Arlington Public Alt

1100 N. Glebe Road, Suite 1500, Arlington, Virginia 22201TEL 703.228.0800 FAX 703-22S.0804 www.ariingtoneamonicdevelopntent.com

Angela Adams discussed Public Art's desire to have an on-site public art project in anaffordable housing development, as it would be the first in the County, She provided examplesof art in the Public Art collection that may be relevant to this plan. Angela shared that PublicArt is open to further conversations about an on-site project at this location and Public Artstaff is available as a resource to APAH and American Legion for planning future designelements. She recommended focusing on the south elevation as it is the most visible to thepublic. If APAH makes an In lieu cash contribution to the Public Art Fund, It would beearmarked for the Virginia Square area. These funds may be pooled with other contributions

to enhance a future capital project in that neighborhood. Another option is to plan now for awork of art which would be developed and installed after the project is delivered. Angelaadvised keeping both the standard option A (incorporate public art on site) and B(contribution to the Public Art Fund} in the condition language, allowing the final decision tobe made later.

John Kinney suggested pooling public art contributions from the expected three adjacent siteplans to enhance the future public space on the east side, facing the cemetery. This could be areflective space, incorporating trees and benches. It was discussed that ownership of thecemetery may need to be approached In regards to such a future project.

The developer was provided a standard public art developer packet.

NOTIFICATION LETTER TO THE

PLANNING DIRECTOR

0U741S7-1

EDO Kinney kormanHD

ATTORNEYS

230O Wilson Boulevard

7th Floor

Arlington, va 2220 1

703.B2S.4000

703.S25.22O7


DD: (703J 526-5598

[email protected]

June 28, 2018

Via HandDeliver.'

Mr. Robert J. Duffy, AICP

Planning Director

Arlington County


Arlington, VA 22201

Re: 4.1 Site Plan Application & Rezoning Application



Dear Mr. Duffy:

This letter is submitted as a notification that a Preliminary Site Plan and Rezoning

Application has been filed as ofthis date. This firm represents the Applicant.

Sincerely,

X —


MJWrmlw

01172325-2 WWW. DEANKINNEV.COM

ZONING MODIFICATION

LETTER

01174157-1

maKinney KormanD

ATTORNEYS

2SOO Wilson boulevard

7th floor

Arlington, VA 22201

703.523.4000

703.525.2207

Matthew i. Weinstein

DD: (703)526-5598

[email protected] 28, 2018

Via SandDeliver >

Ms. Arlova Vonhm


Arlington County Zoning Office2100 Clarendon Boulevard, Suite 1000

Arlington, VA 22201

Re: 4.1 Site Plan Application & Rezoning Application- Zoning Modifications3445 Washington Boulevard, RPC No. 15-086-011 (the "Property")Arlington Partnership for Affordable Housing ("Applicant")

Dear Ms. Vonhm:

The Applicant is requesting the County Board's consideration of a new 4.1 Site Plan forthe proposed redevelopment of the Property (the "Site Plan"). With the Site Plan, the Applicantis requesting to redevelop the Property with a seven story multifemily building with 160committed affordable housing residential units (CAFs) and new ground floor space for theAmerican Legion Post No. 139 (the "American Legion"). In order to achieve the proposal set outin the Site Plan, the Applicant requests the following modifications from the Zoning Ordinance:

1 . Residential Rental Parking Ratio: Reduce the residential parking ratio from 1 1/8parking spaces per residential dwelling unit to .47 parking spaces per residential dwellingunit This request is justified because the Site Plan is located less than half a mile fromthe Virginia Square Metro station and the Site Plan provides a significant number ofCAFs. The Off-Street Parking Policy for Multi-Family Residential Projects Approved bySpecial Exception in the Rosslyn-Ballston and Jefferson Davis Metro Corridors (the"Residential Parking Policy") provides parking reductions for site plans located near theMetro and for affordable housing projects.

2. Maximum Height: increase the maximum height from 80 feet as recommended by theGLUP Plus Study to 83 feet (82. 1 7 feet in the preliminary plans) as permitted by theZoning Ordinance. This request is justified because the maximum height proposed by theSite Plan complies with the Zoning Ordinance and because ofthe grade change on theProperty.

Sincerely,


MJW:mlw

01172393-4

COMMUNITY BENEFITS LETTER

01174157-1

0 Kinney KormanDQ

ATTORNEYSMatthew J. Weinstein

DD: (703)526-5598

[email protected]

Z300 Wilson Boulevard

7th Floor

Arlington, va ZZ201

703.5ZS.4OO0

703.525.2207

June 28, 2018

Via HandDelivery

Ms. Arlova Vonhm




Arlington, VA 22201

Re: 4.1 Site Plan Application & Reaming Application- Community Benefits



Dear Ms. Vonhm:

On behalfof the Applicant, Bean, Kinney & Korman, P.C. hereby submits this letter to

provide a summary oftire community benefits the Applicant proposes to provide as part of itsproposed development.

The proposed development will include a number ofbenefits to the Arlington

community, including, but not limited to:

- Constructing 1 60 committed affordable housing residential units (CAFs) near the

Virginia Square Metro station;

Retaining the American Legion Post No. 139 facility on the Property, where it has

operated since 1959;

Fulfilling the goals and principles ofthe Washington Boulevard and Kirkwood Road

Special GLUP Study "Plus" and Concept Plan.

Sincerely,


MJW:mlw

01173664-2

VACATION AND

ENCROACHMENT WAIVER

FORM

01174157-1

ATTACHMENT N

VACATION AND ENCROACHMENT REQUEST WAIVER FORM

Vacation and Encroachment Request Waiver

Ash /W-Jqp/- k/o /Cs

3 Ws /?^

Applicant

Application Properly:

The Applicant is not aware of nor has any plans to file a vacation or encroachment application related to theattached she plan. Should it be determined at a later date that a vacation or encroachment request relatedto the site plan needs to be filed, the Applicant acknowledges that it may cause a delay In processing of boththe site plan ond/or vacation/encroachment request

CERTIFICATION (All Applicants or their Agents must sign the Application).ywe hereby certify that all statements aid Information provided herein and In the documents submittedherewith are true, accurate, and complete to the best of my/our knowledge.

Mgent:

'M-(Signature; (Date)

-

Print Name

65

MEP LETTER

01174157-1

$ El mUtittn Pm Services Inc. W=-J

ij<?0 Jeffmen Davie Bighway Fredericksburg> W iWW « Phone (340) 604'$877 www.utllUypret.coM

June 26, 2018

Arlington Partnership forAffordable Housing

RyanNashReal Estate Project Manager431 8 N Carlin Springs RoadArlington, VA 22203

RE: 3445 Washington BlvdArlington, VA

Mr. Nash,

Based upon our initial meeting with Dominion Energy and preliminary load letters received from the MRPand signed on 6/21/18, we believe that only one large padmount transformer will be required to serve thebuilding. The transformer pad size will be roughly 10' x 10'. This determination is subject to change ifthe preliminary load information increases.

Dominion Energy has indicated that they do not believe a padmount switch will be necessary, but theyhave reserved final judgement on this until they are able to do a more extensive review oftheir existingdistribution network adjacent to our site.

Please call if you have any questions.

Sincerely,

Vcd&Kniffin/

DaleKniffin

Director, Telecommunications Engineering

Utility Professional Services, Inc.

Confidential and ProprietaryUtilityProfessional Services, Inc.

RETAIL PROGRAM LETTER

01174157-1

too Kinney korman0D

ATTORNEYSMatthew J. Weinstein

DD: (703) 526-5598

[email protected]

2300 WILSON BOULEVARD

7th floor

Arlington, VA 22201

703.52S.4000703.525.2207

June 28, 2018ViaHandDeliver i?

Ms. Arlova Vonhm




Arlington, VA 22201

Re: 4.1 Site Flan Application & Rezoning Application- Retail Program

3445 Washington Boulevard, RPC No. 15-086-011 (the "Property'')


Dear Ms. Vonhm:

On behalfofthe Applicant, please accept this Retail Program Letter in satisfaction ofAdministrative Regulation 4. 1 *s filing requirements. This letter will provide a preliminaryoverview ofdie retail-equivalent use proposed for the project

The Washington Boulevard and Kirkwood General Land Use Plan Study "Plus" (the"GLUP Study") recommends retail or retail equivalent uses along Washington Boulevard.Although the Applicant does not propose any retail on site, the Applicant will retain theAmerican Legion Post No. 139's facilities on site. The Applicant's proposal is consistent withPrinciple #4 ofthe GLUP Study which is to enhance "the pedestrian streetscape and experiencealong Washington Boulevard with ground floor retail andother activating uses, includingpotential retention ofexisting neighborhood businesses, amenities, and civic institutions,without exclusively requiring retail in developmentprojects.'" (emphasis added).

Moreover, the Arlington Retail Plan, which provides recommendations for retail usesacross the County's primary corridors, does not recommend retail on the side ofthe Propertyfacing Washington Boulevard.

Please let me know ifyou have any questions or ifyou need additional information.

Sincerely,


MJW:mlw

01172931-3

HISTORIC PRESERVATION

LETTER

01174157-1

00 Kinney korman00

A'l TORNEYI

2SOO Wilson Boulevard

7th Floor

Arlington, VA 22ZOl

703.525.4000

703.525,2207

Matthew J. Welnsteln

DO: (703)526-5598

mwelnstein@bea nkinney.com

June 28, 2018

ViaHandDelivers

Ms. Arlova Vonhm




Arlington, VA 22201

Re: 4.1 Site Plan Application & Reporting Application- Historic Preservation



Dear Ms. Vonhm:

On behalfof the Applicant, please accept this historic preservation letter in satisfaction of

Administrative Regulation 4.1's filing requirements.

On June 8, 2018 the Applicant met with County staff to discuss the Applicant's

conceptual site plan application. As part ofthat meeting, the Applicant and staff discussed toeProperty's location relative to toe Ball Family Burial Ground. The conceptual site plan reportfound that "while toe subject development is not contiguous to toe Ball Family Burial Grounds,to ascertain the potential for artifacts or human remains outside ofthe present-day boundary oftoe Ball Family Burial Grounds, staffstrongly suggests preliminary archaeologicalinvestigations, including: prepare a historic context and conduct a GIS-based Elevation ChangeAnalysis (as outlined in toe memorandum "Archaeological context and investigations adjacent totoe Ball Family Burial Grounds" dated January 25, 201 8). HPP staff and Arlington County'scontract archaeologist will coordinate with toe applicant regarding requirements and any futureinvestigations required based on toe preliminary findings."

The Applicant will work with staff throughout the process to satisfy toe recommendationsand concerns described in the conceptual site plan report

Please let me know ifyou have any questions or ifyou need additional information.

Sincerely,


MJW:mIw

0X174068-2

PRELIMINARY

TRANSPORTATION DEMAND

MANAGEMENT PLAN LETTER

01174157-1

GOROVE / SLADE 1140 Connecticut Avenue WW

Suite 600

Washington, DC 20036

202.2S6.8625

TECHNICAL MEMORANDUM

Arlington County DESTo: TDM Planner

From: Maris Fry, P.E.

Daniel VanPelt, P.E., FTOE

Date: June 27, 2018

Subject: 3445 Washington Boulevard

Preliminary Transportation Management Plan

Introduction

This document presents a preliminary Transportation Management Plan (TMP) for the proposed development at 3445

Washington Boulevard. The site is located on the north side of Washington Boulevard between N Lincoln Street and N

KTrkwood Road In Arlington, Virginia. The existing site consists of one building containing American Legion space and surface

parking lots. Plans for the site Include the repurposlng of these buildings/lots for 160 affordable dwelling units and a 6,000

square foot building for use byAmerican Legion. The site is located 0.3 miles from the Virginia Square Metrorail Station and

0.4 miles from the Clarendon Metrorail Station. Both stations serve the Orange and Silver Metrorail Lines. Based on the

proposed development program and the location of site, a preliminary TMP was developed as part of the 4.1 submission;

however, it should be noted that the TMP will continue to be developed and negotiated throughout the 4.1 Site Plan process.

Preliminary Transportation Management Plan

A TMP has many components that are tailored to accommodate a given facility with the goal being the reduction ofautomobile trips by encouraging alternative forms of transportation. A few of the typical TMP components Include the

establishment of a TMP coordinator, the distribution of transit literature, the establishment of ride-sharing programs, and

the on-site sale of discounted fare media. The Applicant agrees to develop and 1m plement a TMP that Is appropriate for the

proposed project and that helps achieve the desired results of the Arlington Count Transportation Demand Management

(TDM) program. Management measures taken by the 3445 Washington Boulevard project can be monitored and adjusted as

needed to continually create opportunities to reduce the amount of vehicular traffic generated by die site.

The TMP will Include a schedule and details of implementation and continued operation of the elements in the plan. Thelocation of the site near the Virginia Square and Clarendon Metrorail Stations allows for a TMP that may Include, but not be

limited to, the following:

Participation and Funding

a. The Applicant will maintain an active membership in Arlington Transportation Partners (ATP), or successor entity at

no cost to the developer, on behalf of the property management company.

Transportation Planners and Engineers www.goroveslade.oom

3445 Washington Blvd - Preliminary Transportation Management PlanJune 27, 2018

Page 2

b. The Applicant will designate a member(s) of the building management team as Property Transportation Coordinator

(PTC) who will be the primary point of contact with the County and undertake the responsibility for coordinating and

completing all TMP obligations.

c. Provide contributions for Arlington County Commuter Services (ACCS) as negotiated with Arlington County staff

during the 4.1 Site Plan process.

Facilities and improvements

a. Provide in the new buildings one information display with transportation related information for residents,

employees and visitors, the content/deslgn/iocation of which shall be mutually agreeable to ACCS and Applicant.

b. Comply with requirements of the Site Plan conditions to provide bicycle parking/storage facilities and construction

worker parking.

Parking Management Plan

a. Prepare a Parking Management Plan to show how adjacent curb space to the site will be designated for parking and

potential on-street loading zones.

b. Provide effective directional signage to direct residents and visitors to appropriate location on the property, to

include provision for the items specified in the Parking Management Plan.

Promotions, Services, Policies

a. Provide website hotlinks to CommuterPage.com™ under a "transportation information" heading from the property

manager's websites regarding this site.

b. Distribute new-resident and new-employee packages, materials provided by Arlington County Including site-specific

transit-related Information to all residents and all on-site employees of the building management company.

c. Place a reference to the Virginia Square Metrorail Station, the Clarendon Metrorall Station, and nearby bus routes

in promotional materials and ads.

d. Cooperate, at no cost to the Applicant, with Arlington County to assist the County in implementing a transit-

advertising program that will distribute Information fourtimes per year to all residents and employees.

e. Participate In regionally sponsored clean air, transit, and traffic mitigation promotions by posting notice of such

promotions in locations within the building.

f. Provide marketing support to encourage ridesharlng.

Performance and Monitoring

a. Reimburse the County, fur a specified amount subject to CPI, for and participate in a transportation performance

monitoring study at two years, five years, and at each subsequent five years (at the County's option) after issuance

of first Certificate of Occupancy.

b. During the first year of startup of the TMP and on an annual basis thereafter fora duration of years to be determined,

the Applicant will submit an annual letter to the County Manager describing the TOM related activities of the site.

Gorove/Slade wwwgoroveslade.com

TRAFFIC IMPACT ANALYSIS

01174157-1

PRE-SCOPE OF WORK MEETING FORM

Information on the Project

Traffic Impact Analysis Base Assumptions

The applicant is responsible for entering the relevant Information and submitting the form to VDOT and thelocality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, thescope of work meeting may be postponed.

Contact Information

Consultant Name:Tele:E-mail:

Dan VanPelt, Gorove/Slade Associates. Inc.

202-296-8625

[email protected]

Developer/Owner Name: Ryan Nash, Arlington Partnership for Affordable Housing

571-800-6449

[email protected];E-mail:

Project Information

Locality/County: Arlington CountyProject Name:

Project Location:(Attach regional and tile

location map)

Submission Type

APAH/American Le&on

The site Is located on the north side of Washington Boulevard between N Lincoln Street and N

Klrkwood Road in Arlington, Virginia.

RezoningCompPlan Site Plan EI Subd Plat

Project Description:(Including details on the landuse, acreage, phasing, accesslocation, etc. Attach additionalsheet If necessary)

The existing site consists of one building containing American Legion space and surface parking

lots. Plans for the site indude rapurposfng these buildings/lots for 160 residential dwelling unitsand a 6,000 square foot building for use by American Legion.

Proposed Use(s):(Check aD that apply; attachadditional pages as necessary :

Commercial Mixed Use |SIResidential Other

Commercial Use(s)

ITE LU Code(s): n/a

To be based on existing driveway volume

Residential Uses(s)ITE LU Code(s): 221

Number of Units: 160

Total Peak Hour TripProjection:

100-499Lessttian 100 El 500 - 999 1,000 or more-

ARAH/Amerfcan Legion -Scoping DocumentJune 14, 2018

Page 2

Traffic Impact Analysis Assumptions-

Study Period Existing Year: 2018 Build-out Year: 2022 Design Year: n/a

North: n/a South: Washington Boulevard

West: N Uneoln Street

Study Area Boundaries(Attach map) East N Klrkwood Rd

• Lee Highway and Washington Boulevard Bus Stop Consolidation and Access

Washington Boulevard Street N. Improvements

• Wilson & Washington Boulevard Intersection Improvements (Clarendon Cirde)

• Clarendon West (Bed Top Cab Properties)

• 13th Street North

External Factors That

Could Affect Project(Plained load Improvements,other nearby developments)

Consistency With

Comprehensive Plan(Land use trans.jortation plan .

Available Traffic Data(Historical, forecasts)

Yes

VDOT Historical AADT Data

Intersection counts completed in June / December2016

Road Name: Washington Blvd(to/from West) - 3596

Road Name: n Klrkwood ltd(to/from North) -15%Trip Distribution

Road Name: Washington Blvd(to/from East) -25%

Road Name: N Kiricwood Rd(to/from South) -20%

(Please refer to attached

Figure 4)

Road Name: N Lincoln St (to/from South)-5*

Peak Period forStudycheck all that y

0.496 ISAM E3PM DsatAnnual Vehicle TripGrowth Rate:(See Table 1)

(To be applied

along WashingtonPeak Hour of theGenerator

32 AM, 49 PM, aid 418 Dally Trips (Without

Reductions)Blvd)

1) Washington Blvd/N Lincoln St

2) Washington BIvd/Founders Way N

3) Washington Blvd/Site Driveway

4) Washington Blvd/N Klrkwood Rd

Study Intersectionsand/or Road Segments(Please refer to attached

Figure 3)

Internal allowance: Yes |HI NoTDM/Mode Split Reduction: 55%

Pass-by allowance: Yes £3 NoReduction:

Trip Adjustment Factors(See Tables 2 and 3)

|g| Synchro HCS (V.200Q/+) aaSIDRA CORSIM OtherSoftware Methodology

1) Washington Blvd/N Uncoln St

2) Washington BIvd/Founders Way N

3} Washington Blvd/N Klrkwood Rd

Analysis Software: Synchroversion 9.1 Results: HCM methodology

Traffic Signal Proposedor Affected(Analysis software to be used,progression speed, cycle length)

Improvements)

Assumed or to beConsidered

• Lee Highway and Washington Boulevard Bus Stop Consolidation and Access

• Washington Boulevard & 13th Street N. Improvements

• Wilson & Washington Boulevard Intersection Improvements (Clarendon Drcle)

It Is important for the applicant to provide sufficient information to county and VDOT staff so that questions regardinggeographic scope, alternate methodology, or other issues can be answered at the scoping meeting.

APAH/Amerfcen Legion - Scoping DocumentJune 14, 2018

Page 3

• 13th Street North

• 4000 & 4040 Fairfax Drive (Carpool)

• Red Top Cab

• Arlington County JFAC {Phase 3|Background TrafficStudies Considered

Master Development Plan (MDP) Generalized Development Plan (GDP)Preliminary/Sketch Plan EE] Other Plan type (Final Site, Subd. Plan)Plan Submission

SI Queuing analysis Actuation/Coordination Weaving analysisMerge analysis IS) Bike/Ped Accommodations SI Intersection(s)

ISI TDM Measures Other

Additional Issues to beAddressed

NOTES on ASSUMPTIONS:

1. Synchro files/signal timings will be obtained from Arlington County.

2. The scenarios to be Included in the study are:

a. Existing -2018

b. Future without development -2022

c. Future with development- 2022

3. Existing peak hour factors In the range of 0.S5 to 1.00 will be used for existing scenarios. The default peak hour factor of 0.92

to 1.00 will be used for all future scenarios.

4. Default heavy vehicle percentage of 1% will be used for all movements.

5. For any movement LOS D or better would be considered as acceptable/desirable traffic operation condition. For all

movements, the projected future conditions without development LOS and delay will be maintained In tire future with

development condition.

6. Signal timing adjustments would be considered as an acceptable mitigation measure.

7. Will provide both 95th and 50th percentile queues.

8. Will utilize HCM 2000 for signalized Intersections and HCM 2010 for unsignaRzed Intersections.

9. Level of service calculations for existing and future conditions without and with development shafl be in accordance with the

Highway Capacity Manual (HCM) 2000/2010 methodologies, as computed by Synchro 9.1 software. Typical Synchroparameters to be utilized in this analysis will be consistent with those values provided in VDOTs TOSAM and Arlington County

standards.

10. A multimodal analysis will be provided in the study which will Include the following information:

a. Multimodal trip generation

b. Curbside management information

c. Transit Facilities

d. Transit Rldershlp (As available, to be provided by Arlington County)

e. Bike/pedestrian facilities

f. Multimodal Initiatives

g. Bus services within the study area

It Is important for the applicant to provide sufficient Information to county and VDOT staff so that questions regardinggeographic scope, alternate methodology, or other Issues can be answered at the scoping meeting.

APAH/American Legion - Scoping DocumentJune 14, 2018

Rags 4

• VDATE: 6/1418SIGNED:

Applicant or Consultant

PRINT NAME:Applicant or Consultant

DATE:SIGNED:Local Government Representative

PRINT NAME:Local Government Representative

It is important for the applicant to provide sufficient Information to county and VDOT staff so that questions regardinggeographic scope, alternate methodology, or other Issues can be answered at the scoping meeting.

