ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of January 21, 2006 DATE: January 19, 2005 SUBJECTS: A. Z REZONING: Potomac Custom Builders, LC, from RA8-18 Apartment Dwelling Districts, R-5 One-Family, Restricted Two- Family Dwelling Districts to R15-30T Residential Town House Dwelling Districts; 1908, 1912, 1916, 1918, 1924, 1926 N. Vance St. (RPC # , -013, -014, -015, -016, -017) B. SP #393 SITE PLAN: Potomac Custom Builders, LC, approximately 20 townhouse units, one single-family dwelling; 1908, 1912, 1916, 1918, 1924, 1926 N. Vance St. (RPC # , -013, -014, -015, -016, -017) Applicant: Potomac Custom Builders, LC. By: William B Lawson, Jr Wilson Boulevard, Suite 100 Arlington, Virginia C.M. RECOMMENDATIONS: A. Defer consideration of the request for a rezoning from RA8-18 Apartment Dwelling Districts, R-5 One-Family, Restricted Two-Family Dwelling Districts to R15-30T Residential Town House Dwelling Districts; 1908, 1912, 1916, 1918, 1924, 1926 N. Vance St. (RPC # , -013, -014, -015, -016, -017) to the February 6, 2006 Planning Commission meeting and the February 25, 2006 County Board meeting. B. Defer consideration of the request for a site plan containing 20 dwelling units to the February 6, 2006 Planning Commission meeting and the February 25, 2006 County Board meeting. ISSUES: Notification of adjacent property owners was not done in compliance with the Code of Virginia for the Planning Commission meeting on January 9, County Manager: County Attorney: Staff: James Brown, Planning Division, DCPHD Tunji Akiwowo, Housing Division, DCPHD Adam Denton, Transportation Division, DES

2 SUMMARY: The applicant is seeking approval of a revised site plan for 20 townhouses on a site of 32,521 square feet. The site is located north of Lee Highway along North Vance Street. The applicant s previous proposal was to develop 20 townhouses and one single family home. At their November meeting, the County Board deferred consideration of the project in order to allow the applicant time to revise the project to address issues related to parking and density. The applicant has eliminated the proposed new single family home in order to provide additional parking in response to the identified need for adequate guest parking and to reduce overall density. Additionally, the applicant has eliminated dividing walls within the enclosed parking areas in order to allow for larger spaces and easier access to vehicles. In order to accommodate the proposed development, the applicant is requesting a rezoning from RA8-18 Apartment Dwelling District and R-5 One-family Dwelling District to R15-30T Residential Town House Dwelling District. The requested rezoning is consistent with the site s General Land Use Plan designation of Low-Medium Residential. Additionally, the area surrounding the site currently contains a significant amount of townhouse development. The R15-30T zoning allows for townhouse development with County Board approval via the site plan process, however, its by-right development potential does not exceed what is currently available under the existing R-5 zoning. The proposed revised site plan is generally consistent with the requirements of the requested zoning district and complies with the requirements for density and parking. The Planning Commission reviewed the proposal at their January 9, 2006 meeting and recommended approval. However, staff has determined that proper notification for the Planning Commission hearing for this project was not given. Therefore, staff is recommending that the project be deferred to the February 6, 2006 Planning Commission meeting and the February 25, 2006 County Board meeting. BACKGROUND: The site plan proposes the construction of a residential development on North Vance Street. The site is currently occupied by several single-family detached homes. The applicant proposes to construct 20 townhouses on the site. The site s existing General Land Use Plan designation is Low-Medium Residential (16-36 units per acre). The 1.4 acre site is currently zoned a mixture of R-6 One-Family Dwelling District and RA8-18 Apartment Dwelling District. The site is located within the North Highland Civic Association Boundaries. The following provides additional information about the site and location: Site: The site is currently occupied by single-family homes. The new site area comprises a total of 32,520 square feet. Uses adjacent to the site include the following: Z , SP #

3 To the north: To the east: To the west: Potomac Towers, a 10 story residential apartment building with 406 units (zoned RA6-15 ) is immediately north of the site. I-66 lies just north of Potomac Towers. A townhouse development containing six (6) units (zoned RA8-18 ) and six (6) single-family homes ( zoned R-5 ) lie immediately east of the site. Bergman s Cleaners is located one block to the east. Single-family homes (zoned R-5 ) border the western edge of the site. To the south: Across Lee Highway there is a mixture of town house and single-family residential development. Zoning: The site is zoned a combination of RA8-18 Apartment Dwelling District (5,607 square feet) and R-5 Single-Family Dwelling (26,914 square feet). The applicant has requested a rezoning to R15-30T Residential Town House Dwelling District. The proposed rezoning is consistent with the GLUP designation. R15-30T allows by-right development as permitted within R-5 One-Family, Restricted Two-Family Dwelling Districts (eight dwelling units per acre) and site plan development of townhouses within a range of dwelling units per acre. General Land Use Plan: The site is designated Low-Medium Residential on the GLUP. The zoning districts generally associated with this designation are R15-30T Residential Town House Dwelling District, RA14-26 Apartment Dwelling District and RA8-18 Apartment Dwelling District. Neighborhood: The site is located within the North Highlands Civic Association. Proposed Development: The applicant is proposing to construct 20 townhouses off of North Vance Street. The development is proposed to contain four sticks (rows) of five townhouses per row. The first stick of five units would be oriented towards Lee Highway. The second stick would be oriented north, away from Lee Highway. These two rear-loaded sticks would share a common parking access drive off of North Vance Street. This parking access drive would be covered by a landscaped deck. The third and fourth sticks would follow a similar pattern. The applicant s previous proposal called for the construction of a new a single-family home at 1926 North Vance Street that would be included as part of the site plan. This new single family home has been removed from the proposal and guest parking will be constructed on 1926 North Vance Street. The single-family home at 2000 North Vance is not part of the site plan area and it will remain. The following table sets forth the preliminary statistical summary for the proposed site plan: Z , SP #

4 Current By-Right Allowable ( R15-30T ) Proposed Site Area - Total Residential 32,521 SF (.75 acres) RA8-18 (5,607 SF) 36 DUA R-5 (26,914 SF) 8 DUA 32,521 SF (.75 acres) 30 DUA 32,521 SF (.75 acres) 26.7DUA Density Residential 6 units 22 units 20 units Height RA8-18 = R-5 = Parking Z , SP # RA8-18 = spaces per unit R-5 = 1 space per unit 2.2 spaces per townhouse unit = 44 spaces required 40 spaces (20 THs) 5 guest spaces 45 Total Spaces LEED Score NA NA 24 Site and Design: The applicant is proposing to construct two 10-unit groupings of townhouses. The first grouping will have five units facing the direction of Lee Highway. An access drive to rear-loaded garages will separate these five units from the other five units in this grouping. The second set of five units will face northward (away from Lee Highway) and also be rear-loaded. The access drive between the two sets of units in this grouping will be covered by a landscaped deck. This elevated deck will be accessible from the second floor of the townhouses. Additional access to the deck will from a stairway along the western property line. Vehicular access to the drive alley will be off of North Vance Street, with a controlled access door. There is additional pedestrian access to the parking area via doorways along the western edge of the property. The end units along North Vance Street have individual pedestrian entrances located at grade off of North Vance Street. The other units are accessed from paved pedestrian walks that are perpendicular to North Vance Street. A second 10-unit grouping of townhouses will be located north of the first grouping. This grouping will be configured identically to the first grouping. A 25-foot landscaped area with pedestrian walkway will separate the two groupings. North of the second grouping of townhouses, a guest parking area is proposed. This lot will have five (5) standard parking spaces. The northern edge of the paved parking area is to be placed a minimum of ten feet (10 ) from the northern property line (shared with 2000 North Vance Street). Landscaping will surround the parking area and the lot will be accessed off of North Vance Street. The applicant is currently proposing to construct a six foot (6 ) high board-on-board fence along the property line shared with 2000 North