APAH/American Legion -Scoping DocumentJune 14, 2018

Pages

Figure 1: Area Map

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Page 6

Figure 2: Multimodal Revfew Area

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Page 7

Figure 3: Study Intersections

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1. Washington Bwilevart/M Lincoln Street -CouotOata: V26/17

2. Washington Bouievani/PouwlefsVJsyN - CountData: 12/6/18

3. Washington BoalevaW/Site Drtveaay - Count Data: 12/6/16

4.Washington Boulevard/It KIrtwood Road -Count Data: 6/0/16

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Gorove/Stede www.gorDveslede.com

APAH/American Legion -5coplng DocumentJune 14, 2018

Page 8

Figure 4: Trip Distribution

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APAH/Ar irtcan Legion - Scoping DocumentJune 14, 2018 PBge9

Table 1: Historical AADT Volumes

AnnualS

Change

(2013-

ADT

Route From To 2013 2014 2015 2014 2017 2017)SR 237 Fairfax Dr

Washington Blvd

15th Street

KJrkvrood Rd

Washington Blvd

15th Street

Old Dominion Dr

N Glebe Rd

US 29 lee

Highway

11.000 10,000 10,000 11,000 11,000

12,000 12,000 11,000 12,000 12.000

4700 8,500 4400 4700 4000

14000 14000 14000 14000 19,000

N Quincy Street

N Quincy Street

N Quincy Street

Washington Blvd

0.2%

0.2%

03%

1A%

00-6700 Washington BlvdN Kirkwood Rd 4500 4400 4200 4300 4400 0.04%

0.4%Source: VDOT Traffic Data 2013 to 2017 (http://wv*w.vlrglnfadotorg/lnfb/ct-tiafflcrounts.asp)

Goroue/SladewiiVwjjorovesladfi.cxmi

APAH/American Legion - Scoping DocumentJune 14, 20IB

Page 10

Table 2: Without Multimodal Reduction -Preliminary Trip Generation (Peak Hour of Adjacent StreetTraffic)Refined

Weekday

Land U rTE Code Size AM Peak Hour PM Peak Hour Dally

TotalIn Out in Out Total Total

Promised Uses

American Legion

Residential

2 2 4 3 12 15

du 8221 21 28 21 13 41834

Total Trips 10 3223 24 25 43 418Based onlTETdp Generation 10th Edition* Data ile

Table 3: With Multimodal Reductions - Preliminary Trip Generation (Peak Hour of Adjacent StreetTraffic)

Weekday

lend Use HE Cor Size AM Peak Hour PM Peak Hour

Out Total

Dally

tn TotalOut In Total

Proposed Uses

American Legion

Residential

Multimodal Reduction (5596 AM/5596 PM)

sf

du

2 2 4 3 12 15

221 8 2821 21 13 34 418

-4 -12 -15 -12 -7 -19 -230

Total Trips 6 1711 12 18 30 188Based on ITE Trip Generation 10th Edition* Data unavailable

Gorove/Sladeam

MMTA Report

01232509-1

Multimodal Transportation Assessment

American Legion Redevelopment

Arlington, VA

October 12, 2018

GOROVE / SLADEOTransportation Planners and Engineers

Prepared by:

GOROVE / SLADEG*Transportation Planners and Engineers

15125 Washington Street

Suite 212

Haymarket, VA 20169

Tel: 571.248.0992

Fax: 703.787.9905

3914 Centreville Road

Suite 330

Chantilly, VA 20171

Tel: 703.787.9595

Fax: 703.787.9905

1140 Connecticut Avenue NW

Suite 600

Washington, DC 20036

Tel: 202.296.8625

Fax: 202.785.1276

www.goroveslade.com

This document, together with the concepts and designs presented herein, as an instrument of services, is intended for the specificpurpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization byGorove/Slade Associates, Inc., shall be without liability to Gorove/Slade Associates, Inc.

Contents

List ofFigures

List of Tables

Executive Summary

Introduction

Study Area Overview

Multimodal Conditions

Project Design

Site Access

Loading

Parking

Bicycle and Pedestrian Facilities

Trip Generation

Traffic Operations

Study Area, Scope, & Methodology

Vehicular Analysis Results

Transportation Management Plan


Facilities and Improvements




Summary and Conclusions

iv

v

1

3

12

12

34

34

34

34

34

37

38

38

53

59

59

59

59

59

59

60

List ofAppendices

Appendix A - Signed Scoping Document

Appendix B - Site Visit Notes

Appendix C - Existing Turning Movement Counts

Appendix D - Existing (2018) Capacity Analysis Worksheets

Appendix E - Background Development Trips

Appendix F - Future (2022) Conditions without Development Capacity Analysis Worksheets

Appendix G - Future (2022) Conditions with Development Capacity Analysis Worksheets

iii

List of Figures

Figure 1: Site Map

Figure 2: Parcel Map (Source: Arlington County Real Estate Map, September 2016)

Figure 3: Planned Land Uses (Source: Washington and Kirkwood Special GLUP Study Plus, November 2017)

Figure 4: Circulation Concept Plan (Source: Washington and Kirkwood Special GLUP Study Plus, November 2017)

Figure 5: Zoning Map (Source: Arlington County)

Figure 6: Site Plan

Figure 7: Study Area Overview

Figure 8: Major Regional Transportation Facilities

Figure 9: Major Local Transportation Facilities

Figure 10: Street Typology (Source: Arlington Master Transportation Plan)

Figure 11: Existing and Planned Bike Facilities (Source: Arlington County Master Transportation Plan)

Figure 12: Existing Transit Service

Figure 13: Annual Metro Ridership at Virginia Square-GMU, Ballston-MU, and Clarendon Metro Stations (Source: WMATA)

Figure 14: Bus Route Headways and Boarding Map

Figure 15: Existing Peak Hour Boardings and Alightings by Stop

Figure 16: Peak Hour Pedestrian Volumes

Figure 17: Pedestrian Pathways

Figure 18: Existing Pedestrian Infrastructure

Figure 19: Existing Bicycle Facilities

Figure 20: Summary of Walkscore and Bikescore

Figure 21: Site Access

Figure 22: Existing (2018) Lane Configurations and Traffic Controls

Figure 23: Future with Development (2022) Lane Configuration and Traffic Controls

Figure 24: Existing (2018) Traffic Volumes

Figure 25: Future Background Developments

Figure 26: Background Projects (2022) Traffic Volumes

Figure 27: Future (2022) without Development Traffic Volumes

Figure 28: Direction of Approach

Figure 29: Site-Generated Traffic Volumes

Figure 30: Removal of Existing Trips

Figure 31: Future with Development (2022) Traffic Volumes

Figure 32: AM Peak Hour LOS Results

Figure 33: PM Peak Hour LOS Results

5

6

7

8

9

10

11

13

15

18

19

21

22

24

25

28

29

30

32

33

36

40

41

44

46

47

48

49

50

51

52

55

56

iv

List of Tables

23Table 1: Bus Stop Inventory

Table 2: Bus Route Information

Table 3: Bus Stop Boarding and Alighting Weekday Information - Peak Hours

Table 4: Sidewalk Recommendations per Arlington County Master Transportation Plan

Table 5: Carshare Locations

23

23

26

33

Table 6: Proposed Parking Supply

Table 7: Mode Split by Land Use

Table 8: Multimodal Trip Generation

Table 9: Existing Roadway Network

Table 10: Traffic Generated by Background Developments

Table 11: Capacity Analysis Results

Table 12: Queuing Results

34

37

37

39

45

57

58

v

American Legion Redevelopment MMTA

the proposed ratio will accommodate the anticipated parking

demand generated by the residential building. The County

Board recently adopted the new Off-Street Parking Guidelines

for Multi-Family Residential Projects in the Rosslyn-Ballston

and Jefferson Davis Metro Corridors. The guidelines recognize

that a lower on-site parking ratio, ranging from 0.2 to 0.6

spaces per unit depending on distance to Metro and the

commitment of affordable units, may be appropriate for a

project, among other considerations.

Executive Summary

The following report is a Multimodal Transportation Review

(MMTA) for the American Legion redevelopment in Arlington,

Virginia.

Site Location and Study Area

The site is located in the Virginia Square area of Arlington,

Virginia on the north side of Washington Boulevard, between N

Lincoln Street and N Kirkwood Road. The study area is bounded

by 13th Street N to the north, Washington Boulevard to the

south, N Lincoln Street to the west, and N Kirkwood Road to

the east. Regional access to the site is provided via 1-66 and VA-

237 (Washington Boulevard). Vehicular access to the garage

will be provided via a new alley connection along the western

frontage of the site. This alley will provide access to loading and

the below grade parking garage.

In this case, the proposed development is located across

Washington Boulevard from the Rosslyn-Ballston Metro

Corridor. The zone directly across Washington Boulevard from

the project is proposed to allow parking minimums of 0.3

spaces per unit for market rate residential units and even less

for affordable units. The proposed development is consistent

with these parking ratios.

Loading access for the building will be provided on the west

side of the site via the proposed alley. The loading dock will

contain two (2) 30-foot berths. The number of loading facilities

on site is expected to meet the project's needs.

The study area consists of five intersections along Washington

Boulevard.

Proposed Project

The American Legion site is currently occupied by one building

serving the American Legion and a surface parking lot. The site

is currently shown as a service commercial and semi-public

land use in the General Land Use Plan (GLUPj. However, the

Washington and Kirkwood Special GLUP Study Plus, adopted in

November of 2017, requested a designation of "Medium"

Residential

Multi-Modal Impacts and Recommendations

Transit

The subject site is well-served by transit:

• There are eight (8) bus stops within >4-mile of the site.

These stops are directly served by WMATA

(Metrobus), Arlington Transit (ART), and OmniRide

routes.

The proposed development will include one mixed-use building

with approximately 6,000 SF of American Legion space and 160

affordable dwelling units. The building will be seven (7) stories

high with frontage on Washington Boulevard.

• The site is located 0.3 miles (or a 6 minute walk) from

the Virginia Square-GMU Metro station, which serves

the Orange and Silver lines.

• The Virginia Square-GMU Metro Station is served by

four (4) bus routes provided by Metrobus and ART.

Bus stops adjacent to the site are well used, with the 38B line

seeing the highest boardings and alightings at bus stops near

the site. There is available capacity along the corridor to

accommodate additional transit trips including those generated

by the American Legion development.

Vehicular access to the site will be provided by a new alley

along the western frontage of the site, replacing the existing

driveway along the eastern frontage of the site. The alley will

provide access to a below grade parking garage, containing 96

spaces. Of these 96 parking spaces, 76 will be allocated to

residential uses and 20 will be allocated to the American

Legion.

The proposed development will generate 35 transit trips during

the AM peak hour and 41 during the PM peak hour. Although

the development will be generating new transit trips on the

A parking ratio of 0.48 spaces per residential unit is proposed

for the residential component. Although this ratio is lower

than the current zoning requirement for residential parking,

1

October 12, 2018

C&American Legion Redevelopment MMTA

network, the existing facilities have sufficient capacity to

handle the new trips.

The proposed development will generate approximately 39

vehicular trips in the AM peak hour and 47 trips in the PM peak

hour.

Pedestrian

The site is surrounded by a well-connected pedestrian network.

The pedestrian facilities around the site provide a quality

walking environment with issues in certain locations due to

curb ramp or sidewalk width deficiencies. This project will

reduce deficiencies by replacing narrow sidewalks adjacent to

the site with wider sidewalks and providing improved sidewalk

and streetscape features throughout the site.

Vehicular traffic operations in the study area are good overall.

All intersection movements within the study area operate at

the target Level of Service (LOS) D or better during the peak

hours under the Future (2022) with Development Conditions,

with the exception of the following:

* Washington Boulevard & N Lincoln Street (west)

o Northbound Left/Right (PM Peak Hour)

The proposed site design improvements will integrate

pedestrian recommendations from the Washington and

Kirkwood Special GLUP Study Plus. It will not preclude the

incorporation of additional recommendations in the GLUP

study that may be a part of adjacent developments.

• Washington Boulevard & Site Driveway

o Southbound Left/Right (PM Peak Hour)

During the PM peak hour, the northbound approach on N

Lincoln Street operates at LOS E under Existing and Future

(2022) without Development Conditions and continues to

operate at LOS E under Future (2022) with Development

Conditions. During the PM peak hour, the delay does not

change under Future (2022) with Development Conditions.

Given the urban nature of the area and the negligible impact

from the development, no mitigations are recommended at

this location.

The proposed development will generate four (4) walking trips

in the AM peak hour and six (6) in the PM peak hour.

Bicycle

The site has access to several on- and off-street bicycle

facilities, including bike lanes on N Kirkwood Road and Fairfax

Drive, which connect to the Custis Trail to the north.

The proposed development will generate two (2) bike trips in

the AM peak hour and two (2) in the PM peak hour.

The site will provide 67 long-term bicycle parking spaces within

the parking garage in accordance with County requirements,

and short-term bicycle parking spaces will be provided along

the perimeter of the site.

Vehicular

The site is accessible from several principal arterials such as

Wilson Boulevard and N Glebe Road. The arterials create

connections to 1-395, 1-66, George Washington Memorial

Parkway, and ultimately the Capital Beltway (1-495) that

surrounds Washington, DC and its inner suburbs as well as

regional access to 1-95. These principal arterial roadways bring

vehicular traffic within one mile of the site, at which point

minor arterials, collectors, and local roads can be used to

access the site directly.

During the PM peak hour, the southbound approach of the

proposed alley serving the site is projected to operate at LOS E

under Future (2022) with Development Conditions after

operating at LOS D under Existing and Future (2022) without

Development Conditions. The alley is expected to observe 24

vehicle trips during the PM peak hour, or fewer that one (1) trip

per minute. In addition, the proposed alley is adjacent to the

signalized intersection at Founders Way N, where traffic may

be metered to provide acceptable gaps for turning vehicles. As

a result, no mitigations are recommended at this location.


ATMP will be required for the project based on the County's

requirements, and a framework for a TMP is included in this

report. A few of the typical TMP components include the

establishment of a TMP coordinator, the distribution of transit

literature, the establishment of ride-sharing programs, and the

on-site sale of discounted fare media. Management measures

taken by American Legion projects can be monitored and

adjusted as needed to continually create opportunities to

reduce the amount of vehicular traffic generated by the site.

In order to determine the impacts of the proposed

development on this transportation network, this report

projects future conditions with and without the development

of the site and performs analyses of intersection delays.

2October 12, 2018


• As outlined in the scoping document, five (5) planned

developments in the vicinity of the proposed project

were assumed to be in place for the future conditions

analysis. According to historical data obtained from

VDOT, the average historical growth on roadway

network surrounding the study area has been low in

recent years. A 0.4% annual growth rate has been

assumed for the 2022 scenario.

Introduction

This report presents the findings of a Multimodal

Transportation Review (MMTA) conducted for the proposed

American Legion redevelopment at 3445 Washington Blvd in

the Virginia Square area of Arlington, Virginia. The site is

currently occupied by the single story American Legion building

and surface parking lot. The proposed development will replace

this building with a seven (7) story structure containing 6,000

SF of space for the American Legion and 160 affordable

residential dwelling units. The proposed project build-out year

is 2022.

• Proposed site traffic volumes were generated based

on the methodology outlined in Trip Generation. 10th

Edition published by the Institute of Transportation

Engineers (ITE) and existing driveway volumes.

Study Objectives

The objectives of this study are to evaluate the transportation

network in the vicinity of the site and identify any potential

transportation impacts that may result from the proposed

redevelopment. Elements of this report include a description

of the proposed development, an evaluation of the existing

multimodal transportation network, and evaluations of the

future transportation network with and without the proposed

development.

• Intersection capacity analyses were performed using

the software package Synchro, Version 9.1 based on

the Highway Capacity Manual (HCM) methodology.

Traffic analyses were performed for the existing

conditions (2018) and future conditions (2022) with

and without development.

• A Transportation Management Plan framework was

developed as a TMP will be necessary to meet County

requirements.Study Tasks

The following tasks were completed as part of this study.Data Sources

Sources of data for this study include Arlington County, the

Virginia Department of Transportation (VDOT), the Institute of

Transportation Engineers (ITE) Trip Generation. 10th Edition.

and the office files and field reconnaissance efforts of

Gorove/Slade Associates, Inc.

• A scope dated June 26, 2018, was submitted by

Gorove/Slade to representatives from Arlington

County. This scope includes discussions about the

parameters of the study and relevant background

information. A copy of the scoping document is

included in Appendix A. Proposed Project

Site Location



Lincoln Street and N Kirkwood Road. Vehicular access to the

site will utilize a new alley connection to Washington Boulevard

from the western frontage of the site, replacing the existing

driveway on the eastern frontage. The site location is shown in

Figure 1.

• Field reconnaissance in the vicinity of the site was

performed to collect information related to the

existing traffic controls, signal timings, roadway

geometry, traffic flow characteristics, sidewalk

conditions, bicycle facilities, and transit stop

amenities. Notes related to the site visit are included

in Appendix B.

• Traffic counts at the study area intersections were

conducted on Thursday January 26, 2017 (Intersection

1 and 2), Tuesday December 6, 2016 (Intersections 3

and 4), and Wednesday April 8, 2015 (Intersection 5)

during the morning and evening peak periods.

Parcel Information

The existing site is occupied by American Legion. A parcel map

showing the location of the property is presented in Figure 2.

3

October 12, 2018


General Land Use Plan Recommendations

According to Arlington County's General Land Use Plan (GLUP),

this site is designated as service commercial and semi-public

use. However, the Washington and Kirkwood Special GLUP

Study Plus, adopted in November of 2017 requested a

designation of "Medium" Residential with an American Legion

site program similar to what is proposed as part of this

application. The proposed land use changes proposed in the

GLUP Study Plus is shown in Figure 3 and the conceptual

circulation plan is shown in Figure 4.

The site is currently zoned C-2: Service Commercial-

Community Business District and R-5: One-family & Restricted

Two-Family Dwelling District. The zoning map is shown in

Figure 5.

Proposed Site Plan

The site is currently occupied by American Legion, and the

proposed development will replace the existing American

Legion building with a seven (7) story mixed-use building with a

total of approximately 6,000 SF of space for the American

Legion and 160 affordable residential dwelling units. The

proposed build-out year is 2022. The proposed site plan is

shown in Figure 6.

Vehicular access to the site, including parking and loading

access, will be provided via a proposed alley connecting to

Washington Boulevard.

Scope and Limits of the Study Area

The study area is bounded by 13th Street N to the north,

Washington Boulevard to the south, N Lincoln Street to the

west, and N Kirkwood Road to the east. Regional access to the

site is provided via 1-66 and VA-237 (Washington Boulevard).

The following intersections were identified for inclusion in this

study, as shown in Figure 7.

1. Washington Boulevard and N Lincoln Street (west)

2. Washington Boulevard and N Lincoln Street (east)

3. Washington Boulevard and Founders Way N

4. Washington Boulevard and Site Driveway

5. Washington Boulevard and N Kirkwood Road

4October 12, 2018

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7

October 12, 2018

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8October 12, 2018

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October 12, 2018


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11

October 12, 2018


to areas in Virginia, the District, and Maryland. The Orange Line

connects Fairfax, VA with New Carrolton, MD and the Silver

Line connects Reston, VA with Largo. Both lines provide

connections to the Red Line, which provides a direct

connection to Union Station, a hub for commuter rail - such as

Amtrak, MARC, and VRE - in addition to all additional Metrorail

lines, allowing for access to much of the DC Metropolitan area.

Overall, the site has access to several regional roadways and

transit options, making it convenient to travel between the site

and destinations in the District, Virginia, and Maryland.

StudyArea Overview

This section reviews the existing conditions of the surrounding

transportation network and includes an overview of the site

location, including a summary of the major transportation

characteristics of the area and of future regional projects. More

specific characteristics of each mode and their subsequent

study areas will be defined in the following section.

The following conclusions are reached within this chapter:

The site is surrounded by an extensive regional and local

transportation system that will accommodate the

residents, employees, and patrons of the proposed

development.

The site is well-served by public transportation with access

to the Metrorail's Orange and Silver lines and several local

and regional bus lines.


facilities, including bike lanes on N Kirkwood Road and

Fairfax Drive, which connect to the Custis Trail to the

north.

The site is surrounded by a well-connected pedestrian

network. In the vicinity of the site, most sidewalks meet

standards recommended by the Arlington County Master

Transportation Plan.

Multimodal Conditions

Major Transportation Features

Overview of Regional Access

Under existing conditions, the American Legion site has ample

access to regional vehicular and transit-based transportation

options, as shown in Figure 8, that connect the site to

destinations within Virginia, the District, and Maryland.



connections to 1-66 and ultimately the Capital Beltway (1-495)

that surrounds Washington, DC and its inner suburbs as well as





The site has access to the Orange and Silver Lines via the

Virginia Square-GMU Metro station, which provide connections

12October 12, 2018


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13

October 12, 2018

EaAmerican Legion Redevelopment MMTA

Overview of Local Access

There are several local transportation options near the site

that serve vehicular, transit, walking, and cycling trips under

existing conditions, as shown on Figure 9.

The site is served by a local vehicular network that includes

several minor arterials and collectors such as Washington

Boulevard, N Kirkwood Road, and Fairfax Drive. In addition,

there is an existing network of connector and local roadways

that provide access to the site.

Several bus systems provide local transit service in the vicinity

of the site, including connections to several neighborhoods

within Virginia, the District, and additional Metrorail stations.

As shown in Figure 9, there are multiple bus routes that serve

the site. In the vicinity of the site the majority of routes travel

along Washington Boulevard, N Kirkwood Road, and Fairfax

Drive.

There are existing bicycle facilities that connect the site to

areas within Arlington, Virginia, and the District, most notably

the Custis Trail which travels along Custis Memorial Parkway

and provides connections to the District. Other facilities

include bike lanes on N Kirkwood Road and Fairfax Drive and

signed routes on N Kirkwood Road, 13th Street N, and N

Lincoln Street. A detailed review of existing and proposed

bicycle facilities and connectivity is provided in a later section

of this report.

In the vicinity of the site, most sidewalks meet ADA standards

and standards recommended by the Arlington County Master

Transportation Plan, particularly south of Washington

Boulevard. Anticipated pedestrian routes, such as those to

public transportation stops, retail zones, and community

amenities, provide well-connected pedestrian facilities. A

detailed review of existing and proposed pedestrian access

and infrastructure is provided in a later section of this report.

Overall, the site is surrounded by an extensive local

transportation network that allows for efficient

transportation options via transit, bicycle, walking, or

vehicular modes.

14October 12, 2018

EftAmerican Legion Redevelopment MMTA

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15

October 12, 2018

0American Legion Redevelopment MMTA

Take effective measures to manage additional

transportation demands generated by future

redevelopment that do not excessively burden local

residential streets.

Local Initiatives

Washington Blvd and Kirkwood Rd Special GLUP Study "Plus: and

Concept Plan

This Special GLUP Study was approved in November 2017 and

addresses a large block of development just outside the

Virginia Square Metro Station Area, located northwest of the

Washington Boulevard and Kirkwood Road intersection. The

following summarizes the study's proposed recommendations

and guiding principles, as it relates to the American Legion

development:

The proposed American Legion aims to incorporate the study's

recommendations where possible, and not preclude the future

incorporation of other recommendations as part of adjacent

developments.

Lee Highway and Washington Boulevard Bus Stop Consolidation

and Accessibility Improvements

Bus stop improvements along Lee Highway and Washington

Boulevard are important for attracting new riders, increasing

ridership, and improving the overall travel experience. This

project aims to:

Properties primarily fronting Washington Boulevard east of

the intersection with Founders Way and south of an

imaginary line extending eastward from 12th Road North

could be considered for future re-designation to the

"Medium" Office-Apartment-Hotel (O-A-H) GLUP

designation;

Enhance the pedestrian streetscape and experience along

Washington Boulevard with ground floor retail and other

activating uses, including potential retention of existing

neighborhood businesses, amenities, and civic institutions,

without exclusively requiring retail in development

projects.

Provide the appropriate amount of on-site parking for the

density and programs associated with the new

development projects (consistent with Master

Transportation Plan policies), and strongly encourage any

structure parking to be below grade.

Balance the creation of new street and/or alleys across the

block, mitigate against adverse traffic impacts, respect the

area's overall topography, and avoid creating excessive

asphalt and impermeable surfaces at grade. This includes

the potential for new roadway/alley connections

throughout the study area as outlined in Figure 4.

Incorporate attractive and safe pedestrian circulation

across the block, preserve existing stands of mature trees,

support and complement indoor recreation activities, and

provide opportunities to address public space needs of the

surrounding community. This includes the potential for

new pedestrian/bicycle connections throughout the study

area as outlined in Figure 4.

Support the modernization of important civic and

community institution facilities that continue their long-

established presence in the area, recognizing that this may

include joint-venture redevelopment projects with outside

partners.

Improve the quality of bus stops

Bring all bus stops into ADA compliance

Increase the efficiency of bus service along the Lee

Highway and Washington Boulevard corridors

Five (5) bus stops along Washington Boulevard, all served by

Metrobus route 38B, will undergo improvements as a result of

this effort. Of particular note, the Washington Boulevard & N

Lincoln Street bus stop will be upgraded for ADA compliance

and relocated in front of the existing American Legion building.

No stops within the study area are planned to be removed.

Washington Boulevard & 13th Street N. Improvements

A design analysis for the intersection of Washington Boulevard

and 13th Street N was conducted as part of the Clarendon

Sector Plan and Clarendon Multimodal Transportation Study.

The analysis recommends improving the intersection by

aligning it with existing geometry, as alternative designs would

impact other modes of transportation, especially pedestrians.

The intersection is being redesigned so the Washington

Boulevard lanes align on both sides of 13th Street N and

reversible lane signals are removed, creating a more

conventional "T" intersection. Streetscape improvements are

also included in this effort.

Wilson & Washington Boulevard Intersection Improvements

(Clarendon Circle)

The intersection of Wilson, Clarendon, and Washington

Boulevards, also known as Clarendon Circle, is being redesigned

to improve access and safety for those who walk, bike and

16October 12, 2018

<£>American Legion Redevelopment MMTA

drive. A design analysis for the intersection was conducted as

part of the Clarendon Sector Plan and Clarendon Multimodal

Transportation Study. The analysis recommends improving the

intersection by aligning it with existing geometry, as alternative

designs would impact other modes of transportation, especially

pedestrians. Current travel across the intersection can be

difficult due to the roadway width and skewed configuration.

This will be improved by reducing the intersection and

tightening the geometry, shortening pedestrian crossing

distances. Bicycle lanes will be added to improve bicycle

connectivity. Streetscape improvements are also included in

this effort.

13th Street North

Pedestrian safety and street improvements are proposed along

13th Street N from Kirkwood Road to N Johnson Street.

Proposed improvements include curb, gutter, and a 4-foot

sidewalk on the south side of 13th Street N from Kirkwood Road

to N Johnson Street, ADA compliant pedestrian ramps and

driveway apron upgrade, and a 6-foot pedestrian sidewalk

refuge in the south side median on Kirkwood Road and 13th

Street N.

Wilson/Kenmore HA WK Signal

The intersection of Wilson Boulevard and N Kenmore Street

currently operates as an unsignalized intersection, with a

crosswalk located along the north side of Wilson Boulevard.

The nearest pedestrian crossing across Wilson Boulevard is

located 600 feet away at the intersection of Wilson Boulevard

and 10th Street N.

A High-intensity Activated Crosswalk (HAWK) signal is proposed

at this location to assist pedestrians in safely crossing Wilson

Boulevard.

It is unknown when the HAWK signal will be installed. However,

its installation will improve north-south pedestrian flow in the

Virginia Square corridor.

17

October 12, 2018


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18October 12, 2018


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19

October 12, 2018

0^American Legion Redevelopment MMTA

Table 2 shows a summary of the bus route information for the

routes that serve the site, including service hours, headway,

and distance to the nearest bus stop. A graphic showing bus

headways and routes is shown in Figure 14.

Transit Service

The study area is served by numerous transit options under

existing conditions as shown in Figure 12 and described in the

following sections.

Table 1 shows a detailed inventory of the existing Metrobus

stops within a quarter-mile radius of the site, detailing

individual bus stop amenities and conditions. There are eight

(8) bus stops within one block of the site: five (5) on

Washington Boulevard, two (2) on N Kirkwood Road, and one

(1) on Fairfax Drive. These stops are served by one WMATA

(Metrobus) route, one Arlington Transit (ART) route, and one

OmniRide route.

Existing Metrorail

The Virginia Square-GMU Metro station is 0.3 miles from the

site. The station is located south of the development site

between Fairfax Drive and 9th Street S on N Monroe Street. It

can be reached by walking west from the site on Washington

Boulevard and south on N Lincoln Street. There are sidewalks

along this route.

The Virginia Square-GMU Metro Station serves the Orange and

Silver lines, and average daily ridership at the station in 2016

was approximately 3,610 boardings on weekdays according to

the publication Metrorail Average Weekday Daily Boardings

(WMATA, June 2016). The Orange Line travels east from

Fairfax, VA to the District core and continues east to New

Carrolton, MD. Trains run approximately every 8 minutes

during the morning and afternoon peak periods. They run

about every 12 minutes during weekday non-peak periods,

every 20 minutes on weekday evenings after 9:30pm, and

every 12-20 minutes on weekends. The Silver Line travels east

from Reston, VA to the District core and continues east to

Largo, MD. Trains run approximately every 8 minutes during

the morning and afternoon peak periods. They run about every

12 minutes during weekday non-peak periods, every 20

minutes during weekday evenings after 9:30pm, and every 12

20 minutes on weekends.

Table 3 presents the average weekday peak hour boarding and

alighting information for the bus stops detailed in Table 2. This

information is based on WMATA, ART, and OmniRide ridership

data provided by Arlington County for 2018. Existing peak hour

boarding information for the stops is shown on Figure 15.

Planned Bus

As previously mentioned, improvements from the Lee Highway

and Washington Boulevard Bus Stop Consolidation and

Accessibility Improvements initiative will relocate the

Washington Boulevard & N Lincoln Street 38B bus stop directly

in front of the site, providing the site with direct bus service.

Additionally, several bus stops in the vicinity of the site were

identified as missing amenities such as bus stop landings and

sidewalk accessibility and slated for improvement. At the time

of this report, some of these changes have been implemented,

but some stops are still missing amenities.Figure 13 shows the average annual weekday passenger

boardings for the Virginia Square-GMU, Ballston-MU, and

Clarendon Metro stations, the stations surrounding the Site

from 1980 to 2015. Metrorail ridership in the area is down 17%

from its peak in 2007. Ridership throughout the entire system

is down five (5) percent. The decline in boardings at the

stations near the American Legion redevelopment indicates

there is available capacity at these stations.

Existing Bus

The site is also serviced by several bus lines and routes along

multiple primary corridors. These bus lines connect the site to

many areas of Virginia and the District, including several

Metrorail stations serving all six (6) of the lines.

20October 12, 2018


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21

October 12, 2018


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22October 12, 2018

oAmerican Legion Redevelopment MMTA

Table 1: Bus Stop Inventory

Buses Served Site ConditionLocation Stop ID

Sign, no ADA clearance, acceptable sidewalk clearance, poor street

lighting, no information case, no seating, no shelterWashington Blvd & Nelson St 6000601 38 B

Sign, no ADA clearance, acceptable sidewalk clearance, street

lighting, no information case, seating, shelter, trash receptacleWashington Blvd & N Lincoln St 6000599 38B


lighting, no information case, seating, shelter, trash receptacleWashington Blvd & Lincoln St 6000593 38B


lighting, no information case, no seating, no shelterWashington Blvd & Kirkwood Rd 6000590 38B


lighting, information case, no seating, no shelter

Washington Blvd, WB @ 13th

Street N, NS

6000600,

6221738B, 62


lighting, no information case, no seating, no shelterN Kirkwood Rd, SB @ 13th

Street N, FS62019 62


lighting, information case, no seating, no shelter

N Kirkwood Rd, NB @ 13th

Street N, NS62218 62

Sign, ADA clearance, acceptable sidewalk clearance, street lighting,

no information case, no seating, no shelterN Fairfax Dr @ N Lincoln St FaiKanPM D200R

Table 2: Bus Route InformationWalking Distance to

Nearest Bus Stop

Route

NumberHeadwayService HoursRoute Name

Weekdays: 6:49AM - 6:38 PM

Weekends: 5:07AM - 4:30 AM15-30 min <0.1 miles, 1 minuteBallston-Farragut Square38B

Weekdays: 6:28AM - 7:31 PM

Weekends: 5:07AM - 4:30 AM0.3 miles, 2 minutesCourt House Metro - Lorcom Lane - Ballston Metro 30 min62

Weekdays: 3:36PM- 8:42 PM 45-60 min 0.3 miles, 2 minutesPentagon/Dale City Lot via MinnievilleD200R

Table 3: Bus Stop Boarding and Alighting Weekday Information - Peak HoursPM Peak

Period

Boardings

PM Peak

Period

Alightings

AM Peak

Period

Alightings

AM Peak

Period

Boardings

Daily

Alightings

Daily

Boardings

Routes

ServedStop Stop ID

82 0 3 1Washington Blvd & Nelson St 38B 06000601

6 13 15 37Washington Blvd & N Lincoln St

Washington Blvd & Lincoln St

38B 16000599 11

42 1515 46000593 38B 8 5

2 6 5Washington Blvd 8i Kirkwood Rd 2 16000590 38B 1

253 6 122 3Washington Blvd, WB @ 13th Street 6000600

N, NS

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Street N, FS0 20 0 0ART 62 062019

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Street N, NS00 0 0ART 62 0 062218

D200R12 12 00N Fairfax Dr @ N Lincoln St 0 0FaiKanPM

(OmniRide)

WMATA and ART Ridership Data provided by Arlington County, OmniRide Ridership Data provided by PRTC

23

October 12, 2018


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24

October 12, 2018


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25

October 12, 2018


Pedestrian Facilities

The American Legion redevelopment site is situated within an

urban transportation network, with quality pedestrian access.

detectable warning. Additionally, curb ramps shared between

two crosswalks is not desired. As shown in

Figure 18, under existing conditions there are minimal issues

with crosswalks and curb ramps immediately near and south of

the Site. However, the majority of crosswalks north of the Site

are missing and no curb ramps meet ADA standards.

Existing Pedestrian Facilities

Pedestrian facilities within a quarter mile of the site were

evaluated as well as routes to the Virginia Square-GMU Metro

station between Fairfax Drive and 9tfl Street on N Monroe

Street. Virginia Square is bordered on the north by 1-66.

Although pedestrians can cross 1-66 using N Quincy Street and

N Lincoln Street, it still presents challenges for pedestrians.

There are existing sidewalks on both sides of most roadways

within the study area south of the site. However, there are

portions of the residential area to the north of the site that are

missing sidewalks. Figure 16 shows the existing pedestrian peak

hour volumes at the existing study area intersections. The most

heavily-used crosswalk in the study area is across Washington

Boulevard on the east side of Founders Way North directly

adjacent to the site.

Figure 17 shows suggested pedestrian pathways, walking time

and distances, and barriers or areas of concern.

A review of pedestrian facilities surrounding the planned

development shows that many facilities provide a quality


curb ramp or sidewalk width deficiencies.

Planned Pedestrian Facilities

As part the future concept plan from the Washington

Boulevard & Kirkwood Road Special GLUP Study Plus adopted in

November 2017, Arlington County proposed to redesign the

public space in and around the site area, opening new

connectivity for pedestrians, bicyclists, and motorists. The

proposed alley along the western frontage of the site will

function as both a vehicular connection to the site's parking

and loading facilities but will also serve as an additional

pedestrian-bicycle connection. This alley will include a bicycle

and pedestrian connection to 12th Road N and may connect to

additional vehicular, pedestrian, or bicycle facilities depending

on the ultimate implementation of the GLUP study concept

plan.

Figure 18 shows a detailed inventory of the existing pedestrian

infrastructure surrounding the site. Sidewalks, crosswalks, and

curb ramps are evaluated based on the guidelines set forth by

the Arlington County, and ADA standards. Sidewalk widths and

recommendations are shown in Table 4. It should be noted that

the sidewalk widths shown in

Figure 18 reflect the total sidewalk widths based on

observations in the field taken from curb to building, with pinch

points and locations with a clear width of less than four (4) feet

noted.

ADA standards require that curb ramps be provided wherever

an accessible route crosses a curb and that all must have aAdditionally, as part of the construction of the proposed alley

at Washington Boulevard, the existing crosswalk at the

Table 4: Sidewalk Recommendations per Arlington County Master Transportation Plan

Recommended Sidewalk

WidthStreet Name Section Recommended Buffer Width

13th Street N to Fairfax DriveN Nelson Street 4-5 feet 2.5-4 feet

N Lincoln Street 13th Street N to Washington Boulevard 4-5 feet 2.5-4 feet

N Lincoln Street Washington Boulevard to 10th Street N 6-12 feet 6 feet

N Kirkwood Road 13th Street N to Washington Boulevard 6-8 feet 5-6 feet

N Kirkwood Road Washington Boulevard to Fairfax Drive 10-16 feet 6 feet

13th Street N N Nelson Street to N Kirkwood Road 4-5 feet 2.5-4 feet

Washington Boulevard N Nelson Street to N Lincoln Street 6-8 feet 5-6 feet

Washington Boulevard N Lincoln Street to N Kirkwood Road 6-12 feet 6 feet

Fairfax Drive N Nelson Street to N Kirkwood Road 6-12 feet 6 feet

26October 12, 2018

G3American Legion Redevelopment MMTA

intersection of Washington Boulevard and Founders Way N will

be realigned to accommodate the site driveway. The

realignment is not expected to have a significant impact on the

pedestrian environment.

27

October 12, 2018


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28October 12, 2018

CDAmerican Legion Redevelopment MMTA

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29

October 12, 2018

CftAmerican Legion Redevelopment MMTA

Basting Pedestrian Facilities

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30October 12, 2018


Bicycle Facilities

The American Legion site is situated within an urban

transportation network, with quality bicycle access.

Existing Bicycle Facilities

The site has access to several existing on- and off-street bicycle


Drive. Protected bike lanes provide physical separation such as

an on-street parking lane between bikes and motor vehicles.

Figure 19 shows the existing conditions for bicycle travel and

bicycle facilities within the site area. There are also signed

routes along portions of 13th Street N, N Kirkwood Road, and N

Lincoln Street.

These bike facilities connect to the Custis Trail to the north.

Bike racks are available at the Virginia Square-GMU Metro

station. There are five Capital Bikeshare stations within one-

half mile of the study area, along Fairfax Drive, N Quincy Street,

Wilson Boulevard, and N Monroe Street. The station nearest

the site along Fairfax Drive has 9 docks.

Planned Bicycle Facilities

Several of the existing bike facilities have been recommended

by the Arlington County Master Transportation Plan to be

upgraded in the future, as shown on Figure 19, including

extending on-street routes along N Lincoln Street and 10th

Street N, adding on-street routes along Washington Boulevard,

and adding bike lanes along N Kirkwood Road between

Washington Boulevard and Fairfax Drive.

As part of the future concept plan from the Washington

Boulevard & Kirkwood Road Special GLUP Study Plus, additional

bicycle connectivity is proposed. As stated previously, the

proposed alley along the western frontage of the site will

function as both a vehicular connection to the site's parking

and loading facilities but will also serve as an additional

pedestrian-bicycle connection. This alley will include a bicycle

and pedestrian connection to 12th Road N and may connect to

additional vehicular, pedestrian, or bicycle facilities depending

on the ultimate implementation of the GLUP study concept

plan.

31

October 12, 2018


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32October 12, 2018


Walkscore and Bikescore

Walkscore.com is a website that provides scores and rankings

for the walking, biking, and transit conditions for an area. This

project location has a walk score of 93 (or "a Walker's

Paradise"), transit score of 74 (or "Excellent Transit"), and a

bike score of 84 (or "Very Bikeable"). Figure 20 shows the

Ballston-Virginia Square neighborhood borders in relation to

the site location and displays a heat map for walkability and

bikeability.

Car-sharing

Two car-sharing companies provide service in Arlington: Zipcar

and Car2Go. These services are private companies that provide

registered users access to a variety of automobiles. Zipcar has

designated spaces for their vehicles, and two Zipcar locations

are located within a quarter-mile of the site. These locations

and the number of available vehicles are listed in Table 5.

Car2Go provides point-to-point car sharing. Unlike Zipcar,

which requires two-way trips, Car2Go can be used for one-way

rentals. Car2Go currently has a fleet of vehicles located

throughout Arlington and the District. Car2Go vehicles may

park in any non-restricted metered curbside parking space or

Residential Parking Permit (RPP) location in any zone

throughout the defined "Home Area". Members do not have to

pay meters or pay stations. Car2Go does not have permanent

designated spaces for their vehicles; however, availability is

tracked through their website and mobile phone application,

which provides an additional option for car-sharing patrons.

The site is situated in an area with an excellent walk score

because of the abundance of neighborhood serving retail

locations, where daily errands can be completed by walking.

Table 5: Carshare Locations

Number of VehiclesCarshare Location

Zipcar

2 vehicles

1 vehicle

N Monroe & 9th Street N (Virginia Square-GMU Metro Station)

N Pollard & Fairfax Drive

3vehiclesTotal

[ BikeScore )( Walk Score ) 25-eg.

SITESITE

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Figure 20; Summary of Walkscore and Bikescore

33

October 12, 2018

EAmerican Legion Redevelopment MMTA

Parking

A total of 96 parking spaces are proposed in the below grade

garage. Of these spaces, 76 will be allocated to residential use

and 20 spaces will be allocated to the American Legion, as

shown in Table 6.

Project Design

This section reviews the transportation components of the

American Legion development, including the proposed site plan

and access points. It includes descriptions of the site's vehicular

access, loading, parking, and bicycle and pedestrian

accommodations.This results in a residential parking ratio of 0.48 spaces per unit.

Although this ratio is lower than the current zoning

requirement for residential parking, the proposed ratio is

expected to accommodate the anticipated parking demand

generated by the residential building. The County Board

recently adopted the new Off-Street Parking Guidelines for

Multi-Family Residential Projects in the Rosslyn-Ballston and

Jefferson Davis Metro Corridors. The guidelines recognize that

a lower on-site parking ratio, ranging from 0.2 to 0.6 spaces per

unit depending on distance to Metro and the commitment of

affordable units, may be appropriate for a project, among

other considerations.

The proposed development is located in the Virginia Square

area of Arlington, VA on the site of the existing American

Legion lot, in an area bounded by 13th Street N to the north,

Washington Boulevard to the south, N Lincoln Street to the

west, and N Kirkwood Road to the east. The site location is

shown in Figure 1. The proposed site plan for the

redevelopment is shown in

Figure 21.

The proposed American Legion development will include a total

of approximately 6,000 SF of American Legion space and 160

affordable residential dwelling units. In this case, the proposed development is located across





for affordable units. The proposed development is consistent

with these parking ratios.

Site Access

As shown in

Figure 21, there will be vehicular and pedestrian access to the

American Legion and residential building via the proposed alley

running along the western frontage of the site to Washington

Boulevard. The site will also utilize this alley to provide access

to loading facilities. The alley will function as a dead end with a

vehicular turnaround until such time as other surrounding

transportation improvements are implemented per the GLUP

study.

Table 6: Proposed Parking Supply

Parking Garage Supply

Residential

American Legion

76 Spaces

20 Spaces

Total 96 Spaces

The existing surface parking lot will be replaced with a below

grade garage, accessible from the proposed alley. Figure 1

details the local roadway connections of the development. Bicycle and Pedestrian Facilities

The project will include short-term and long-term bicycle

parking spaces. Short-term bicycle parking spaces will be placed

along the south side of the site, along Washington Boulevard.

67 secure long-term bicycle spaces will be provided within the

building, with 29 interior spaces on the ground level and 28

spaces within the garage exclusively for residents. 20 of these

spaces will be horizontal, complying with regulations.

Loading

Loading access for the development will be provided on the

western frontage via the proposed alley. The loading dock for

will contain two (2) 30-foot berths. The number of loading

facilities on site will meet the project's needs. The loading

docks supply the appropriate facilities to accommodate the

practical needs of the site.Pedestrian facilities directly surrounding the site will be

improved along Washington Boulevard and the proposed alley

to provide a more inviting pedestrian environment and comply

with the improvements laid out in the Arlington County Master

34October 12, 201B


Transportation Plan. The existing pedestrian facilities around

the site provide a quality walking environment with issues in

certain locations due to curb ramp or sidewalk width

deficiencies. This project will reduce deficiencies by replacing

narrow sidewalks along Washington Boulevard adjacent to the

site with a wider sidewalk and providing improved sidewalk

and streetscape features throughout the site. Per

recommendations outlined in the final Washington Boulevard

& Kirkwood Road Special GLUP Study Plus, the alley will serve

as a north-south pedestrian and bicycle connection, and

provide additional connectivity to 12th Street N. The design of

the site will not preclude additional pedestrian and bicycle

recommendations from the GLUP study that are expected to be

implemented as part of future developments.