5 Vance Street and to plant trees in the area between the paved parking area and the fence. The project could be significantly improved if the applicant constructed a stone masonry wall (similar in character to the wall along the western property line) in place of the board-on-board fence. Additionally, the project would be improved if this wall was placed five feet (5 ) from the northern property line, with trees planted on both sides of the wall. The applicant has not agreed to this condition (Condition #54). Along the western property line, the applicant has proposed a seven foot masonry wall. The applicant has agreed to provide access through this wall if the adjacent block is redeveloped in a similar fashion. In order to further enhance the appearance of the area, the applicant has agreed to provide $3,990 for public art improvements. Parking: 40 spaces are proposed within the townhouse development and 5 visitor spaces are provided in a lot at the northern end of the development. LEED Scorecard: The applicant commits to achieving 24 LEED points in the proposed project. Transportation: The subject site is located in the 1900 block of North Vance Street, immediately north of Lee Highway. The Master Transportation Plan classifies Lee Highway and North Vance Street as a Principal Arterial and Neighborhood Minor street, respectively. Adjacent to the site, Lee Highway (U.S. 29) is constructed as a six lane divided facility and is owned and regulated by the Virginia Department of Transportation (VDOT). On street parking is allowed along both sides of North Vance Street and prohibited along Lee Highway. Adjacent to the site, North Vance Street operates one-way northbound between Lee Highway and North and two-way between and 20th Street. Access to the site is limited to left and right turns from east and westbound Lee Highway, respectively. North of the site, North Vance Street terminates at 20th Street North. 20th Street North is technically an unimproved alley and provides access between North Wayne and Adams Street to the west. Egress from the site and the one-way northbound section is available from 20 th Street which connects with North Veitch Street that allows for access back to Lee Highway at a traffic signal controlled intersection. Trip Generation: The Department of Environmental Services does not take regular traffic counts in the immediate area of the subject site plan as part of its regular traffic counting program. Special traffic counts were taken in the vicinity of the site and they are detailed below. Traffic Volumes Street 24-Hour Count North Vance Highway 43 20th Street North Wayne Street 48 North Wayne Lee Highway th Street North Vance Street 16 Z , SP #

6 Source: Arlington County Department of Environmental Services Trip generation estimates for the existing and proposed development are detailed below. Vehicle Trips Development Density Peak Hour Existing 6 dwelling units 3 Proposed 20 dwelling units 11 Increase 15 dwelling units 8 The site currently contains six (6) single-family detached dwelling units, which are estimated to generate three peak hour vehicle trips. The twenty (20) unit development is estimated to generate 11 peak hour vehicle trips. The proposed development would have minimal impact on the adjacent street system. Parking: The parking requirement for R15-30T town house developments is 2.2 parking spaces per dwelling unit for the town houses. The applicant has proposed to construct two separate underground parking structures for the town house development that will be accessed by two separate driveway entrances off of North Vance Street. Two of the driveways provide access to two sets of 10 town houses. A third driveway entrance accesses a guest parking lot. All residential units will be provided with two parking spaces per unit. The previous design provided for spaces that were 8 ½ foot wide. The revised proposal eliminates the dividing walls, resulting in spaces that are 9 foot wide and that are more easily accessed. Additionally, a total of seven guest parking spaces (four standard, three compact) will be provided. On-street parking is currently provided along the west side of North Vance Street adjacent to the site and the number of on-street parking spaces will not be reduced by this project. Streets: The subject site has frontage along North Vance Street which intersects with 20th Street North, which is technically an alley because of the limited public right-of-way width which provides egress from the site to other public streets. North Vance Street currently lacks sidewalk, curb, and gutter along approximately one-half of its length between Lee Highway and 20th Street North. As previously described, North Vance Street currently exists and is planned to continue to operate as a one-way street in the northbound direction with on-street parking along both sides of the street within a 25- to 30-foot width paved area. The planned width for North Vance Street is a thirty-foot width between the face of curbs which provides two 8-foot parking lanes and a 14-foot wide, single northbound travel lane. The applicant will construct new curb, gutter and sidewalk along the North Vance Street site frontage. Additionally, the applicant has agreed to construct curb and gutter where it does not exist along the east side of North Vance Street. 20th Street North between North Wayne Street and North Vance Street exists within a 14-foot wide public right-of-way dedication. Improvements within the right-of-way are limited to a surface treated asphalt travel way which varies in width with an average width of ten feet. The Z , SP #