35

October 12, 2018

&American Legion Redevelopment MMTA

Development Program:

i i i i A. i ' American Legion - approx. 6,000 sfResidential - approx. 160 units

Vehicle Parking - 96 spacesBicycle Parking - 67 spaces

Entrance to ParkingGarage96 Spaces

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Figure 21: Site Access

36October 12, 2018

©American Legion Redevelopment MMTA

mode split assumptions were developed for the American

Legion based on the anticipated modes of travel during the

peak hours. Table 7 shows the mode split for the development.

The multimodal trip generation for the development is shown

in Table 8. The proposed mixed-use development will generate

approximately 39 vehicular trips in the AM peak hour and 47

vehicular trips in the PM peak hour. Because the American

Legion currently operates out of the site, trips generated by the

American Legion are already on the surrounding roadway

network. Only the residential use is expected to generate new

trips on the roadway network. As such, the net new trips on the

surrounding roadway network equates to 27 AM peak hour

trips and 32 PM peak hour trips.

Trip Generation

This section outlines the transportation demand of the

proposed American Legion development. It summarizes the

projected trip generation of the site by land use and by mode,

which forms the basis for the chapters that follow.

Traditionally, weekday peak hour trip generation is calculated

based on the methodology outlined in the Institute of

Transportation Engineers' (ITE) Trio Generation. 10th Edition.

This methodology was supplemented to account for the urban

nature of the site (Trip Generation provides data for non-urban,

low transit uses) to generate trips for multiple modes.

Residential trip generation was calculated based on ITE Land

Use 221, Multifamily Housing (Mid-Rise).

As noted previously, the site is currently occupied by one

building serving the American Legion. As part of the proposed

development, the American Legion will continue to operate out

of the site with similar programming. As such, the American

Legion peak hour vehicular trip generation was determined

based on existing driveway counts and anticipated to stay the

same in the Future conditions.

Table 7: Mode Split by Land Use

ModeLand Use

WalkAuto Transit Bike

2% 3%American Legion 70%

Residential

25%

45% 45% 3% 7%

The site has multiple bus stops surrounding the site and a

Metro station near the site. It is expected that a significant

portion of the residents will travel by Metrorail, bus, taxi or on

foot/by bicycle during the peak hours, rather than by personal

vehicle. Based on this, a 55% transit reduction was assumed for

the proposed residential use. In order to project non-auto trips,

Table 8: Multimodal Trip Generation

PM Peak HourAM Peak HourMode Land Use

TotalTotal OutInOutIn

3 veh/hr 12 veh/hr 15 veh/hr

19veh/hr 12 veh/hr 32 veh/hr





American Legion

Residential

Total

Auto

5 ppl/hr

36 ppl/hr

41 ppl/hr

1 ppl/hr

22 ppl/hr

23 ppl/hr

4 ppl/hr

14 ppl/hr

18 ppl/hr

5 ppl/hr

30 ppl/hr

35 ppl/hr

4 ppl/hr

8 ppl/hr

12 ppl/hr

1 ppl/hr

22 ppl/hr

23 ppl/hr

American Legion

Residential

Total

Transit

0 ppl/hr

1 ppl/hr

1 ppl/hr

0 ppl/hr

2 ppl/hr

2 ppl/hr

0 ppl/hr

1 ppl/hr

1 ppl/hr

0 ppl/hr

1 ppl/hr

1 ppl/hr

0 ppl/hr

2 ppl/hr

2 ppl/hr

0 ppl/hr

4 ppl/hr

4 ppl/hr

0 ppl/hr

1 ppl/hr

1 ppl/hr

American Legion

Residential

Total

Bike

1 ppl/hr

2 ppl/hr

3 ppl/hr

1 ppl/hr

5 ppl/hr

6 ppl/hr

0 ppl/hr

3 ppl/hr

3 ppl/hr

0 ppl/hr

3 ppl/hr

3 ppl/hr

0 ppl/hr

1 ppl/hr

1 ppl/hr

American Legion

Residential

Total

Walk

37

October 12, 2018


Study Area, Scope, & Methodology

This section outlines the vehicular trips generated in the study

area along the vehicular access routes and defines the analysis

assumptions.

Traffic Operations

This section provides a summary of an analysis of the existing

and future roadway capacity in the study area. Included is an

analysis of potential vehicular impacts of the American Legion

development and a discussion of potential improvements.The general methodology of the analysis follows industry

standards on the preparation of transportation impact

evaluations of site development, unless stated otherwise.The purpose of the capacity analysis is to:

Determine the existing capacity of the study area

roadways;

Determine the overall impact of the project on the study

area roadways; and

Discuss potential improvements and mitigation

measures to accommodate the additional vehicular trips

Capacity Analysis Scenarios

The vehicular analyses are performed to determine if the

proposed development will lead to adverse impacts on traffic

operations. This is accomplished by comparing future

scenarios: (1) without the proposed development (referred to

as the Background conditions) and (2) with the development

approved and constructed (referred to as the Future

conditions).This analysis was accomplished by determining the traffic

volumes and roadway capacity for the following scenarios:

Study Area

The study area of the analysis is a set of intersections where

detailed capacity analyses are performed for the scenarios

listed above. The set of intersections included are those

intersections most likely to have potential impacts or require

changes to traffic operations to accommodate the proposed

development.

1. 2018 Existing Conditions

2. 2022 Future Conditions without the development (2022

Background)

3. 2022 Future Conditions with the development (2022

Total Future)

The capacity analysis focuses on the morning and afternoon

commuter peak hours, as determined by the existing traffic

volumes in the study area.Based on the projected future trip generation and the location

of the site access points, the following intersections were

chosen for analysis:The following conclusions are reached within this chapter:

1. Washington Boulevard and N Lincoln Street (west)

2. Washington Boulevard and N Lincoln Street (east)

3. Washington Boulevard and Founders Way N

4. Washington Boulevard and Site Driveway

5. Washington Boulevard and N Kirkwood Road

There are two (2) study intersections that operate at

unacceptable levels of service during at least one study

scenario.

One (1) study intersection is signalized with a movement

that experiences delays under existing and background

conditions. As the increase in delay is minimal, no

mitigation is recommended at this location.

One (1) study intersection is unsignalized with a

movement that experiences delays in total future

conditions. As the movement will generate minimal

outbound trips, no mitigation is recommended at this

location.

Overall, this report concludes that the project will not

have a detrimental impact to the surrounding

transportation network.

Figure 7 shows the study area intersections.

Geometry and Operations Assumptions

The following section reviews the roadway geometry and

operations assumptions made and the methodologies used in

the roadway capacity analyses.

Existing Geometry and Operations Assumptions

A description of the roadways within the study area is

presented below in Table 9. The existing local roadway network

including lane configurations and intersection control is

detailed in and illustrated in Figure 22.

38October 12, 2018


The lane configurations and traffic controls for the 2022 Future

Conditions shown in Figure 23.

The geometry and operations assumed in the existing

conditions scenario are those present when the main data

collection occurred. Gorove/Slade made observations and

confirmed the existing lane configurations and traffic controls

at the intersections within the study area.

2022 Background Geometry and Operations Assumptions

(without the project)

Following industry standard methodologies, a background

improvement must meet the following criteria to be

incorporated into the analysis:

Be funded; and

Have a construction completion date prior or close to the

proposed development.

No changes are assumed to be in place by 2022. The lane

configurations and traffic controls for the 2022 Background

Conditions are consistent with the existing lane configurations

shown in Figure 22.

2022 Future Geometry and Operations Assumptions (with the

project)

Under full build-out, the geometry and operations assumptions

are primarily that which were observed under background

conditions with one (1) minor change: The removal of the

existing American Legion driveway and the installation of the

proposed north-south alley connecting the site with

Washington Boulevard.

Table 9: Existing Roadway Network

On-Street

ParkingSpeed ADTClassification* LanesRoadway

Minor Arterial (VDOT)

West of N Lincoln St - Arterial Type D;

East of N Lincoln St - Arterial Type B;

East of N Kirkwood- Arterial Type D (Arlington)

30 mph 19,0004 NoWashington Boulevard

Minor Arterial (VDOT)

North of 13th St N - Arterial Type E;

South of 13th St, North of Washington -- Arterial Type D;

South of Washington, North of Fairfax - Arterial Type A (Arlington)

30 mph2-4 Yes 8,400N Kirkwood Road

South of Washington- Major Collector (VDOT)

North of Washington - Neighborhood Minor;

South of Washington - Arterial Type B (Arlington)

25 mph Yes 3,0002N Lincoln/Monroe Street

Minor Arterial (VDOT)30 mph 17,000Yes4Fairfax Drive

Arterial Type A (Arlington)

*From VDOT and Arlington GIS

** VDOT ADT Data from 2016

39

October 12, 2018


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40October 12, 2018


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45.

October 12, 2018

&American Legion Redevelopment MMTA

Traffic Volume Assumptions

The following section reviews the traffic volume assumptions

and methodologies used in the roadway capacity analyses.

Have a construction completion date prior or close to the

proposed development.

The proposed mixed-use development is anticipated to be

completed in 2022. According to historical data obtained from

VDOT, the average historical growth on roadway network

surrounding the study area has been low in recent years. A

0.4% annual growth rate has been assumed for the 2022

scenario.

Existing Traffic Volumes

Traffic counts were conducted at the existing study area

intersections on Thursday January 26, 2017 from 6:30 AM to

9:30 AM and 4:00 PM to 7:00 PM (Intersection 1 and 2),

Tuesday December 6, 2016 from 6:30 AM to 9:30 AM and 4:00

PM to 7:00 PM (Intersections 3 and 4), and Wednesday April 8,

2015 (Intersection 5). Based on these traffic counts, the system

peak hours are observed to occur from 7:45 to 8:45 AM and

5:15 PM to 6:15 PM. Growth rates were applied to

intersections collected in previous years in order to project

2018 existing conditions.

The existing peak hour traffic volumes grown to 2018 for the

intersections within the study area are shown in Figure 24. It

was observed that there exists a large volume imbalance of

over 200 vehicles between Intersections 4 and 5 during the

existing AM and PM peak hours. Additional volume data was

received from Arlington County which revealed similar levels of

imbalance. This volume imbalance is likely due to multiple

parking garages that serve George Mason University along

Washington Boulevard between the two intersections.

There were five (5) developments in the vicinity of the site that

were taken into consideration. The following five

developments were included in the analysis and their locations

relative to the American Legion development can be found in

Figure 25.

1) Clarendon West (Red Top Cab): The site is located in

Virginia Square at the southeast corner of Washington

Boulevard and 13th Street N. It is expected to be open

by 2020 and will replace the existing Red Top Cab

properties in Clarendon with three multi-family

residential buildings with 584 dwelling units and 1,295

SF of retail space. The project is expected to generate

107 net weekday AM peak hour vehicle trips and 137

net weekday PM peak hour vehicle trips based on the

Traffic Impact Study prepared by Gorove/Slade

Associates dated May 5, 2015.

The existing turning movement counts are included in

Appendix C.

2) 4000 & 4040 Fairfax Drive (Carpool): The site is

located in Virginia Square on the north half of the

block between N Quincy Street and N Randolph Street,

9t!l Street N, and Fairfax Drive. The existing site

includes the Carpool restaurant. The project will

redevelop the site to include a new residential building

with approximately 330 dwelling units and 8,000 SF of

ground floor retail. The proposed project build-out

year is 2020. The project is expected to generate

approximately 93 weekday AM peak hour vehicle trips

and 77 net weekday PM peak hour vehicle trips based

on the Traffic Impact Study prepared by Wells &

Associates dated November 26, 2014.

Future (2022) without Development Traffic Volumes

Traffic projections for the background conditions typically

consist of the existing volumes with two additions:

Inherent growth on the roadway (representing regional

traffic growth).

Traffic generated by developments expected to be

completed prior to the project (known as background

developments); and

Following industry methodologies, a background development

must meet the following criteria to be incorporated into the

analysis:

Be located in the study area, defined as having an origin

or destination point within the cluster of study area

intersections;

Have entitlements; and

3) Arlington County JFAC (Phase 3): The site is located in

Virginia Square on the east side of N Quincy Street

between 14th Street S and 1-66. The redevelopment

of the site is planned to be completed in multiple

42October 12, 2018


percentage growth rates. According to historical data obtained

from VDOT, the average historical growth on the roadway

network surrounding the study area has been low in recent

years. A 0.4% annual growth rate has been assumed for the

2022 scenario.

phases. In the interim phase, which is planned to be

completed by 2022, the site is expected to be

primarily used for vehicle storage with minimal to no

vehicular trips during the peak hours. As such, no

vehicular trips were assumed for this development.

Trips generated by the approved background developments,

shown in Figure 26 and inherent growth on the roadway

network were added to the existing traffic volume in order to

generate Future (2022) Conditions without Development traffic

volumes. The Future (2022) without Development traffic

volumes are shown in Figure 27.

Future (2022) with Development Traffic Volumes

The Future (2022) with Development traffic consists of the

Future (2022) without Development volumes with the addition

of the traffic volumes generated by the proposed development

and removal of the existing site trips. Thus, the 2022 Total

Future traffic volumes with the development include traffic

generated by: the existing volumes, the background

developments, the addition of trips generated by the proposed

project, and the removal of existing site trips.

4) 11th Street Development: The site is located in

Virginia Square at the northwest corner of Washington

Boulevard and N Kirkwood Road. It is expected to be

open by 2020 and will include a residential building

with 254 dwelling units. The project is expected to

generate 37 net weekday AM peak hour vehicle trips

and 7 net weekday PM peak hour vehicle trips based

on the Traffic Impact Study prepared by Wells &

Associates dated June 12, 2018.

5) Ballston United Methodist Church The site is located

in Virginia Square at the northwest corner of Fairfax

Drive and North Stafford Street. It is expected to be

open by 2019 and will include up to 138 residential

dwelling units and 23,030 SF of church space with a

pre-school. The project is expected to generate 33 net

weekday AM peak hour vehicle trips and 44 net

weekday PM peak hour vehicle trips based on the

Traffic Impact Study prepared by Wells & Associates

dated April 1, 2016.

The distribution of site trips was based primarily on existing

volumes, anticipated traffic patterns, and other recent studies

conducted in the area. The peak hour trips were calculated and

assigned to the roadway network based on the traffic

distribution shown in Figure 28. The trips generated by the site

are presented in Figure 29. The existing trips removed from the

network are shown in Figure 30. The future (2022) traffic

volumes with the development are presented in Figure 31.

The total traffic generated by the background developments

are presented in Table 10. Diagrams showing the trips

generated by each background development are presented in

Appendix E.

While background developments represent local traffic

changes, regional traffic growth is typically accounted for using

43

October 12, 2018

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44October 12, 2018

G3American Legion Redevelopment MMTA

Table 10: Traffic Generated by Background Developments

Trip Generation

PM Peak HourAM Peak HourLand Use

TotalOutTotal InOutIn

Clarendon West (Red Too Cab 1 111

13786 5110785Total Net New Vehicle-Trips 22

4000 8i 4040 Fairfax Drive (Carpool) 121

22 775570 93Total New Vehicle-Trips 23

Arlington County JFAC (Phase 3)

0 0000 0Total New Vehicle-Trips

11th Street Development131

17) 7(6) 1443 37Total Net New Vehicle-Trips

Ballston United Methodist Church (4)

16 442827 336Total Net New Vehicle-Trips

82 265183270Total Background Trips 45 225

(1): Extracted from Clarendon West Residential Redevelopment TIS (05.05.15) prepared by Gorove/Slade Associates

(2): Extracted from 4000 N Fairfax Drive TIA (11.26.14) prepared by Wells + Associates

(3): Extracted from Washington and Kirkwood TIA (06.12.18) prepared by Wells + Associates

(4): Extracted from 4201 Fairfax Drive TIA (04.01.16) prepared by Gorove/Slade Associates

45

October 12, 2018


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46October 12, 2018

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47

October 12, 2018


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48October 12, 2018


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October 12, 2018


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50October 12, 2018

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51

October 12, 2018

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52October 12, 2018


The results of the intersection capacity analyses for the AM and

PM peak hours are presented in Figure 32 and Figure 33,

respectively. These results are expressed in level of service

(LOS) and delay (seconds per vehicle) per movement and

presented in Table 11.

The detailed analysis worksheets are included in Appendix D,

Appendix F, and Appendix G for the existing conditions, future

without development conditions, and future with development

conditions, respectively.

For the purpose of this analysis, it is desirable to achieve a level

of service (LOS) of D or better for each lane group at the

intersections. The capacity analysis results indicate that all

movements operate at acceptable LOS under the Future (2022)

with Development Conditions, with the exception of the

following intersections:

• Washington Boulevard & N Lincoln Street (west)

Vehicular Analysis Results

Intersection Capacity Analysis

Intersection capacity analyses were performed for the three

scenarios outlined previously at the intersections contained

within the study area during the morning and afternoon peak

hours. Synchro, version 9.1 was used to analyze the study

intersections based on the Highway Capacity Manual (HCM)

methodology and includes level of service, delay, and queue

length comparisons for the turning movements analyzed.

Signalized intersections were evaluated using HCM 2000 and

unsignalized intersections were evaluated using HCM 2010.

Peak hour factors were applied in accordance with Traffic

Impact Analysis Regulations Administrative Guidelines prepared

by VDOT dated November 2015. As such, peak hour factors by

approach between 0.85 and 1.00 were used for the existing

year analysis. Where the calculated peak hour factor based on

the existing turning movement counts was greater than 0.85,

the calculated factor was applied. Where the calculated factor

was 0.85 or less, a factor of 0.85 was applied.

Peak hour factors by approach between 0.92 and 1.00 were

used for all future 2022 scenarios. Where the calculated peak

hour factor based on the existing turning movement counts

was greater than 0.92, the calculated factor was applied.

Where the calculated factor was 0.92 or less, a factor of 0.92

was applied.

A heavy vehicle percentage of 2% was used for existing

movements unless determined to be higher from the turning

movement counts, in which case the higher percentage was

used. A default heavy vehicle percentage of 2% was used for

any new movements.

Existing signal timings were previously obtained from Arlington

County for signalized intersections in the study area. These

timings were verified in the field by Gorove/Slade and adjusted

where necessary.

The LOS capacity analyses were based on: (1) the peak hour

traffic volumes; (2) the lane use and traffic controls; and (3) the

Highway Capacity Manual (HCM) methodologies (using the

Synchro software). The average delay of each approach and

LOS is shown for the signalized intersections in addition to the

overall average delay and intersection LOS grade. Detailed LOS

descriptions and the analysis worksheets are contained in the

Technical Attachments.




Queuing Analysis

In addition to the capacity analyses, a queuing analysis was

performed at the study intersections. The queuing analysis was

performed using the Synchro software. The 50th percentile and

95th percentile maximum queue lengths are shown for each

lane group at the study area signalized intersections. The 50th

percentile maximum queue is the maximum back of queue on a

typical cycle. The 95th percentile queue is the maximum back of

queue with 95th percentile traffic volumes. For unsignalized

intersections, the 95th percentile queue is reported for each

lane group (including free-flowing left turns and stop-

controlled movements) based on the HCM calculations.

Table 12 show the 95% and 50% queuing results, expressed in

feet, for the study area intersections during the AM and PM

peak hours, respectively. The proposed development is

considered to have an impact on queuing if the 95th percentile

queue length increases by more than 150 when compared to

the future (2022) without development scenario. The queuing

analysis results generally align with the HCM capacity analysis

results and generate the same overall conclusions.

53

October 12, 2018


Mitigations

This section discusses the intersection that operate at

unacceptable levels with the study area. Based on the

operations of the intersections, the following conclusions were

made:

Washington Boulevard and N Lincoln Street (west)


Lincoln Street already operates at LOS E under Existing and

Future (2022) without Development Conditions and

continues to operate at LOS E under Future (2022) with

Development Conditions. During the PM peak hour, the

delay at this movement stays the same under Future

(2022) with Development Conditions.

There are no additional trips along this approach as a

result of the development and no change in delay. As such,

no mitigations are recommended at this location.

Washington Boulevard and Site Driveway


proposed alley serving the site is projected to operate at

LOS E under Future (2022) with Development Conditions

after operating at LOS D under Existing and Future (2022)

without Development Conditions.

Trips exiting the proposed development total 24 vehicles

(11 making a left and 13 making a right), which amounts to

less than one (1) vehicle per minute. In addition to the low

volume projected, the proposed alley is adjacent to the

signalized intersection at Founders Way N. It is expected

that traffic along Washington Boulevard will be metered to

provide sufficient gaps for vehicles to make a turn. As a

result, no mitigations are recommended at this location.

54October 12, 2018


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56October 12, 2018


Table 11: Capacity Analysis Results

Existing (2018) Background (2022) Total Future (2022)

Intersection MovementAM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour

Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS

Washington Blvd & N Lincoln St (west) Overall

Eastbound Thru

Eastbound Thru/Right

Westbound Left/Thru

Westbound Thru

10.6 B 14.7 B 9.9 14.3A 9.9 AB 14.3 B

7.6 7.2 A 7.3A 7.3 A 7.3 AA 7.3 A

7.6 A 7.2 A 7.3 A 7.3 A 7.3 A 7.3 A

2.3 6.2 AA 2.2 A 6.0 2.3 AA 6.0 A

2.3 A 6.2 A 2.2 A 6.0 2.3A A 6.0 A

Northbound Left/Right 52.0 D 58.1 E 52.0 57.6D 51.9 D 57.6E E

Washington Blvd 8i N Lincoln St (east) Eastbound Left/Thru

Eastbound Thru

9.0 A 12.3 B 9.2 12.5A 9.2 AB 12.6 B

0.5 A 0.4 A 0.6 0.4A A 0.6 A 0.4 A

Southbound Left/Right 21.4 C 27.4 D 22.8 C 29.1 D 23.0 C 29.5 D

Founders Way N & Washington Blvd Overall 2.8 A 4.4 A 2.7 4.2A A 2.7 A 4.2 A

Eastbound Left/Thru


Westbound Left/Thru

Westbound Thru/Right

Northbound Left/Thru/Right 44.2

Southbound Left/Thru/Right 44.2

2.6 2.4A A 2.6 2.3A A 2.6 A 2.3 A

2.6 A 2.4 A 2.6 2.3A 2.6 A 2.3A A

2.4 3.1 3.1A A 2.4 A 2.4 AA 3.1 A

2.4 A 3.1 A 3.12.4 A 2.4 AA 3.1 A

40.7 D 44.2 40.5D D D 44.2 D 40.5 D

38.0 D 38.0D 44.2 D 44.2 DD 38.0 D

Washington Blvd 8t Site Driveway Eastbound Left/Thru

Eastbound Thru

Southbound Left/Right

9.3 A 11.9 B 9.3 12.0A B 9.4 A 12.2 B

0.2 0.0 A 0.0A 0.2 A 0.2 A 0.2A A

23.9 C 27.7 D 24.4 C 29.0 29.3 40.5D D E

N Kirkwood Road 8i Washington Blvd Overall

Eastbound Left/Thru


Westbound Left/Thru

Westbound Thru/Right

Northbound Left

Northbound Thru/Right

Southbound Left/Thru

Southbound Thru/Right

25.5 21.2 CC 26.3 C 21.8 C 27.3 C 22.0 C

29.0 C 17.7 B 30.5 C 17.9 32.6 C 18.3B B

29.0 C 17.7 30.5 C 17.9 32.6 CB B 18.3 B

10.9 B 13.4 13.8 11.2B 11.1 B B B 13.9 B

10.9 13.4 13.8B B 11.1 B 11.2 B 13.9B B

33.9 C 30.7 C 34.3 32.3D C 34.5 C 33.0 C

36.0 D 31.1 C 36.3 31.3 36.3D C D 31.3 C

36.9 36.0 37.4D D 37.6 D 37.7 DD 37.6 D

36.9 D 36.0 D 37.6 D 37.4 37.7D D 37.6 D

57

October 12, 2018


63

Table 12: Queuing Results

Existing (2018) Background (2022) Total Future (2022)Storage

Length AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour

50th 95th 50th 95th 50th 95th 50th 95th

Intersection Lane Group

(ft) 50th 95th 50th 95th

%% % % % % % % % % % %1. Washington Blvd & Eastbound TR

N Lincoln St (west)340 200 323 75 102 83201 324 111 201 325 84 113

Westbound LT

Northbound LR

45 9 8384 70 6310 13 74 10 15 61 72

265 139 192 #360207 206 #358130 197 198130 206 #358

2. Washington Blvd &. Eastbound LT

N Lincoln St (east)45 3 3 3 3 3 3

Westbound Thru

Westbound Right

Southbound LR

0190 0 0 0 0 0

125 0 0 0 0 0 0

23240 35 23 38 23 38

3. Founders Way N 8i

Washington BlvdEastbound LTR 103190 98 57 63 10398 54 98 103m61 m6155

Westbound LTR 56 6760 106 124 56 76 107 125 56 73 110 129

Northbound LTR 900 0 3 6629 0 1 26 67 0 1 26 67

Southbound LTR 0 0 0 070 0 0 0 0 0 0 0 0

4. Washington Blvd & Eastbound LT

Site Driveway060 0 0 0 0 3

Westbound TR

Southbound LR

0520 0 0 0 00

275 0 8 0 8 13 18

5. N Kirkwood Road & Eastbound LTR

Washington Blvd98520 400 #551 80 81 101 412 #578402 #567 83 103

Westbound LTR 200 103 136 158 204 171112 146 219 112 148 220172

Northbound Left 62305 28 26 59 64 3129 69 30 67 33 74

Northbound TR

Southbound LTR

174305 107 100 163 180 104 180111 172 111 104 172

137540 98 142 196 105 152 151 106211 153 213152

# 95th percentile volume exceeds capacity, queue may be longer,

m Volume for 95th percentile queue is metered by upstream signal.

58October 12, 2018



a. Prepare a Parking Management Plan to show how

adjacent curb space to the site will be designated for

parking and potential on-street loading zones.

b. Provide effective directional signage to direct residents

and visitors to appropriate location on the property, to

include provision for the items specified in the Parking

Management Plan.


A Transportation Management Plan (TMP) has many

components that are tailored to accommodate a given facility

with the goal being the reduction of automobile trips by

encouraging alternative forms of transportation. A few of the

typical TMP components include the establishment of a TMP

coordinator, the distribution of transit literature, the

establishment of ride-sharing programs, and the on-site sale of

discounted fare media. Management measures taken by the

American Legion project can be monitored and adjusted as

needed to continually create opportunities to reduce the

amount of vehicular traffic generated by the site.

The TMP will include a schedule and details of implementation

and continued operation of the elements in the plan. The

location of the site near the Virginia Square-GMU and

Clarendon Metrorail Stations allows for a TMP that may

include, but not be limited to, the following:


a. Provide website hotlinks to CommuterPage.com

under a "transportation information" heading from the

property manager's websites regarding this site.

b. Distribute new-resident and new-employee packages,

materials provided by Arlington County including site-

specific transit-related information to all residents and

all on-site employees of the building management

company.

c. Place a reference to the Virginia Square-GMU Metrorail

Station, the Clarendon Metrorail Station, and nearby

bus routes in promotional materials and ads.

d. Cooperate, at no cost to the Applicant, with Arlington

County to assist the County in implementing a transit-

advertising program that will distribute information

four times per year to all residents and employees.

e. Participate in regionally sponsored clean air, transit,

and traffic mitigation promotions by posting notice of

such promotions in locations within the building.

f. Provide marketing support to encourage ridesharing.

TM


a. The Applicant will maintain an active membership in

Arlington Transportation Partners (ATP), or successor

entity at no cost to the developer, on behalf of the

property management company.

b. The Applicant will designate a member(s) of the

building management team as Property Transportation

Coordinator (PTC) who will be the primary point of

contact with the County and undertake the

responsibility for coordinating and completing all TMP

obligations.

c. Provide contributions for Arlington County Commuter

Services (ACCS) as negotiated with Arlington County

staff during the 4.1 Site Plan process.


a. Reimburse the County, for a specified amount subject

to CPI, for and participate in a transportation

performance monitoring study at two years, five years,

and at each subsequent five years (at the County's

option) after issuance of first Certificate of Occupancy.

b. During the first year of startup of the TMP and on an

annual basis thereafter for a duration of years to be

determined, the Applicant will submit an annual letter

to the County Manager describing the TDM related

activities of the site.

Facilities and Improvements

a. Provide in the new buildings one information display

with transportation related information for residents,

employees and visitors, the content/design/location of

which shall be mutually agreeable to ACCS and

Applicant.

b. Comply with requirements of the Site Plan conditions

to provide bicycle parking/storage facilities and

construction worker parking.

59

October 12, 2018


residential uses and 20 will be allocated to the American

Legion.Summaryand Conclusions

This report presents findings of a Multimodal Transportation

Review (MMTA) conducted for the American Legion project.

The purpose of this study is to evaluate whether the project

will generate a detrimental impact to the surrounding

transportation network. This evaluation is based on a technical

comparison of the existing conditions, background conditions,

and future conditions. This report concludes that the project

will not have a detrimental impact to the surrounding

transportation network assuming that all planned site design

elements are implemented.

Site Location and Study Area



Lincoln Street and N Kirkwood Road. The study area is bounded

by 13th Street N to the north, Washington Boulevard to the

south, N Lincoln Street to the west, and N Kirkwood Road to

the east. Regional access to the site is provided via 1-66 and VA-

237 (Washington Boulevard). Vehicular access to the garage

will be provided via a new alley connection along the western

frontage of the site. This alley will provide access to loading and

the below grade parking garage.

A parking ratio of 0.48 spaces per residential unit is proposed

for the residential component. Although this ratio is lower

than the current zoning requirement for residential parking,

the proposed ratio will accommodate the anticipated parking

demand generated by the residential building. The County

Board recently adopted the new Off-Street Parking Guidelines

for Multi-Family Residential Projects in the Rosslyn-Ballston

and Jefferson Davis Metro Corridors. The guidelines recognize

that a lower on-site parking ratio, ranging from 0.2 to 0.6

spaces per unit depending on distance to Metro and the

commitment of affordable units, may be appropriate for a

project, among other considerations.

In this case, the proposed development is located across





for affordable units. As such, it is expected that the proposed

parking ratio is sufficient for the project.

Loading access for the building will be provided on the west

side of the site via the proposed alley. The loading dock will

contain two (2) 30-foot berths. The number of loading facilities

on site is expected to meet the project's needs.

The study area consists of five intersections along Washington

Boulevard.

Proposed Project

The American Legion site is currently occupied by one building

serving the American Legion and a surface parking lot. The site

is currently shown as a service commercial and semi-public

land use in the General Land Use Plan (GLUPJ. However, the

Washington and Kirkwood Special GLUP Study Plus, adopted in

November of 2017, requested a designation of "Medium"

Residential

Multi-Modal Impacts and Recommendations

Transit

The subject site is well-served by transit:

• There are eight (8) bus stops within Ji-mile of the site.

These stops are directly served by WMATA

(Metrobus), Arlington Transit (ART), and OmniRide

routes.

• The site is located 0.3 miles (or a 6 minute walk) from

the Virginia Square-GMU Metro station, which serves

the Orange and Silver lines.

• The Virginia Square-GMU Metro Station is served by

four (4) bus routes provided by Metrobus and ART.

Bus stops adjacent to the site are well used, with the 38B line

seeing the highest boardings and alightings at bus stops near

the site. There is available capacity along the corridor to

The proposed development will include one mixed-use building

with approximately 6,000 SF of American Legion space and 160

affordable dwelling units. The building will be seven (7) stories

high with frontage on Washington Boulevard.

Vehicular access to the site will be provided by a new alley

along the western frontage of the site, replacing the existing

driveway along the eastern frontage of the site. The alley will

provide access to a below grade parking garage, containing 96

spaces. Of these 96 parking spaces, 76 will be allocated to

60October 12, 2018




accommodate additional transit trips including those generated

by the American Legion development.

In order to determine the impacts of the proposed

development on this transportation network, this report

projects future conditions with and without the development

of the site and performs analyses of intersection delays.

The proposed development will generate 35 transit trips during

the AM peak hour and 41 during the PM peak hour. Although

the development will be generating new transit trips on the

network, the existing facilities have sufficient capacity to

handle the new trips.

The proposed development will generate approximately 39

vehicular trips in the AM peak hour and 47 trips in the PM peak

hour.

Pedestrian

The site is surrounded by a well-connected pedestrian network.

The pedestrian facilities around the site provide a quality


curb ramp or sidewalk width deficiencies. This project will

reduce deficiencies by replacing narrow sidewalks adjacent to

the site with wider sidewalks and providing improved sidewalk

and streetscape features throughout the site.

Vehicular traffic operations in the study area are good overall.

All intersection movements within the study area operate at

the target Level of Service (LOS) D or better during the peak

hours under the Future (2022) with Development Conditions,

with the exception of the following:

• Washington Boulevard & N Lincoln Street (west)The proposed site design improvements will integrate

pedestrian recommendations from the Washington and

Kirkwood Special GLUP Study Plus. It will not preclude the

incorporation of additional recommendations in the GLUP

study that may be a part of adjacent developments.





Lincoln Street operates at LOS E under Existing and Future

(2022) without Development Conditions and continues to

operate at LOS E under Future (2022) with Development

Conditions. During the PM peak hour, the delay does not

change under Future (2022) with Development Conditions.

Given the urban nature of the area and the negligible impact

from the development, no mitigations are recommended at

this location.

The proposed development will generate four (4) walking trips

in the AM peak hour and six (6) in the PM peak hour.

Bicycle



Drive, which connect to the Custis Trail to the north.

The proposed development will generate two (2) bike trips in

the AM peak hour and two (2) in the PM peak hour.

The site will provide 67 long-term bicycle parking spaces within

the parking garage in accordance with County requirements,

and short-term bicycle parking spaces will be provided along

the perimeter of the site.

Vehicular



connections to 1-395, 1-66, George Washington Memorial

Parkway, and ultimately the Capital Beltway (1-495) that

surrounds Washington, DC and its inner suburbs as well as




proposed alley serving the site is projected to operate at LOS E

under Future (2022) with Development Conditions after

operating at LOS D under Existing and Future (2022) without

Development Conditions. The alley is expected to observe 24

vehicle trips during the PM peak hour, or fewer that one (1) trip

per minute. In addition, the proposed alley is adjacent to the

signalized intersection at Founders Way N, where traffic may

be metered to provide acceptable gaps for turning vehicles. As

a result, no mitigations are recommended at this location.

61

October 12, 2018


&


ATMP will be required for the project based on the County's

requirements, and a framework for a TMP is included in this

report. A few of the typical TMP components include the

establishment of a TMP coordinator, the distribution of transit

literature, the establishment of ride-sharing programs, and the

on-site sale of discounted fare media. Management measures

taken by American Legion projects can be monitored and

adjusted as needed to continually create opportunities to

reduce the amount of vehicular traffic generated by the site.

62October 12, 2018

CONCEPTUAL SITE PLAN

REPORT

01174157-1

ItDEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT

Planning Division

ARLINGTON2100 Clarendon Boulevard, Suite 700, Arlington, VA 22201TS. 703-228-3525 FAX 703-228-3543 tmw.orSnahnva.us

VIRGINIA

Conceptual Site Plan Review Report

Project Name: 3445 Washington Boulevard, APAH/American Legion

Applicant APAHRepresentative: Matthew J. Weinstein, Esq.CPHD StaffLead: Peter Schulz

Staff Meeting with Applicant: June 8, 2018

Report Issued: June 8, 2018

Site Information

Location: 3445 Washington Boulevard. North side ofWashington Boulevard. (RPC #1508601 1)

Site Area: 58,250 s.f. (surveyed), 56,092 s.f. (tax records).

Property Owner: Arlington Post No. 139 Department ofVirginia The American Legion

GLUP Designation: "Service Commercial" and "Semi-Public". However, in November 2017the County Board approved a request to advertise a change to the GLUP to "Medium" Office-Apartment-Hotel concurrent with a rezoning or site plan application. Note 27 on the GLUP:"This area is subject toJurtherplanning guidance asprovided in the "Washington Boulevard

and KirkwoodRoad Special GLUP Study and Concept Plan, " adopted by the County Board on1 1/18/17."

Sector/Area Plan: "Washington Boulevard andKirkwoodRoad Special GLUP Study andConceptPlan, " adopted by the County Board on 1 1/1 8/17.

Existing Zoning: "C-2" and "R-5"

Proposed Zoning: "C-O-2J".

American Legion/APAH Conceptual Site Plan Review Report Page 2

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~~I ISITE PLAN

l__lLrr.Pro'ect Information

Potential Other

Applications: GLUP Change to "Medium" Ofiice-Apartment-Hotel; Rezoning to "C-O-2.5"

A new site plan for a seven-story (maximum height of 85 feet) multi-family building with. 160 dwelling units, incorporating a new 6,000 s.f.ground floor meeting space for the American Legion post All dwellingunits are proposed to be affordable. The develops- proposes 64 parkingspaces (.4 spaces per unit) for the residential use, and 20 parking spacesfor the American Legion use (1 space/300 s.£).

Proposal:

Density: The "C-O-2.5" zoning district permits multi-family dwelling units at adensity ofup to 115 units per acre, and all other permitted uses at up to a2.5 FAR. The proposed residential density is 124 units/acre. Thedeveloper proposes 12 units ofbonus density for the provision of on-siteaffordable housing. The proposed density for the American Legion club

use is 2.75 FAR.

American Legion/APAH Conceptual Site Plan Review Report

Residential parking spaces reduced to .4 spaces/unit; bonus density for

LEED Commercial; bonus density for on-site affordable housing.Modifications:

Preliminary Staff Comments

Guidance from die . Boulevard and Kirkwood Road Special GLUP Study and

Concept Plan".'

Maximum Height: 6-7 stories, up to 70-80 feet Stepping down to four (45 feet) and three stories

(35 feet) at northwest side where adjacent to single-family, (p.53) Heights are inclusive of

bonuses.Land Use: Residential/Office/Hotel . Retail or retail equivalent on ground floor Washington

Boulevard, (p.54)

Site Circulation: Vehicular access on west side ofsite, lining up with existing connection across

Washington Boulevard to the south. Vehicular access continues, when YMCA and adjacent sites

redevelop, north to 13d1 Street N. and east to Kirkwood Road. No vehicular connection to 12*Road N. North/South Pedestrian/bike connection at west ofsite, east/west pedestrian bike

connection at rear (north) ofsite in conjunction with YMCA redevelopment, ped/bike connectionto 12* Road N.

Conformance with GLUP Study PrinciplesBelow is a briefanalysis ofthe proposed development' s consistency with the Concept Plan'sprinciples.

Principle 1: Evolve the area's automobile-oriented development pattern into a pedestrian-

oriented mixed-use place through high-quality redevelopment that contributes positively to itssurroundings.

* Analysis: Theproposal is consistent with Principle 1 as it includes a medium-densitybuilding with a mixture ofresidential and institutional uses.

Principle 2: Locate, design, and sculpt new buildings to achieve deliberate and harmonious

transitions between potential mid-rise, mixed-use development and adjoining single-familyresidences; andPrinciple 11: Design projects that leverage the area's existing topography and organize buildingheight and density to continue a development pattern where density and height transition down

towards the low residential neighborhood in a sensible way.

• Analysis: Theproposalprovides a vehicular access road on the westernportion ofthe

site, providing a buffer between theproposed building and the single-family residences to

the northwest oftheproperty. This transition isfurther emphasized with the building

stepback at the northwest ofthe building starting atfloor 5, however the stepback should

be reducedfromfourfloors to threefloors to align with the Building Height andForm

ConceptMap.

Conceptual Site Plan Review ReportAmerican Legion/APAH Page 5

Printi; le 4: Enhance the pedestrian streetscape and experience along Washington Boulevardwith ground floor retail and other activating uses, including potential retention ofexisting

neighborhood businesses, amenities, and civic institutions.

• Analysis: Washington Boulevard is designated as a Type B Arterial Street (Primarily

Urban Mixed Use) in the Master Transportation Plan, which callsfor 10' to 16'

sidewalksplus a 6' landscape andfurniture zone. Theproposal includes 10 ' sidewalkswith a 6' landscape/fumiture zone which is consistent with the Master Transportation

Plan and thus consistent with Principle 4.

Theproposed building is consistent with this principle as it has a groundfloor height of17.5', promoting a strongpedestrian scalefor the groundfloor uses. Additionally, theproposed development would retain the existingAmerican Legion organization in the

new building retaining an existing civic institution.

Principle 5: Provide the appropriate amount ofon-site parking for the density and programsassociated with new development projects and strongly encourage any structures parking to bebelow grade.

• Analysis: Theproposal includes afully below-gradeparking garage with an undetermined

number ofparking spaces.

Princi le 6: Balance the creation ofnew streets and/or alleys to add connectivity and circulationacross the block, mitigate against adverse traffic impacts, respect the area's overall topography,and avoid creating excessive asphalt and impermeable surfaces at grade.

• Analysis: The proposal conceptually shows a pedestrian/bicycle connection along thewestern and northern portions ofthe site, aligning with the study 's Circulation and

Public Space Concept Map.

Principle 8: Capitalize on opportunities to achieve a diverse mix ofmarket rate and committedaffordable housing units near the Virginia Square and Clarendon areas.

• Anah'Sis: The proposed development is consistent with Principle 8 as residential unitsare 100% affordable.

Principle 9: Support the modernization of important civic and community institution facilitiesthat continue their long-established presence in the area, recognizing that this may include joint-

venture redevelopment projects with outside partners.

• Analysis: Theproposed development includes a 6,000 sq.ft. commercial space dedicatedfor use by an existing community institution, the American Legion veterans ' organization.

Principle 10; Preserve, respect and enhance the historic integrity and site conditions ofthe BallFamily Burial Grounds, while improving public visibility and access to die site.

• Analysis: While theproposed development is not contiguous to the Ball Family BurialGrounds, the east elevation and grounds ofthe development would be highly visiblefrom


the western edge ofthe cemetery. Inparticular, the location oftheplayground

area mayfail to respect/enhance the site conditions orprovide improvedpublic visibilityofthe historic resource.

Principle 15: Design all sides ofbuildings thoughtfully so that they enhance the pedestrianexperience while still accommodating parking and loading access points where needed.

• Analysis: The south elevation includes active uses along the streetscqpe, however the

north elevation includes a large blank wall.

Land Use/Density

1 . Building height adjacent to single-family properties on 12th Road must be reduced to 3stories/35 feet as per GLUP study height map (page 53).

2. Height ofbuilding at Washington Boulevard (85 feet) exceeds the GLUP study maximum

of80 feet (maximum height is an absolute cap that includes bonus density). Please

reduce, or justify need for additional height.3. Will American Legion only be LEED certified? Will the residential building be LEED,

Earthcraft, or other? Even ifAPAH will not need bonus density from LEED, some sort of

certification would be good.

4. Applicant will request bonus density for on-site affordable housing. When filing the site

plan application, die information required in Zoning Ordinance Section 15.5.9.A.2. must

be provided.5. The American Legion use will require filing ofan application and County Board

approval ofa new use permit for a "membership club" or "lodge" (see page 7-3 of the

Zoning Ordinance). The American Legion currently has a use permit for the existing club

(U-2365-83-3), which would expire when the existing building is demolished. The

Zoning Ordinance also requires that such clubs must not be operated primarily for

commercial gain (Section 12.5.13).

6. Be aware in design/fit out ofnew American Legion space, that if special events continue

to be held there, to soundproofit from adjacent residences, including the residences

inside the building.

Urban Design/Landscape

1 . Increase use ofmasonry on the facades, particularly those facing Washington and the

new side street Fiber cement panels should be used sparingly (if at all) on the primary

facades. Refer to Principle 15 of the GLUP Study ("Design all sides ofbuildings

thoughtfully so that they enhance the pedestrian experience. . .")

2. The facades ofthe building read as incredibly flat - please explore options to providesome relief (strong expression line above the ground story, comice/expression line at the

roof line, brise soleils, etc.)