7 applicant has agreed to improve 20 Road North as a new asphalt travel way between North Vance and Wayne Streets. 20 th Street North between North Vance Street and North Veitch Street exists within a 20-foot wide public right-of-way dedication. Improvements within the right-of-way are also limited to a surface treated asphalt travel way which varies in width from 14 feet to 16 feet. Pedestrian Access: The applicant has proposed to provide a twelve foot wide streetscape section along North Vance Street along the west side. The streetscape section provides a six-foot wide clear sidewalk, a four-foot wide utility/planting strip with street trees adjacent to the curb, and a two-foot planting strip between the sidewalk and the proposed structures. Staff recommends that the applicant provide Carlyle street lights (12 feet high) along the North Vance Street frontage. The applicant has proposed to construct new streetscape along Lee Highway, from North Vance Street approximately 110 feet to the west which aligns with the site s rear property line. The streetscape section includes a six-foot wide clear sidewalk and a five-foot wide utility/planting strip adjacent to the curb. Staff recommends that the applicant provide Carlyle lights (16 feet high) along the improved portion of Lee Highway frontage. Public Transit: Public transportation is available near the site. The property is located approximately one-half mile from the Courthouse Metrorail Station which is served by the Metrorail Orange Line. ART Bus service is also available near the site. ART Route #62 runs adjacent to the site along Lee Highway and provides service between Ballston Metrorail Station and the Rosslyn Metrorail Station. Metrobus Route #3ABEY and #15L provides service from along Lee Highway from Falls Church to the District of Columbia. Bicycle Access: There are several on and off-street bicycle facilities located near the site. The Custis Memorial Trail (I-66) is located just north of the site and can be accessed near 20 th Street and North Veitch Street. The Custis Memorial Trail provides access to the Washington and Old Dominion Trail to the west and the Mount Vernon Trail to the south. The Mount Vernon Trail provides connections to the south along the George Washington Memorial Parkway and to the District of Columbia via the Potomac River bridges. Utilities: Adequate water and sanitary sewer capacity is available to serve the proposed development. To ensure adequate water pressure for domestic and fire protection, staff recommends that the developer construct a new eight-inch water main to serve the site across the frontage of the site and connected with the water main in Lee Highway and 20 th Street. Consistent with site plan development and the Utility Undergrounding Plan, staff recommends the developer contribute to the Utility Underground Fund at a rate of $1,667 per unit and to remove or relocate existing aerial utilities located along the site frontage. The total one-time contribution would be $33,340 for the 20 proposed townhouse units. The developer will be required to comply with the new Chesapeake Bay Preservation Ordinance and the Plan of Z , SP #

8 Development requirements, including a Resource Protection Area Delineation (site is not located in an RPA), a Landscape Conservation Plan, a Stormwater Management Plan, and an Erosion and Sediment Control Plan. DISCUSSION: Zoning and General Land Use Plan: The proposed project is not consistent with the existing zoning on the subject site; therefore the applicant has requested a rezoning from R-5 and RA8-18 to R15-30T which is compatible with the site s existing Low-Medium Residential General Land Use Plan (GLUP) designation. According to the Zoning Ordinance, the intent of the R15-30T district is to provide for low-rise one-family townhouse development within metro corridors or other appropriate areas that are planned Low Residential (11-15 units per acre) or Low-Medium Residential on the General Land Use Plan (GLUP). The site in question is designated Low-Medium Residential on the GLUP. The site is located just outside of the Courthouse Metro Station Area and is less than one-half mile from the Courthouse Metro Station. The R15-30T district allows the same by-right options as the R-5 district, however, it allows a site plan option for townhouses at up to 30 units per acre on sites of 17,424 square feet or larger. The site in question is 32,521 square feet. Adopted Plans and Policies: General Land Use Plan: The site is designated Low-Medium Residential (16-36 units per acre) on the General Land Use Plan. The proposed density of the project is generally consistent with this designation. The actual density of the proposed project is approximately 26.7 units per acre. Affordable Housing: The applicant has proposed to make a contribution to the County s Housing Reserve Fund in the amount of $198,286 for this proposed project of 39,657 SF. The applicant s affordable housing contribution was agreed to prior to the issuance of the affordable housing roundtable guidelines and the subsequent adoption of the affordable housing ordinance. Under the new guidelines, the contribution would be $77,326. One-half of the contribution will be due prior to the issuance of the final building permit and the remaining half will be due prior to the issuance of the first certificate of occupancy. (Condition #46) LEED Scorecard: The applicant commits to achieving 24 LEED points in the proposed project. The applicant s commitment exceeds what has generally been achieved for previous town house projects. Community Process: The applicant has met several times with the members of the North Highland Civic Association and the immediate neighborhood. The Site Plan Review Committee held five meetings to review this project. Throughout the site plan review process, members of the neighborhood have been divided in their opinions on the project. Transportation Commission: On November 3, 2005, the project was presented to the Transportation Commission. At that time, the Commission voted to make no recommendation Z , SP #

9 for the site plan. The project went before the Transportation Commission for a second time on January 5, The Commission voted unanimously to approve the project. However, the Commission s motion included the following recommendation: The applicant should reconfigure the proposed visitor parking. The Commission recommended that the applicant provide six (6) standard size parking spaces in place of the proposed four (4) standard and three (3) compact spaces. The Commission further noted that the reconfiguration of the visitor parking should not result in an increase in site coverage. o Staff Response: Following a recommendation from the Planning Commission, the lot has been reconfigured to allow additional landscaping area adjacent to the northern property line. The newly configured lot contains only standard size spaces (as recommended by the TC), however, only 5 spaces were able to be accommodated in consideration of the additional landscaped area. Planning Commission: On November 7, 2005 the Planning Commission reviewed the proposed site plan. A motion to deny the project failed Discussion related to this motion centered on the project s design and on the fact that the project may be able to be enhanced through additional consolidation. Additionally, it was noted that development of this portion of the block could limit the redevelopment options for the remainder of the block. A motion to defer the project to the January 2006 County Board meeting passed 10-1 with several recommendations including the following: A condition should be added to require the applicant to provide pedestrian links through the site in the event that the adjacent properties on North Wayne Street are redeveloped as townhouses. o Staff Response: Condition #52 has been added. Doors should be added to the trash alcoves on the townhouses. o Staff Response: The applicant has agreed to make this change and the change is reflected in the current version of the proposal. The Commission requested an evaluation of the applicant s proposed art contribution of $3,990. o Staff Response: Staff was unable to identify any recent townhouse site plan that had made a public art contribution. The applicant s proposed contribution is equal to approximately $200 per unit. Mid- and high-rise site plans approved in the past 24 months have contributed amounts varying between $187 and $520 per unit. The Commission was concerned about storm water management issues and cited the need for curb and gutter improvements along the east side of North Vance Street. Z , SP #