American Legion/APAH Conceptual Site nan Review Report Page 7

3. The ends ofthe wings that face directly onto the cemetery should be treated with thesame care and design consideration as those facing streets. Explore ways to introducemore openings/fenestration, particularly at the ground level

4. The loading dock for the American Legion (with its curb cut and access across the

sidewalk) is disruptive to the pedestrian flow. Either consolidate it with the residentialloading dock, or drastically reduce die size of the space and design it for curbside loading(Le. remove the vehicular curb).

5. Provide detail for Washington Boulevard streetscape, including clearpath dimensions.Show how this project upholds the guiding principles ofthe Washington-KirkwoodSpecial GLUP+ Study, i.e. making it a more pedestrian-friendly environment Showlighting, street furniture, bike racks, tree pits and plantings areas.

6. Provide street trees with continuous soil panels and open tree pits of5x12 or 4x16.7. Sheet Al: Are there actually 3 front doors?8. How will this project contribute to the goal of25% tree canopy coverage within foe

Washington-Kirkwood block?9. Some ofthe renderings show trees in the area where Pham's Car Care Center building

and surface parking lot currently exist Are there plans for this parking and/or building to

be demolished? Ifnot, it should be shown accurately in plans and renderings.10. Explore ways to reduce impervious paving and manage stormwater via green

infrastructure.

11. One offoe goals offoe GLUP study was to strengthen the pedestrian and bicycleconnection from the GMU campus across to this site. Make sure to plan for this and otherintersection improvements as the design evolves.

12. Will there be screening offoe site by landscaping or fences/walls from foe adjacentsingle-family homes?

Transportation/Parking

1. Parking: The site is located outside ofthe defined Metro corridors in the Off-StreetResidential Pari In this location, the Zoning Ordinance requires aminimum ofone and one/eighth parking spaces per dwelling unit By she plan, foe

County Board may approve a modification ofthe required parking ratio. In market-ratemulrifamily site plans outside foe Metro Corridors, one parking space per dwelling unit

hfls typically been approved. Developer must provide data and information to justify a

lower parking request (statistics on parking utilization at other APAH properties,information on foe targeted income level ofresidents and typical car ownership rates,availability of on-site bicycle parking, Transportation Demand Management strategy,

proximity to area transit options and bikeshare and frequency of transit service, etc.).2. The proposed number ofparking spaces is not consistent in the materials submitted.3. GLUP Study calls for intersection improvements to pedestrian crosswalk across

Washington Boulevard Existing crosswalk signal may need to be analyzed when furtherdevelopment happens.


4. Proposed alley width to be 26' (not including the parking lane) to provide fire access;

provide AutoTurn exhibit to show emergency vehicle circulation route

5. Sidewalk does not have to be provided on the east side of the alley with the proposed

development; the alley can therefore shift to the east Future development ofthe adjacent

property should provide the appropriate sidewalk connection.

6. Applicable public access easements to be provided for the proposed alley on the west side

as well as the proposed future alley in the northern building setback. The alley in the

northern setback will only need to be constructed at the time that YMCA redevelops,

however, the County will request the developer grant the southern halfof the total

easement as part of this site plan application (YMCA will be responsible for granting the

other half).

7. Confirm that the proposed Washington Blvd. streetscape conforms to the requirements of

the 'Type B- Primarily Urban Mixed-Use" typology ofthe MTP.

8. Provide site circulation exhibits both internal to the site as well as internal to the entire

block considering future buildout. Confirm that vertical and horizontal alignments are

maintained.

9. See comments from Fire Marshal below. Access to 12th Road North may be necessary foremergency vehicles. Pedestrians and cyclists should be allowed access to 12th Road butno other motorized vehicles.

Fire Marshal

1 . The alley from Washington Blvd to the rear of the site would need to be 26 feet wide free

and clear. Any parking would need to be added to the required 26 feet. The road is

required to be 15 to 30 feet from the building. Ifthe access road is over 150 feet long a

turnaround is required. Exiting the site to N 12th Road is possible but an auto-turn would

need to be competed to ensure the tower ladder can make the turn without complications.

Ifthe egress to N 12th Rd. is used and will be restricted to other vehicular traffic then a

chain and Knox Lock would be the recommended method to prevent vehicles other than

fire apparatus from using the exit point Bollards were mentioned but fire does not

approve bollards in these situations due to maintenance and other issues.

Historic Preservation

1 . While the subject development is not contiguous to the Ball Family Burial Grounds,

to ascertain die potential for artifacts or human remains outside ofthe present-day

boundary ofthe Ball Family Burial Grounds, staffstrongly suggests preliminary

archaeological investigations, including: prepare a historic context and conduct a GIS-

based Elevation Change Analysis (as outlined in the memorandum "Archaeological

context and investigations adjacent to the Ball Family Burial Grounds" dated January 25,

201 8). HPP staff and Arlington County's contract archaeologist will coordinate with the

applicant regarding requirements and any future investigations required based on file

preliminary findings.

2. Consider how the proposed development would frame the cemetery and improve public

visibility of the site.

Conceptual Site Flan Review ReportAmerican Legion/APAH Page 9

a. Study the relocation ofthe proposed playground area so that passive open space issited closer to the vicinity of the cemetery. The active playground area may bemore appropriate in the proposed location ofthe garden area.

3. On the renderings, remove trees on the adjacent parcel and Ball Family Burial Groundsthat are outside ofdie subject development

Other

1 . Is luildin. wireless svstem is strongly encouraged, and is a high priority for die County

Conclusion

The proposed development does not comply with the GLUP study with regard to building heightand stepbacks adjacent to 1 2th Road, but otherwise generally conforms to the goals ofthe study.Staff strongly recommends revising the site plan so that the building height and stepbacks are inconformance with the plan. The proposed amount of residential parking will also be an issueduring the public review process and the applicant must make a strong case to justify theproposed amount ofresidential parking. Also, please consider revisions to the buildingarchitecture, and pay careful attention to all facades ofthe building, and continue to work withHistoric Preservation staff to minimize impacts on the Ball Cemetery.

The information discussed in this report is reflective ofstaffcomments only and should not be

considered the officialposition ofthe County Manager, Arlington County Board, and/or of

anyArlington County Commission or Committee.

CORRESPONDENCE

ACKLOWEDGING STAFF

AGREEMENT TO EXCLUSION OF

ANY PRELIMINARY SITE PLAN

SUBMITTAL REQUIREMENT

01174157-1

EarthCraft Multifamiiy

New Construction

Worksheet

EarthCraft Multifamlfy New Constructfon Worksheet

J Points I Planned 1 Status TEarthCraft MuUifamily New Construction Worksheet DocumentationSift PLANNING (SP)

• sauasaaaaj.ag*

OPTIONAL AT ALL LEVELS

SP1.0 Type of site: Select all that apply:Site Plan1. Brownfield site

2. Previously developed site

3. Infill site

A. >50%

B. >75%

3

1

Select one:

1

_

SP 1.1 Dwelling units per acre:

2 a 15 dwelling units per acre

2 2 20 dwelling units per acre

3. 2 25 dwelling units per acre

Select one:Site Plan

1

12

3


SP 2.0 Connectivity to existing:

1. Walking distance to bus line (51/4 mile)

A. Existing

B. Planned

Select One: Site Plan, Location

*2. Waiting distance to rail/rapid transit (£1/2 mile)

A. Existing

B. Planned

salad One:

3

>13. Blldng distance to bike path (£1/2 nuleT

A. Existing

B. Planned

Select One:

>2

1 -JWalking distance to public opanspice or greenspace 23/4 acre In size (£1/2 mile}A. Existing

B. Planned

Select One:

2

1~S. Walking distance to mixed uses (si/4 mile}

A. G or more mixed uses

B. 4 or more mixed uses

Select One:

KB2

15P2.1 Sfcxd. at ir-ast 59% cf hardscape within 51- if/UldlM

SP 2*2 Reduce light pollution - all exterior lights full cutoff2 Calculation4

Permanent stormwater control:

A. 225% of onsfte Impervious surface areas

B. 250% of onsfte impervious surface eras

C. 275% Of onslte Impervious surface areas

Pervious paving for hardscapes any surface parking with appropriate sublayers

SP 2.3 Select one:Calculation

2

3

4SP 2.4

4

SP 2.5 Protect and restore riparian, wetland, and shoreline buffers 2SP 2.6 Street Trees are s 40' on center at minimum 1SP 2.7 Connectivity to adjacent sites: "

1. Vehicular access (2+ connections)

2. Dedicated pedestrian and bike access

Select all that apply:

1

1SP 2.8 Community Gardens 1SP 2.9 Outdoor Community gathering space ~SP 2.10 Install local endangered plant species on site to promote ecological productivity

SP 2.Z1 install plant species that serve as pollinators on site for regional wildlife

SP 2.12 Parking reduced below local ordinance (1:1 ratio}

2

1

1

Local ordinance1 i

! —S. 3. SltT l>Htr*RATIOh AHD PRfStHVATlON HtASUWS

REQUIRED AT ALL LEVELS

SP 3.0 Workshop on erosion and sediment controlCertificate

SP 3.1 Sfte assessment identifying all greenspace and tree save potential

SP 3.2 Erosion and sedimentation control planGreenspace/Tree survey

E&S plan SP 3.3 Do not Install Invasive plants on site

SP 3.4 Comply with all federal, state, and focal government erosion control and tree protection measures

SP 3.5 Phase I environmental testing and remediation plan (if applicable)

Plant list

Phase ISP 3.5 On-call personnel designated for erosion control during rain events

Contact PersonSP 3.7 Downstream water quality testing (If applicable)

s f 33 Label all storm drains or storm Inlets to discourage dumping of pollutantsTest data

PhotographsSP 33 Road/vehide dealing protocols posted end enforced

PhotographsOPTIONAL AT ALL ItVlLS

SP 3.10 Tree preservation and protection measures employed on she

SP Ol leave site undisturbed and prated greenspace from future development (rnln 25%)SP 3.12 M cleared log) (100%)

2 Site plan

2 Site plan

l ContractSP 3.13 Grind stumps and < for mu rn (280%)

SP 3.14 Tree planting (12 trees per acre; trees 23" diameter)

OPTIONAL AT ALL LEVE

1 Photographs

Site plan2

LS

SSP 4,0 Bike racks 1SP 4.1 Covered bike storage facility 1SP 4.2 Tenant access to business center

SP 4.3 ~~ covered ; ^ stop

5ii planning t-4i

i

2

021CONSTRUCTION WASTE MANAGEMENT (CW)

[HI QUIRED AT ALL lIVtLS

lew i e No constrvnw. materials burned or turfed on site

Cv« .1 Only state-approved landfills may be utilized

V5-2016 EarthCraft Multlfamlly lofl7

EarthCraft Multlfamlly New Construction Worksheet


CW 1,2 Post waste management plan and divert 75% from landfill of:

1. Wood

2* Cardboard

3. Metal (Including beverage containers)

4. Drywail (recycle cr grind and spread on site)

5. Plastic (including beverage containers}

6. Shingles

CONSTRUCTION WASTE MANAGEMENT TOTAL

Select all that apply:Waste rngmt plan, pick up tickets

-2—J

2

1

11

2

1

2

5 0

RESOURCE EFFICIENCY (RE)

—REQUIRED AT ALL LEVELS

RE 1.0 Limit framing at all windows and doors

RE U. Engineered roof framing (90%)

REQUIRED AT PLATINUM AND GOLD, OPTIONAL AT CERTIFIED

Select all that apply:RE 1.2 Advanced Framing:

1. 2-stud comers where structurally feasible

2. Ladder T-walls where structurally feasible3 -12

3. Size headers for loads (non-structural headers In non-load bearing walls) I 1:OPTIONAL at all levelsRE 13 Average floor area of unit;

A. < 800 square feet

B, 800-1100 square feet

RE 1.4 Floor joists are 24" on renter (280%)

Select one:

.2

1

1RE 1.5 Non-load bearing wall studs are 24° on center 1UI J: .UVANCID f RAWING PAOOOCTS.

-

_

IBOPTIONAL AT ALL LEVELS

RE 2 D Precast insulated foundation walls (£90%)

RE 2.1 Insulated concrete forms or precast autodaved aerated concrete (290%):1. Foundation walls

:2

Select all thatepply;

22. Exterior walls

Engineered wall framing (290%)Deliver panelized construction or StPs to the site pre-framed (290%):

1. Floors

2. Exterior walls

3. Roof

4. Modular construction

3«t 2.2

1nf 2.3 Select aB that apply;

2

2

2

2RE 2.4 Structural headers are steel or engineered wood (290%) 2

il, RECYCLED AND/OR NATURAL CONTtNl M4TCR1AIS


RE 3.0 Use recycled concrete or alternate material as aggregate In foundationRE 3.1 Replace 225% a' cement in concrete with % ash or slag:

1. Slab and/or foundation walls (100%)

2. Exterior cladding and trim (275%)

RE 32 Sustalnabfy harvested, FSC certified:

1. Lumber (250%)

1 Product literatureSelect all that apply: Product literature

pZ1

1

Select all that apply: Product literature

2

2. Lumber/millwork: use no tropical wood 2—RE 33 Use building materials extracted, processed and manufactured sSDD miles from site (1 point per

product maximum 5 points)

RE 34 Reused, recycled, MDF with no added urea-formaldehyde, local species or FSC certified wood in all:

1-5 Product literature

Select all that apply: Product literature

1. Cabinet faces

2. Counteitops

RE 3.5 Exterior cladding and trim (225% recycled content material on £75% area)

2-

2

2 Product literatureRE 3.6 insulatron (£25% recycled content material)

Product literatureiRE 3.7 Flooring:

1. Cork, natural linoleum, seated concrete or bamboo flooring (£20% of total floor area)2. Recycled content tiles (£30% recycled content material on 100% of tile floor area)

3. Carpet (250% recycled content material on 250% of all carpeted floor area)

Product literatureSelect all that apply:

2

2

14. Biodegradable carpet and backing (250% of all carpeted floor area)

re 3 -8 Engineered trim:

1. Interior (280%)

2. Exterior, Including soffit, fascia and trim (275%)

2

Product literatureSelect all that apply:

1

lre j 9 Roofing material (250% recycled content meteiat on 290% area) 2 Product literature

——PS 4; RUILDINC REUSE

Gut Renafi [project exposing wen cavities or removing exterior cladding) or Adaptive Reuse (foradaptive reuse see addendum to worksheet) 8

RESOURCE EFFICIENCY TOTAL17 0

DURABILITY AND MOISTURE MANAGEMENT (DUI

bu I i aoductn and .wiir.IT>"*


All roof valleys direct water away from waUs, dormers, chimneys, etc.DU 1JO

DU 13 install drainage plane per manufacturer's specifications

DU 13 Integrate drainage plans with :1. Window end door pan flashing at sills and side fleshing

2. Window and door head/top flashing

AU must comply;

EarthCraft Multrfamilyv5 - 20162ofl7

EirthCnft Multffamily New Construction Worksheet

Double layer of building paper or housewrap behind cementftious stucco, stone veneer or syntheticStone veneer on framed walls

DU 1*3

DU XA Roof gutters discharge water 25' from foundation

DU 1.5 Hashing: AD must comply:

1. Self-sealing bituminous membrane or equivalent at valleys and roof deck penetrations

2. Step and kick-out flashing at wall/roof and wall/porch Intersections, flashing 24" on wallsurface and Integrated with wall and roof/deck/porch drainage planes

DU 1.6 Continuous foundation termite flashing (Required If slab edge is Insulated)

DU 1.7 Maintain 2" clearance between wall siding and roof surface

DU U8 Install air conditioner condensing unit pad

DU 1.9 Roof drip edge with 21/4" overhang

DU 1,10 Drain pan for water heaters and washing machines

REQUIRED AT PLATINUM, OPTIONAL AT GOLD AND CERTIFIED

BDU l.ll Endosed crawlspace, If applicable to design

DU 1.12 Moisture-resistant wallboard In bathrooms 2OPTIONAL AT ALL LEVELS

DU 1.13 Alternative termite treatment with no soli pretreatment 2DU 1.14 Non-toxic pest treatment:

1. All lumber in contact with foundation (236" above foundation)

2. All lumber

Select el that apply:

1

23. Mold Inhibitor with warranty applied to all lumber

DU 1.15 Vented rain screen behind exterior cladding

1

2

Dlf 1.16 Install termite mesh system 3

DU 1.17 Exterior daddlng (275% facade) with 30-year warranty 2 WarrantyDU 1.1B Windows, doors and skylights with 225-year warranty

5u 1.19 Insulate cold water pipes 2R-2

DU 1.20 All entrance doors have overhang 23' depth

DU 1.21 Roofing warranty:

1. 240-year

2. 250-year

1 Warranty

1

1

Select one: Warranty

1

2

DU 2 MOIsruSE HHIl.GEHE.T


d u*I o G rave bed (57's, no fines) beneath sub-grade slabs, on g rade slabs, or raised slabsd i 1 2.1 100% coverage of 26ma vapor taWier beneath all slabs, in all crawlspacesi' u 2.2 Foundation drain on top of sub-grade footing

Photographs

PhotographsDU 2.3 Pdtlo slabs, walks and driveways sloped 21/4" per l' away from building for 210' or to the edge of the surface, whichever Is less

DU 2.4 Final site grade sloped 21/2" per 1' away from home for 210' or to the edge of the site, whichever is less DU 2J5 Do not Install wet or water-damaged building materials

DU 2.6 Capillary break between foundation and framing at exterior wafs

DU 2.7 Drainage board and damp proofing for below-grade walls

DU 2.8 Design for or Install additional dehumldification:

1. Rough-in electrical plumbing for dehumidifier

2. Install whole-house ENERGY STAR dehumldlfler


DU 2.9 Foundation drain at outside perimeter eoge of footing surrounded with 6" dean gravel and fabricfilter

Select one:

2 Photographs


DU 2.10 Slab end crawlspace vapor barrier 210 mil or reinforced

du 2.11 Humlditot or thermidlstat used with whole-house variable speed cooling system1

Product literature2

Select all mat ap?{y:DU 2.12 Capillary break:

E31. Between ground/footing or footing/foundation 22. Between foundation and framing for all walls 1

DUG-IiUTV *\£ MOl?TU»E MANAGEMENT TO'A.0

JNDOOR AIR QUALITY (IAQ)

SAACrVIAQ 1


IAQ lJO No unvented combustion fireplaces, appliances, or space heaters

IAQ 1.1 No atmospherlcaiy vented water heaters or furnaces

lAQi 2 Sealed-combustion or electric water heater, must be installed »n conditioned space

1 AQ t,3 Carbon monoxide detector required combustion appliances exist (one per bedroom)

IAQ 2. IKOOOR POLLUTANT CONTROL


IAQ 2.0 Protect all duels until npor/w»ll finishing is complete

IAQ 2,1 FiH»r(s) easily accessible for proeeny maintenance to service

IAQ 2.2 Provide rodent and corrosion proof screens with mesh £0 5" for all openings not Mly sealed or

caulked IAQ 2.3 All outdoor supply air crosses filter prior to distribution

IAQ 2,4 M Interior paints are s lOOg/L VOC contentProduct literature

IAQ 2.5 No carpet In below grade units


ZAQ 2.6 Filters are 2 MERV 6 Product literature1

REQUIRED AT PLATINUM, OPTIONAL AT GOLD AND CERTIFIEDProduct literatureIAQ 2.7 Certified low or no VOC materials:

1. Interior paints

2. Stains and finishes on wood floors

3. Sealants and adhesive®

4. Carpet

5. Carpet pad


1

2

2

1

1

V5 - 2016 EarthCraft Muttifamily 3ofl7

Eartheraft MultlfamlJy New Construction Worksheet

6. Carpet pad adhesive 2XAQ 2.8 Protect a I bath fans until floor/wall finishing is complete


1

1AQ 2.10 No added urea-formaldehyde:

1. Insulation

2. Subftoor

Select all that applyProduct literature

1

l

3. AH cabinets,, shelves, and counteitops 2XAQ 2.11 Seal all particle board surfaces with water-based sealant iXAQ 2.12 Mo carpet in all units 3

XAQ 2.13 No carpet In main living area of all units l

XAQ 2.14 Permanent walk-off mats installed at each entry 1INDOOR AIR QUALITY TOTAL 0A

HIGH PERFORMANCE BUILDING ENVELOPE (BE)

RIQUIRtP AT Ait LCVCLS

ftt O.l ifd <: -T fea o* jurisdiction plus appitabie stole amendments

BE 4?. a Certified level projects must achieve a confirmed HERS Index $ £0

BE 0.3 Gold arid platinum level projects must achtev2 a confirmed HESS Index of of £ 7S


BE 0.4 Confirmed HERS Index of 1 7G

REQUIRED at all LEVELS - DESIGN FOR UNIT COMPARTMENT ALZZATZON

BE 1.0 vapor barriers installed under slabs ana crawls only ana not on any vertical surfaces

BE 1.1 Seal bottom pletes to subftoor or foundation for entire unit envelope

BE 1.2 Block and seal Joists cavities:

1. Above supporting walls at eantilevered floors

2. Under attic kneewalls

s

All must comply:

BE 1.3 Block stud cavities at change In ceiling height

BE 1.4 Install Mocking and baffles In insulated and vented attics

BE 1J5 Seal penetrations through:

1. Foundations and exterior wall assemblies

2. Top and bottom plates

3. Band and rim Joists

4. Insulated subftoor

All must comply:

S. Sheathing

f>« Walls and ceilings in attached garages

7. Al ceilings

BE l.G Seal penetrations around:

1. Shower, sinks, toilets and tub drains

2. HVAC supply and return boots sealed to subftoor or drywall (floor, walls, or ceilings)

3. Window and door rough openings

4. All drywall penetrations (common walls between attached units Included)

5. Exhaust fans to drywaB

6. Attic pull-down stairs, scuttle holes and kneewall doors

7. Chases

BE 1.7 Seal seams end gaps In;

1. Band joist sheathing

2. Exterior wall sheathing

3. All seams in SIP'S

BE 1.8 install rigid air barriers:

1. Behind tubs and showers on Insulated walls

2. At attle kneewall on attic-side (Including skylight shafts)

3. At chases In contact with the building envelope (Including fireplace chases)

4. Along staircases on Insulated walls

5. Along porch roofs

6. At dropped celling/soffit

7. At all band joists above unit separation walls

BE 1.0 Install weather-stripping at:

1. All exterior doors 0' not included In door assembly)

All must comply:

Ail must comply:

All must comply:

All must comply:

2. Attic kneewall doors, scuttle holes and pull down stairs

BE 1.10 All recessed cart lights must be air tight, gestured at all floors and also IC-rated in Insulatedceilings: to OfeTmie Ztc*e 4, insulate exterior surface of fixture to 2R-10

BE l.n Fr-e rated assemblies that do not use draft Mock in band areas must comply with Air Tight Drywall

a roach _ BE 1.12 Units adjacent to fire waito or CMU walls with en air gap assembly must fol low Air Tight Drywall

ay: roach

Pf QUIRED *T PI (TTNUM AND GOLD, OPTIONAL AT CERTIFIED

TU.OF 1.13 Seal top ptote to dry-wall at the attic level

Or ONAL AT ALL LEVELS

B£ i &4 Comply with Air tight drywall approach (required If band area draft blocking Is not used)

BE 3.15 Gypcrete on all framed floors separating unit envelopes

BE 1.16 Two pour application of gypcrete to include areas blocked by drywall

BE 1.17 Firewall/party walls that eliminate air gap (UL 370 or equivalent)

4

1

1

2

BE 1.18 No recessed can lights installed

- - -REQUIRED AT ALL LEVELS

BE 2.0 Air Changes per Hour £ 5 ACHES

OPnONAl AT ALl LEVELS

BE 2.1 Air Changes per Hour < 4 ACH50

——

7

BE 2.2 Air Changes per Hour £ 3 ACH50 10

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EarthCraft Multlfamily New Construction Worksheet


BE 3.0 Floors:

1. Framed 2 R-19

2. Cantilevered t R-30

3. Podium/Elevated Slab * R-19

All must comply:

I BE 3.1 Walls: All must comply:

1. Exterior vrafls and band joists £ R-15

2. Hevator wails adjacent to dwelling units £ R-13

3. Foundation walls £ R-10 continuous or i R-13 cavity

Climate Zone 2/3 £ R-S continuous or £ R-13 cavity

Climate Zone 4 £ ft-lQ continuous or £ R-13 cavity

All must comply:I BE 3.2 Ceilings/Roof:

1« Vented Flat: Climate Zone 4 £ R-38

2. Continuous Roof Deck: Climate Zone 4 £ R-20

3. Sloped: Climate Zone 4 a R-38

I BE 3.3 Attic/Roof:1. Install wind baffles at eaves In every vented bay, or equivalent air barrier at edge of celling

All must comply:

2. Energy heel trusses or raised top plate

3. Attic platforms allow for full-depth Insulation below

BE 3.4 Attic S nee*Si :

1. Doors 2 R-19

All must comply:

2. Insulation and attic-side air barrier £ R-19

BE 3.5 Attic pull-down/ scuttle hole a R-38

BE 3.6 When Installing loose-fill attic Insulation, card and rulers must be installed

BE 3.7 Steel framed buildings require thermal break £ R-7.5

BE 3.8 Grade II Insulation qualfty at all building envelope ^cations

[ BE 3.9 Slab edge insulation t R-10BE 3.10 Exterior band areas have interior air barrier meeting required Insulation values

laCQUIBEP AT PLATINUM AND GOLD, OPTIONAL AT CCRT1MEP

Bl 3 n Insulation installation qu»Uy (floors, walls and ceilings)'

1. Grade I

2. Grade n with insulated sheathing £ R-3 (100%)

Select one:

32

2[ef 3.12 Corners aR-fi 1 1|ut 3 13 Headers £ R-3BE 3-14 Rbe'giass batts sra unfacacyfrictfon fit

1 i

1 L.OPTIONAL AT ALL LEVELS

BE 3.15 Insulate with foam applied insulation: Select all that apply:

1. Exterior walls including band area

2. Floor system over craw Ispace or basement

4

2

BE 3.16 Walls:

1. Seal and Insulate crawlspaoe walls £ R-10 continuous

2. insulate unfinished basement walls Instead of celling

3. Insulate basement waits with continuous Insulation

4. insulate exterior walls and band joist a R-19

5. Insulate exterior walls and band joist £ R-20 or £ R-13 cavity plus R-5 Insulated sheathing


2

1

2

2_

3

Select one:I BE 3.17 Continuous exterior insulation:

1. >R-3

2. *R-5J

7

BE 3.16 Ceilings:

1. Flat Vented: Climate Zone 4 £ R-49

2. Continuous Roof Deck: Climate Zone 4 £ R-30

3. Sloped: Climate Zone 4 £ R-49

BE 3.19 Attic kneewall Insulated JeR-22

Select one:

2

2

2

2I BE 3.20 insulate roofline a R-30 4

—JLREQUIRED AT ALL LEVELS

BE 4.0 Door U-factors and SHGC:

1. U-factor sO.35

2. SHGC s 0.30

BE 4.1 Window U-factor and SHGC:

1. U -factor sO.35

2. SHGC s 0.30

AD must comply:

All must comply:

BE 4.2 Skylight U-factor and SHGCT

1. U-factor <0.60

2. SHGC i 0.30

All must comply:

BE 4.3 NFRC certified doors, windows and skylights wfth label

REQUIRED AT PLATINUM AND COLD, OPTIONAL AT CERTIFIED

|BE 4.4 Door U-factor:

1. Opaque door: U factors 0.21

2. Door with s 50% glass: U-factor * 0.27

3. Door with > 50% glass: u-factor s 0.32


1. U-factor s0.32

2. SHGC sO.27

! BE 4.6 Skylight U-factor and SHGC:1. U-factor *0.55


2

1

1


l 12 2


1 J I] N/A

vS -2016 EarthCraft Multlfamily 5o«7

EarthCraft Muttlfamfly New Construction Worksheet

2. SHGC £0.27 2 N/A



1. U -factor sO. 25

2. SHGC £0.24

! BE 4J1 Skylight U-factor and SHGC:1. U-factor £0.43

2. SHGC £0.24

IS 4.® Glaring facing:

1. West S 2% of floor area

2. East S 3% Of floor area

Select aif that apply:

2

3

Select all that apply:2

3


1

1

BE 4.10 1 .5' overhangs over 580% of south windows 1

BE 4.11 Solar shade screens (m!n all east and west windows)

IE E„S3 OarffiJMi psssiy® selaFdsSpi |25% toad radueH&o}2_

4

BE 4.13 Window area Is SI5% of conditioned floor area (all unftaj 2

r——

OPTll

BE 5.0 I green roof system:

1. 5 20% of roof area

2. 5 40% of roof area

Select one:

2

3

3. > 60% or above 4HJ'jH PfAFQfl MifiC E BUILOING f NVttOPC TO?* « 23 0

LNfcKGY EFflClENl SYSTtWS (LS)

ftS il Ht ADNG AHO COOLING t^UIFrtENT

TO AT ALL :VEL5

ES 1.0 Size and select ail hvac equipment in accordance with ACCA Manuals 3 and S:

l. Complete load calculation utilizing ACCA Manual J 8th Edition Software or current ASHRAEbased software (Trane Trace or Carrier HAP) and submfc to EarthCraft tor review prior to

Issuing construction drawings. Loads must include detailed Inputs.

Based on worst case unit orientation per unit type

3. Use 2009 ASHRAE Handbook of Fundamentals Climate Design Information for outdoor design

temperatures

4. Indoor temperatures 7D"F tor heating and 75* for coaling

5. Base infiltration on prefect team selected Infiltration goal

Use actual area, U-factor and SHGC for windows and doors, actual area and A-values of

floors, walls , and ceilings7. Base mechanical ventilation on ASHRAE 62.2 or BSC-01 standard

8. Cooling equipment end/or single-stage heat pump between 95%-125%

9. Provide OEM data tor each unique system type

10. Internal loads that reflect design and occupancy s240Q Btu/h

If programmable thermostat Installed tor heat pump, include adaptive recovery technology

All must comply:

Load Calculations

2.

6.

ES 1.1Product literature

ES 1.2 AHR2 performance match all Indoor/outdoor colls

E5 1.3 Non-CFC and non-HCFC refrigerantAHRI Certificate

ES 1*4 No electric resistant heat as primary heat source or reheat

ES 13 Heat pump efficiency 5 8.0 HSPF or equivalent COP

ES 1.6 Furnaceefflclencya 90 AFUE

ES 1.7 Cooling equipment 5 14 SEBl or 1 1 .5 EER


ES 1.8 Heating equipment efficiency:

1. ENERGY STAR qualified furnace(s) 590 AFUE and within 40% of load calculation

2. ENERGY STAR qualified heat pump(s) fcB.5 HSPF and within 25% of load calculation

ES 1.9 Verification of proper refrigerant charge with subroo fng Deviation ±3°F or superheat deviation ±5°F

Select one:

AHRI match2

2

1 Test results

E5 1JO ENERGY STAR qualified COO 1 1 rig equipment 5S EER 14.5


es ill Variable speed blower

2

2

E5 1.12 Ground-source heat pump(s) 5 EER 17 3ES 1.13 ENERGY STAR qualified cooling equipment 5 SEER 16 3

ES 1.14 Heat pump efficiency 59.0 HSPF

ES 1.15 Dual-stage compressors

2

3

1 S 1.16 Condenser units are spaced 2 feet apart

t s 1.17 VariWe ftCngerant/Mlni-SplIt system utilized tor primary heating and cooling2

6

C5 I: DUCTWORK / AIR HANDLER


es 2.0 '7 *ai err handlers and duel systems with mastic

£5 2 1 Code approved solid connector for all connections

ES 2.2 Fully duct all 5 uopfy and return ducts

LS 2.3 Dud Insulation:

1. a R-6: Ducts in conditioned and interstitial spaces (between floors)

2. 5 R-8: Ducts in unconditioned space

E5 2A No ducts in exterior walls or vaulted ceilings and no plenum within 2' of raofllne.

ES 2.5 Locate all air < andlars wit In conditionedspanES 2.6 Indoor coil protected until finished floor Installed


ES 2^7 Install ducts per ACCA Manual D duct design

ES 2.8 Minimize pressure Imbalance within units:

1. Install jumper ducts, transfer grills, or dedicated return tor each room

2. Measured pressure differential £ 3pa between bedroom id return

All must comply:

3 Manual D

Select all that apply;

2

3 Test results

V5-2016 EarthCraft Multffamlly 6©fl7

EarthCraft Multffamily New Construction Worksheet

ES 2.9 Install rigid duct work or pull all flex duds with no pinches and support at intervals £ IF

ES 2.10 Measure and balance airflow for each duct run (±20% of design) —ES 2-11 Verify supply and return duct static pressure

ES 2.12 HVAC system and ductwork Is dry and clean


2

3

2

1

ES 2.13 Locate entire duct system within conditioned space 5


ES 2*14 Duct design end installation:

1. No duct take-offs within 6" of supply plenum cap

2. Rigid metal supply trunk line

3. Space all supply duct take-offs 26* apart

4. Install rigid circular duct as supply plenum

ES 2.15 Duct insulation in unconditioned spaces 2R-10

Select all that ^ply:

I1

2

I

2

1ES 2.16 Return plenum duct take-off free area is 120% of supply plenum duct take-off free area 2

ES 2.17 Design and construct accessible mechanical closets 2

^ata^E5 3.0 Test duct leakage based on conditioned floor area (CFA):

1. Leakage to outside S5%

All must comply;Teat results

2. Total leakage 58%


ES 3.1 Test duct leakage based on conditioned floor area (CFA):

1. Leakage to outside £3%

2, Total leakage s5%


8 Test results

6


ES 4.0 Install exhaust fans in alt bathrooms and duet to ouwid*

Gas kitchen range vented to exterior 2100 cfm fan

Outside air ventilation strategy complies with ASHRAE 62.2-2007 or BSC-Dl and must be

conditioned prior to distribution

When Installed to achieve ES 4.2r design sod install fresh air Intakes:

1. 210' away from exhaust outlets , vehfds Idling zones, parking garages

2. z 2' above grade

3. When run to soffit the duct must be extended and affixed through the soffit vent

4. Fresh air duct may not be run to the roof

5. Fresh air shutoff may not be controlled by humldlstat

6. Install rigid duct with Insulation

ES 4.1Test results

ES 4.2

ES 4.3 All must comply;

7. AR Intakes must be ducted to exterior of building

ES 4.4 Seal seams of all Intake and exhaust ducts with mastic

ES 4.S Duct clothes dryers to outside

EG 4.6 No power roof vents

ES 4.7 Back-draft dampers for kitchen and bathroom exhaust


IF Instated, ceiling fans must be ENERGY STAR qualified (J/bedroom and 1 in living room)ES4.BProduct literature

ES 4.9 ENERGY STAR bath fens with properly sized ductwork and measured airflow 250 cfm

ES 4.10 Electric kitchen range vented to exterior a 100 cfm fan

ES4.11 Verify outdoor air supply ventilation airflow test within +/- 20% of design values

ES 4.12 Install and label accessible ventilation controls, with override controls for continuously operatingventilation fans

ES4.13 Supply/exhaust fans rated at S3 sones (intermittent) and si sane (continuous) "REQUIRED AT PLATINUM, OPTIONAL AT GOLD AND CERTIFIED

ES 4.14 Radon resistant construction:

1. Passive, radon/soil gas vent system labeled or each floor

2— Test results

3 Test results

Test results2 i

l1

1


1

—r2. Radon test of building prior to occupancy 1

z:E5 4.15 Exhaust fan wired with light in bathroom l

ES 4.16 Duct all exhaust fans with rigid duct 1OPTIONAL AT AU. LEVELS

ES4.17 Automatic (timer and/or humldlstat) bathroom exhaust ton controls zrr2

ES 4.18 Energy recovery ventilator 3ES 4 Vent storage room to outside 1


If gas, direct ven t

Heat' Trap ort all storage water heaters

Sfetric water heelers i. .93 Vf~

IS s o

es s^

HITAHRI Certificate

es 5,3 Pipe Insulation On first 2"

REQUIHCD AT PLATINUM AND GOiD, OPTIONAL AT CERTIFIED

AHRI CertificateWigr EnffF?* Fasw !E~ •ES S 4 Select one:

1. Storage Gas a .67 S=, Electric z .95 EF

2. TankJess; Gas * .90 EF

2

_[3

OPTIONAL AT AU LEVELS

ES BJ Type Of water heater:

1. Solar domestic (240% annual load based on unit demand)

2. fflph efficiency tankless water heater (fe .92 EF) with Insulated buffer tank

3. ENERGY STAR qualified heat pump hot water heater

Select one:

Product literature6

4AHRI Certificate

4

E5 541 Hot water piping Insulation £R-A (100%)

- -REQUIRED AT ALL LEVELS

2

v5 - 2016 EarthCraft Multlfamlly 7ofl7

EarthCraft Multffamlly New Construction Worksheet

ES 0.0 High-efficacy lighting In 100% of all permenant fixturesES 6.1 Tf Installed, ENERGY STAR dishwasher

Product LiteratureES 6.2 If installed, ENERGY STAR refrigerator

Product LiteratureREQUIRED AT PLATINUM AND GOLD, OPTIONAL AT CERTIFIED

ES 6.3 ENERGY STAR® Advanced Lighting Package 3OPTIONAL AT ALL LEVELS

ES 6.4 Control systems:

1. Automatic indoor lighting controls

2. Automatic outdoor Ightlng controls


2

2es 6.5 Fixtures and bulbs:

A. ENERGY STAR qualified compact fluorescent fixture or LED bulbs (100%)

B. Ballasted compact fluorescents or LED buJbs at all recessed light fixtures

C. Compact fluorescent bulbs (£90%)

*• REQUIRED AT PLATINUM AND GOLD,

Select one:

2

1

1/APPLIANCES

InrrOP : AT itH,-ifltd

ES 7.0 Ballasted compact fluoresoents and/or LED bulbs In aii eorrtdor/breezeway and al common spans

ES 7.1 If Installed, ENERGY STAR qualified dothes washer

ES 7.2 If installed, high efficiency dothes dryer with moisture sensor

2

2 Product literature

Product literature2OPTIONAL AT ALL LEVELS

ES 7.3 High 3fidency Exterior Lighting:

1. Design to Reach IES guidelines: Lighting For Exterior Environments

2. Achieve 50% reduction based on Advanced Energy Design Guide (ASHRAE/JES)

3. High efficiency exterior lighting using 100% fluorescent and/or LED bulbs

Select all that apply;

2

1

2ES 7.4 High efficiency elevators

ENERGY"EFFICIENT SYSTEMS TCTTAl2

54 Jj

WATCH EFFICIENCY ( WE )

L* INDOOR WA1LF Use

JLREQUII AT ALL LEVELS

WE 1.0 Meet National Energy Policy Act low flow standards, for ail fixtures

WE 1.1 Detect no leaks at any water-using fixture, appliance or equipment

REQUIRED AT PLATINUM , OPTIONAL AT SOLD AND CERTIFIED

we i ,% if Installed, water treatment system Ni f conned, 265% efficient

wi 1.3 If Installed, water softeners certified to NSF/AriSI Standard 44

2

2WE 1.4 Store £0.5 gal of water between water heater and I ixture (not applicable to central systems)

2 Test results

Select nil1! mat applyWe 1.5 Low-flow fixtures (units and common facilities):1. WaterSense labeled toilet (£1.28 avg. gat/flush)

2. WaterSense labeled urinal (£0.5 gal/flush)

3. WaterSense lavatory faucet and accessories (sl.5 gpm at 60 psl)

4. WaterSense labeled Showerhead (2.0 gpm)

2

1 Product literature

1

2


WE 1.6 Toilet (£1.1 avg. gal/flush)

WE 1.7 Waterless urinals In common areas

2

2WE 1.8 Greywater system for toilet flushing 4WE 1,9 Rainwater harvest system for lnjc-:r water use 4

WE 1.10 Hot water demand £0.13 gal of water between loop and fixture and £2 gal of water In kx>pbetween water heater and furthest fixture (not applicable to central systems) 2 Test results

we ai ovroooa water weREQUIRED AT ALL LEVELS

IWE 2.0 Cover all exposed soli with 2"-3" mulch layer

All must ttmply:WE 21 Irrigation system: ~1. Must have rain sensor shutoff switch

2. Provide operating manual to property management

3. Provide Irrigation system layout to property management

WE 2.2 If Installed, ornamental water features must recirculate water and serve beneficial useWE 2.3 Install plants to maintain distance £2' from home at maturity


we 24 Turf £ 40% of landscaped area

WE 2JS Vegetate slopes exceeding 4: 12 Landscape plan1 1 ~,~~

we 2 fi If Installed, Irrigation system is: (Max 4 points)

1. Design, install, and audit Irrigation system by WaterSense Irrigation Partner with no leaks


2

2. Micro-Irrigation system (e.g., drip Irrigation) Includes pressure regulator, filter and flush endassemblies

3. Distribution uniformity £65% lower quarter

4. Install sprinklers only on turfgrass, pop-up height £4"

5. Establish grow-In phase and post landscape seasonal water schedules at irrigation controller

2

2

1

2

WE 2.7 Drought-tolerant/native landscaping turf and plants

WE 2JB xerisrape guidebook given to property management or owner

OPTIONAL AT AUTlEVE LS

1 Plant list

l Resource

WE 2.9 Test and amend soil 1 Test resultswe 3.io Irrigation: (Max 5 points)

1. Greywater Irrigation system

2. Rainwater irrigation system

3. Zone Irrigation system tor specific water needs In each planting area

4. Provide weather station or soil moisture sensor on irrigation system


3

3

2

2WE 2.11 Timer on exterior water spigots

WATER EFFICIENCY TOTAL1

10 0

EarthCraft Muftrfarnifyv5 -201680fl7

EarthCraft MuHIfamfly New Construction Worksheet

EDUCATION AND OPERATIONS (EO>

—IREQUIRED AT ALL LEVELS

EO IjO Provide property manager with project-spedfk: owner's manual

OPTIONAL AT ALL LEVELSI Copy

EO X.l Local recycling contact

EO 1.2 Label all storm drain or storm inlets to discourage clumping of pollutants

io 1.3 Household hazardous waste resources

• ** -= "REQUIRED AT ALL LEVELS

EO 2-0 Provide all subcontractors with EarthCraft Multffamily worksheet

L Contact

1 Picture

1


1EO 2.1 Property Maintenance Staff representative attends design review and/or kick off meeting

EO 2.2 Market EarthCraft MulttfamBy program

EO 23 Provide pre-occupancy briefing tor tenant

EO 2.4 Project participates in post occupancy project debriefing

1 :

F1 Signage

2

2EO 2.5 Environmental management and buHdlng maintenance guidelines tor staff 2 I CopyEO 2.6 Landscape maintenance guide tor maintenance and management personnel 2

EO 3: TWBPPAHTIfPttOCTAWS


EO 3.0 ENERGY STAR Version 3

EO 3.1 Indoor alrfWS

EO 3.2 QuaBfy tor WaterSense

EO 33 EarthCraft Community Certification

_2

2

3

EarthCraft Light Commercial for Community CenterEO 3.4 2

EO 3.5 EarthCraft light Commercial Ready Spaces

E03.6 Building America Builders Challenge1

13 0EDUCATION AND OPERATIONS TOTAL

INNOVATION <»NVi


in i ,o On-sfu fuel can or co-generation system

in l.l Solar, micro-hydro or wind electric SystemSystem design

System design

System design

System design

System design

System design

4

4

in 1*2 Solar-ready design 2

IN i 3 Solar electric system (10% of project requirements)

In 1.4 ICC' u of stormwate- kept en site and used for development operations

in 1-5 Common areas use solar electric system (80% of demand)

IN 1.6 Housing AftardabNItyt

1 £20% total units

2 £50% total units

in 1.7 Developer contracts tor at least 12 months post construction energy monitoring

XN 1.6 Project specific innovation points: builder submits specifications tor Innovative products or design features to EarthCraft prior to construction completion

5

4

4

Select one:

cni

2

6 Unit Level Utility Data

TBD

INNOVATION TOTAL 2 a

(WORKSHEET TOTAL 155 0

EarthCraft Muftifamllyv5 - 2016 9ofl7

Comment Responses

Site Plan Review CommentsPlease provide a comment responsefor all comments outlined below and a digital copy of the plans with

a revised plan submission.

July 31, 2018

Arlington Partnership for Affordable Housing (APAH)


2300 Wilson Blvd., Suite 700, Arlington, VA 22201

(703)526-5598

mweinsteintnbeankinnev.com


3445 Washington Boulevard (APAH/American Legion Site)

3445 Washington Boulevard

15-086-011

DATE:

APPLICANT/DEVELOPER:

APPLICATION BY:

ADDRESS:

DAYTIME PHONE:

EMAIL ADDRESS:

CONTACT:

PROJECT TITLE:

PROJECT LOCATION:

PROPERTY RPC:

Comments:

General Application Comments

1. The 4.1 submission must consider an alternative or future condition where an east-west street

segment is shown along the north side of the property and how the subject site would be

designed or modified to facilitate circulation as envisioned in the Washington and KirkwoodSpecial GLUP Study "Plus.

• Response: The application is consistent with the vision of the GLUP and east-west

connectivity at the north side of the site. Nothing shown on plans would preclude the

implementation of the various options for an east-west connection discussed as part of

the Special GLUP Study.

2. Applicable public access easements must be provided for the proposed alley on the west side of

the site, as well as for a future street segment in the northern building setback.

• Response: Applicant will submit any requiredpublic access easements to the County

for review before obtaining the Footing to Grade Permit.

3. Provide responses to the comments listed herein.

• Response: Comment acknowledged

Certified Survey Plat

4. Clarify VEPCO easement width identified under DB 1537 PG 652 (and/or DB 1375 PG 450).

• Response: No easement width is specifiedfor this easement in the original deed. This

is common for old VEPCO easements.

Plot and Location/Presentation Plans

5. Staff does not support the at-grade transformer along Washington Boulevard, which should be

relocated below-grade either to the garage or an underground vault. The proposed locationconflicts with the streetscape envisioned in the Special GLUP Study and is not supported by

staff

01216795-3

• Response: This is a very tight site with limited opportunities for placement of the

transformers. The location shown provides the necessary access the Dominion Power

requires. The transformer will befully screened, in a manner that is integral to the

overall architectural vocabulary and will not be visible to pedestrians or motorists

both because of the screening and the transformer's distancefrom the back ofcurb.

6. Proposed trees are not shown in tree pits along Washington Boulevard.

• Response: The civil plans have been revised to show the street trees on Washington

Boulevard and along the proposed alley.

7. Label the size of the at-grade garage intake/exhaust vents.

• Response: Dimensions have been added to the proposed locations on sheet A-4 and

sheet C-0401.

8. Pedestrian street access should be provided at the front of the building along Washington

Boulevard to be consistent with street activation goals outlined in the Special GLUP Study.

• Response: Principle 4 in the Special Study addresses the plan's Intentionsforactivating the Washington Boulevard streetscape. This includes the retention of

existing civic uses of which the American Legion is one of the most prominent. The

Legion occupies almost the entirety of the Washington Boulevard building frontage

and the design intent is to create an inviting street presence. This project will

considerably widen the sidewalk along Washington Boulevard as per the requirements

of the Special Study and Arlington's streetscape standards, enhancing the pedestrian

experience and encouraging additional pedestrian traffic.

9. Identify the average site elevation.

• Response: Response: Average site elevation is 255.50' which is noted on sheets A-10,

A-ll, A-15, and sheet C-0401.

Architectural Building Elevations and Sections

10. Summarize GFA tabulation for each floor {or typical floor), including the garage level and ground

floor, and label elevation for each floor.

• Response: GFA for eachfloor, garage, groundfloor, and elevation ofeachfloor Is

noted in the Gross Floor Area Chart on sheet A-2. A note has been added to sheets A

3, A-4, A-5, A-6, A-7, andAS directing rev/ewers to sheet A-2 for GFA. Elevations

have been noted on the floorplan sheets.

11. Summarize the number of parking spaces on garage level sheet A-3 (including number of

standard, compact, and accessible spaces), and tabulate areas that are considered GFA and

gross parking area. Identify any areas that are proposed to be excluded from GFA both in the

tabular GFA summary and by demarking any areas on the floor plan.

• Response: Parking count chart has been added to sheet A-3 as requested. Refer to

sheet A-2 for an extended GFA summary as requested.

12. Label height of the ground floor level on Exterior Elevations sheets.

01216795-3

• Response: Heightfor the groundfloor has been added to sheets A-10, A-ll, and A-15.Elevator elevations have been added to sheet A-12for average site grade, groundfloor, and secondfloor.

13. Clarify proposed colors of fagade materials.

• Response: Brick A - very light color, off white; Brick B - very dark grey color; Brick C -medium light grey; Fiber cement board - medium grey -Artisan series; Fiber cementpanel- dark grey to match brick B; Mechanical equipment screen on roof- color to

match Fiber cement panel - dark grey; Metal Banding above 1st floor - very darkgrey/black; Precast cap and band- color to match Brick A; Metal canopies andsunshades - grey; Storefront mullions - grey; Metal louver - color to match adjacentmaterial

14. Enlarged elevations "South" and "West Part 1" are missing on Sheet A-12.

• Response: Enlarged elevations have been reinserted into sheet A-12.

15. Indicate soil depth for area above garage structure on Building Sections Sheet A-15.

Response: Final soil depth is still being coordinated and determine. A minimum of5'-0" of depth will be provided along Washington BtvdforArlington Counties 5'freeutility zone. All other sides of the project vary. Dimensions and notes have beenaddedfor clarification

16. Screening must be shown in detail for any above-grade mechanical equipment such as at-gradetransformers.

• Response: Enlarged elevation ofscreeningfor above-grade transformer has beenshown on l/A-12. Transformer enclosure and large doors for DVP access will becovered with syntheticfoliage. Details are still being worked through and discussedbut transformer will not be visible from Washington Blvd.

17. Provide additional details for special architectural features, such as the mural feature shown on

elevation drawings or for architectural treatments for garage and loading doors as discussed incomments below.

• Response: Details forpotential special architectural mural feature will be providedwhen available. Muralfeature will be developed through consultation between theAmerican Legion and APAH and provided during the site plan review process.

18. Additional tabulation detail is required, including square footage of all separate uses by floorand totals for all floors, including storage, loading and service areas, non-residential uses, grossparking area, and recycling and trash collection areas.

• Response: Additional information in an updated gross areas chart has been included

on sheet A-2

19. Provide a tabulation of total residential units by type, number of bedrooms, and floor area, perfloor.

• Response: Additional information has been added to the Residential Unit Summary on

sheet A-2.

20. Include all requested density bonuses and exclusions in the total density tabulation.

01216795-3

• Response: The Applicant is applyingfor the affordable housing density bonus. At thepresent time we are not anticipating any additional bonus density will be required.We will prepare a list of the proposed density exclusions as part ofthefinalsubmission. Since the proposed zoning district C-02.5 is based on a unlt-per-acrecalculationfor residential development, density exclusions are effectivelyfor

informational purposes.

Landscape Plan

21. Clarify "Linear Park" listed under percentage of open space provided, is this the hatched "OpenSpace" area at the north side of the site? Why are landscaped areas along the east propertyedge, including the playground/plaza area, not counted toward the open space tabulation?

• Response: Revised landscape plans are hatched to encompass the private amenityarea.

22. Label size of the areas identified in the above comment.

• Response: Labels and hatches are updated to identify specific open space types alongwith their square footages.

23. Total open space tabulations should be cognizant of the potential future street segmentenvisioned in the Special GLUP Study.

• Response: See response to comment21 above.

Additional Drawings

24. Provide street level context renderings showing how the building fits in with the neighborhood(in addition to the birds-eye view renderings on Sheet A-17).

• Response: Additional views have been provided on new sheet A-18

25. Label total 400-foot distance on Site Sections Sheet A-16 (per 4.1 Checklist) to compare heightprofiles.

• Response: Section 1 has been extended and labeled with the 400-foot distance.Section 2 has been labeled to Indicate that It shows 450 ft distance

Additional Filing Information

26. Provide all information required for green building certification (under item #8.N in the Site PlanSubmittal Checklist) for LEED or Earthcraft equivalent, in order to achieve the minimum greenbuilding standard required for site plan projects under Section 15.5 of the Zoning Ordinance.

• Response: A draffEarthCraft Multifamily New Construction Worksheet is included inthis second preliminary submission.

27. Please coordinate a meeting with Historic Preservation Program staff to discuss preliminaryarchaeological investigations as outlined in "Archaeological context and investigations adjacentto Bali Family Burial Ground" memorandum dated January 25, 2018, and otherrecommendations of the Special GLUP+ Study.

• Response: The Applicant and counsel met with the County Historic PreservationProgram staff on August 15, 2018. APAH has engaged a cultural resources

01216795-3

management group. R. Christopher Goodwin & Associates, to perform the necessaryinvestigations required by the County.

Additional Staff Comments:

The comments below may or may not require further action prior to final submission, and are intendedprimarily to provide feedback and raise staff concerns in advance of the public review process.

General Architecture Staff Comments

28. Since the loading and garage doors are quite prominent, please use an alternative more"designed" style of door that incorporates translucent panels which will help to enliven thesidewalk at night.

• Response: Garage doors are located offofa private alley. Doors have been selectedfor speed, security, and long-term maintenance of the project. Street lights or

additional bollards can be discussed to enlighten the sidewalk at night.

29. Either remove the individual unit exhaust louvers entirely from the exterior, or make them muchless prominent, particularly on the facades facing Washington Blvd and the newly created streeton the west side.

• Response: Due to the wood construction of the project and the mechanical equipmentlocated on the roof we are not able to exhaust vertically. The horizontal louvers will

be colored to match the adjacent materials to blend in with the design. They areshown here as black to make sure there is no misunderstanding of the design intent.

30. Shift the metal sunshades around so that they are featured more prominently on the southfacing facade along Washington Street - here they can help to provide the most benefit both interms of sun shading and relief to the flat building wall.

• The applicant added a very strong horizontal element on the southwest top corner ofthefafade to pick up on the sun shading theme of the building and it also helped to

define the most important corner of the building. The overall theme for using the sunshading elements on the top of the building was to not only provide sun shading to thetop units but to also help define the top ofdie building by giving the topfloor greaterarticulation. Also we used sun shading on only certain window types because It did

not work on the larger window types given the way the larger window types had adifferent articulation. So by adding additional sun shading elements to the south faceother than the windows types found throughout the whole building just to treat thesouth face differently did not make sense.

31. Add balconies and ground floor unit entrances to the ends of the two wings facing the cemetery.

• Response: Ground level apartment entrances are typically located along sidewalks toenhance the perception ofstreet activity in the public realm. Providing ground levelentrances facing the cemetery would not accomplish this and the necessary provisions

for access would diminish the amount ofcommon area availablefor all residents. The

desirefor provision ofbalconies may also be to increase activation but that does notoutweigh the increased building cost that would resultfor this affordable housing

development

01216795-3

32. Include at least a few balconies along Washington Blvd frontage.

• Response: The Applicant has no plans to provide balconies because ofsafety andoperation issues.

General Landscape and Urban Forestry Staff Comments

Tree Preservation

33. Reduce the footprint of underground garage to allow for more tree preservation and and betterconditions for new trees.

• Response: Reducing the area of the garage would necessitate the construction anadditionalpartial orfull level ofbelow grade parking which would have a significantimpact on the project's construction cost. Generally, spaces on thefirst level ofa

garage cost approximately $20 to $25,000 per space. This cost rises to $40 to 45,000perspace on subsequent below grade levels because of increased excavation andsheeting and shoring and haulage. This increment could be considerably greaterdepending on the height of the water table and the need to de-water the hole. We areproviding 5feet ofsoil depth forplantings on the site and street trees.

34. Preserve tree #170 with proper tree protection. Preservation of this tree would help meet the

tree canopy goal forthe Washington Boulevard & Kirkwood Road Special GLUP Study of 25%,reduce tree replacement calculations, and improve the site's aesthetics. It is likely the actualroot system isn't as wide as the critical root zone depicts, and this allows for more options forpreservation.

• Response: Preserving this tree would entail a reduction in the size of the garage.Since ourparking count is already of concern to the neighborhood, losing even afewspaces has a negative impact on the project. Furthermore, adding an additional level

to the garage would dramatically increase cost and AHIF gap on the project. Thiswould make the development less efficient and competitivefor tax credits.

35. Look at options to move the storm sewer at rear of building onsite to avoid impact to offsitetrees. These trees, while not all native trees, provide a significant screen forthe neighboringproperties, and avoiding impacting them would reduce tree replacement calculations, and helpwith the aforementioned tree canopy goals.

Response: The storm sewer outfall has been redesigned so the trees noted are nolonger impacted by the storm sewer.

Planting Plan

36. Show soil volumes fortrees in restricted space. Targets for soil volume on street trees are:

• 600 Cu ft for small canopy trees, 900 Cu ft for medium canopy trees, 1200 Cu ft for largecanopy trees

• On site trees must have a minimum of 300 cubic ft of available soil volume. Combinedsoil areas are preferred, and can be counted together.

i. Response: Applicant will comply and revised plans show soil volumes

01216795-3

37. Connect the tree pits at the front of the building to maximize root space.

• Response: Applicant will comply and the revised landscape plans show a continuoussoil panel under the paving.

38. Plant diversity requirements are not met. Planting more than 10 trees requires at least 5different species - only 3 are on the plant schedule.

• Response: Applicant will comply with this comment and add additional tree species

39. Only 18 out of 53 replacements are onsite. Find more room fortrees - roof, courtyard, rear,

offsite (with permission)

• The Applicant is working to reduce the number of trees affected by the development

thus reducing the number of tree replacement requirement. We are also looking at

opportunities for replacement trees on nearby sites.

40. Reduce reinforced turf at rear of property to allow for trees/landscape beds.

• The rear of the site is currently requiredforfire access. Applicant is working the

Arlington County Fire Department to determine ifother access options might be

acceptable.

DES Staff Comments

TE&O Streetli hts, Signals

41. Clearly indicate any new streetlights; it looks like there are two on Washington one either sideof the proposed parking, however, only one is clearly labeled.

• Response: Two streetlights are proposed on Washington Boulevard. They are now

both clearly labeled.

42. The mid-block signal is not really a midblock signal. It is tied to intersection operations fortheGiant loading dock and the parking lot on the north of Washington Blvd.

• Response: Need to discuss with DES. Moving the signal west may be in conflict withthe N Kansas intersection.

43. If the crosswalk will need to be relocated, it will need to be to the west of the proposeddriveway entrance. Need to:

• Response: Given the location and configuration ofFounders Way across the street andslightly offsetfrom the proposed driveway, the crosswalk cannot be located to the

west of the proposed driveway unless it is located to the west of Founders Way. Given

the location of the pedestrian plaza, we believe that the crosswalk on the east side of

the proposed driveway will better serve pedestrian circulation.

44. Provide signal modification plan

• Response: Comment acknowledged.

45. Obtain all necessary easements for equipment relocation

Response: Comment acknowledged.

46. Construct signal mods as part of their site development

01216795-3


47 Upgrade all the pushbuttons to Accessible pushbuttons


Trans ortation Demand Management

48. The bike parking calculation on A-2 appears to be wrong. Why is 30% being used? The site needs1 secure space for every 2.5 units, or 64 spaces for the residential portion of the site. If the

American Legion portion qualifies as "office" that would be another 2 secure spaces for office

employees. 30% of the required bike parking must be horizontal and floor level, which thiscurrent design accommodates.

• Response: Bike parking calculation have been updated to include 67 bike storage

units. 38 are currently located on the groundfloor and 29 are located in the garage.

49. The location and alignment of the secure bike room is great. It just needs to be bigger toaccommodate the whole rack requirement, or an additional 16-18 spaces. The room should

become big enough if you add 9 feet of length, effectively shortening the exterior entrancewalkway to the room. Expanding this room is a much simpler solution than trying to add asecond room somewhere else.

• Response: Refer to response 48

50. There are no visitor bike parking spaces shown on either the landscape or civil sets. This siteneeds between 4-5 such spaces, based on how we classify the American Legion space. A pair oftwo bike racks near the main entrance to the residential portion, and one or two racks on

Washington Blvd near the American Legion space are suggested.

• Response: Revised plans incorporate bicycle racks to accommodate between 4-5

spaces on the streetscape level.

Trans ortation Plannin

51. The area along the north side of the building is proposed to be a shared street per the GLUPstudy that would have low speed, mixed-traffic. While vehicular grade concrete panels are

specified in that area, it is not clear how a vehicle will actually access the area. In particular,show how a vehicular path that extends from the new north-south street (labeled "privatealley") to the future east-west street.

• Response: There is sufficient space to have a roadway or pedestrian roadway, but thedetermination of thefinal use and configuration will depend on the YMCA's

development plans. The Applicant is happy to work with the County to identify an

interim solution.

52. A north-south, pedestrian/bicycle path is supposed to connect the YMCA and American Legionsites. There is no indication of where that path will be or how it may connect to the north. Also,provide details as to how a pedestrian/bicycle only connection to 12th Road will be provided.

• Response: The Applicant cannot speak on the YMCA plansfor their site since it is on aseparate development path/schedule.

01216795-3

53. The sidewalk along the west side of the private alley serves no purpose as it fails to connect to12th Road or any other pathway. It could be eliminated and replaced with landscaping, or thewhole alley could be shifted a few feet towards the west. Moving the street towards the westwould help align it better with the existing traffic signal. Alternatively, the proposed sidewalk

could instead be used to create a pedestrian zone that is defined by the division through thebioretention planters without elevating the pedestrian path with a sidewalk. The space could beat-grade, if it is not eliminated.

• Response: The purpose is to serve as a fire lane. The Applicant would consider movingthe sidewalk to Its side of the alley iffeasible from a cost perspective.

54. The GLUP study envisioned the "private alley" as being a public street, with additional

improvements and connections made on the west side when the adjacent propertiesredevelop. Therefore, the street area should be dedicated to the County as public right-of-way

and should be constructed according to County design standards.

• Response: The Applicant's understanding is that the County does not accept streetdedications in fee if there is parking below the right of way. Since the parking garage,

ofnecessity, extends severalfeet into the street it would seem that this point is moot.Public access easements acceptable to the County and APAH will be provided.

55. Along the Washington Blvd frontage, extend the parking area further to the east (while stillallowing for a good sidewalk transition at the property edge). Moving the fire hydrant to thewest of the crosswalk may be necessary. Also, it seems that the tree boxes are set too far back

from the curb.

• Response: The parking area can be extended about 10". Note that this will not

provide enough space for an additional parking space. The hydrant is needed in thislocation due to the location of the FDC.

56. They should come up with a more attractive design for the Washington Blvd streetscape. Thecurrent design is not very inspiring. Perhaps they can enhance the look with pavers adjacent to

the curb and between the trees, or by introducing more landscaped area adjacent to thebuilding.


Wet Utilities WSS&OSEM

57. Put lateral into Washington Blvd in same location as the ex. lateral so it can all be taken care ofin one excavation.

• Response: This can be accomplished but will require the tree pits to be shifted.

58. Outfall most if not all sanitary to Washington Blvd and not much if any into 12th Rd as shownsince it is relatively shallow slope (.4%).

• Response: The Applicant will work on the sanitary outfall in an attempt to outfall theentire building to Washington Boulevard.

59. Label 6" fire line if that's what size it is.

• Response: Thefire line size is notfinalized but is currently noted to be 6".

01216795-3

60. Why is the storm outfall proposed to be public? It can be private and likely within the bounds of

the site property.

• Response: The storm outfall on the YMCA property has been removed.

61. A general question on the storm alignment would be why this storm is proposed as an easement

across someone else's private property, and not an easement on the applicant's own private

property?

Response: The storm outfall on the YMCA property has been removed.

62. The proposed alignment could get to the public system quicker or more directly, if grades allow,

in an easement across the YMCA property, if it's just one section of pipe, headed due northalmost, to either tie in to our structure 8073, or into a new structure just east of there on YMCAproperty. Such an alignment gives the County and YMCA a future way out to 13th St. to free up

more of their site from the encumbrance of a 15" storm sewer pipe heading in the wrongdirection possibly.

• Response: The Applicant is evaluating outfall strategies. Since thefuture

redevelopment design of the YMCA parcel is unknown, the YMCA is hesitant to provide

a storm sewer outfall path on their property. Therefore, the Applicant is exploring astorm sewer outfall into 12th Road North or Washington Boulevard.

63. There are also 4 grates shown in a straight line, where the preference would be for fewerstructures to maintain deep in what will be the backyard of either this development or the

YMCA development. That's if the current alignment as shown ends up working out better forYMCA somehow, which is equally probable. But if not, maybe one or two of those grates maybe

get redirected back to the BMP in the driveway if they're intended to pick up what's coming offthat fire lane/hard surface plaza around back.

• Response: This storm sewer alignment has been removed.

64. Refer to attached .pdf "Preliminary_3445_Washington_Blvd-WSS-OSEM_Comments"

• Response: Comment acknowledged

Dry Utilities

65. Ensure all existing utility poles one/around the site are to be removed/undergrounded

• Response: The applicant will satisfy Arlington County's undergrounding requirements.

66. Relocate proposed transformer (either underground or so as not be visible from the street)

• Response: The applicant will hide /screen the transformerfrom street view ofWashington Blvd as required.

Stormwater

67. Demonstrate that the design meets the Structure BMP policy.

• Response: These are provided with the resubmission.

68. Provide preliminary sizing computation of planter box and Bayfilters.

• Response: These are provided with the resubmission.

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Potential Issues

1. The proposal does not adequately address future street circulation build-out envisioned in theWashington and Kirkwood Special 6LUP Study "Plus" approved on November 18, 2017.

• Response: See response to comment #1.

2. Appropriate access easements may be requested by the County to achieve the vision forcirculation and public space outlined in the Special GLUP Study.

• Response: The Applicant will provide public access easements.

3. The at-grade transformer along Washington Boulevard should be relocated below-grade eitherto the garage or an underground vault. The proposed location conflicts with the streetscapeenvisioned in the Special GLUP Study and is not supported by staff.

• Response: See response to comment ff5.

4. Additional attention is needed for the facade frontage along Washington Boulevard, to discuss

building ingress/egress, street activation, and proposed electrical equipment.

• Response: Comment acknowledged. See responses to comments provided above.

Please note: The comments outlined above may be subject to additional comments upon resubmission or

following submission of the final 4.1 Site Plan Application. "Potential Issues" listed above do not require action atthis time, and are intended for preliminary reference only. Future staff discussion may include, but not be limitedto, these issues with respect to the final site plan submission and review process.

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