10 Z , SP # o Staff Response: The applicant has agreed to install concrete curb and gutter where it currently does not exist along the east side of North Vance Street. Condition #16 has been modified to reflect this change. Additionally, the applicant has agreed to work with the homeowner at 2000 North Vance Street and investigate the potential benefits of lengthening the wall along the homeowner s property line. The Commission expressed a desire to see improvements made to the architecture of the two end units that face Lee Highway. Specifically, there was a desire to see improvements to the northeast and southeast corner of this building. o Staff Response: The applicant has revised this portion of the project. The applicant has agreed to have the existing single-family homes deconstructed as part of an educational exercise and to make any historical and other materials available for salvage. The Commission suggested that additional language be added to the conditions to make this clearer. o Staff Response: Condition #47 has been modified to clarify this matter. The Commission noted that the landscaping along the proposed wall separating the proposed site plan from the houses on North Wayne Street is of particular importance. o Staff Response: The applicant s landscape plan indicates significant landscaping in this area. If the project is approved, County staff will review the final landscape plan. The applicant has agreed to resurface 20 th Street North between North Wayne Street and North Vance Street. It was noted that there is a mature elm tree at the corner of 20 th Street North and North Vance Street that could be impacted by resurfacing of this roadway. o Staff Response: The previous staff recommendation was to have the existing right-of-way resurfaced to a width of 14 feet. This recommendation has been modified and the current recommendation is for the road to be resurfaced to a width of 11 feet at North Wayne, tapering to nine (9) feet at North Vance. These reduced dimensions will prevent the resurfacing from having undue impact on the referenced elm tree. Furthermore, it will minimize potential conflicts with existing structures. There was concern expressed that the proposed garage configuration may present a fire hazard. o Staff Response: Similar projects have been approved and built within Arlington. The proposed parking area will contain fire suppression sprinklers. Furthermore, the Fire Marshall s office has stated that the proposed design does not conflict with existing fire codes. The revised project went before the Planning Commission for a second time on January 9, 2006.

11 The Commission voted to recommend approval of the revised proposal. The motion adopted by the Commission included the following recommendation: Reconfigure the guest parking area so that there would be at least 10 feet of landscaped buffer between the edge of the paved area and the property line for the single-family home located at 2000 North Vance Street. The motion stated that reducing the number of guest spaces in order to accommodate this change should be allowed provided that in no case should there be less than four (4) guest spaces. o Staff Response: The parking area has been reconfigured to allow 10 feet of landscaped area and 5 standard parking spaces. The Code of Virginia requires that notice of a change in the zoning map classification of twentyfive (25) or fewer parcels be given to the owners, their agent or occupant of abutting properties at least five (5) days before the Planning Commission hearing. Staff has determined that the notice for the January 9, 2006 Planning Commission meeting did not comply with this requirement. Therefore, staff is recommending that the project be deferred to the February 6, 2006 Planning Commission meeting and the February 25, 2006 County Board meeting. County Board: The County Board reviewed the project on November 15, The County Board deferred consideration of the project citing issues related primarily to parking. The Board noted that the supply of visitor parking should be increased and that access to visitor parking should be improved. Additionally, the Board noted that the layout of the enclosed parking spaces could be improved. The Board noted that an improved parking arrangement may be achieved through a slight reduction in density. In response to the County Board s comments, the applicant has revised the proposed site plan. The applicant has eliminated one unit and provided additional visitor parking. The previous proposal included four (4) visitor spaces. The current proposal includes five (5) visitor spaces. Secondly, access to visitor parking has been improved. Previously, visitor spaces were evenly divided between the two enclosed parking areas. The revised proposal has all visitor spaces in one consolidated location with direct street access. Additionally, the applicant eliminated dividing walls within the enclosed parking areas to provide additional width and easier access to parking spaces. Finally, the applicant has eliminated all tandem parking spaces, further improving the utility of the parking supply. CONCLUSION: Staff recommends that the rezoning and site plan requests be deferred to the February 6, 2006 Planning Commission meeting and the February 25, 2006 County Board meeting in order to ensure proper notification of abutting property owners. Z , SP #

12 Should the County Board choose to approve the project, staff recommends that the project be approved with the following conditions. Note: Where a particular County office is specified in these conditions, the specified office includes any functional successor to that office. Where the County Manager is specified in these conditions, County Manager includes the County Manager s designee. The following Conditions of site plan approval (#1 through #11) are valid for the life of the site plan and must be met by the developer before issuance of the Clearing, Grading and Demolition Permit. 1. The developer (as used in these conditions, the term developer shall mean the owner, the applicant and all successors and assigns) agrees to comply with the standard conditions set forth below and as referenced in Administrative Regulation 4.1 and the revised plans dated January 10, 2006 and reviewed and approved by the County Board and made a part of the public record on January 21, 2006, including all renderings, drawings, and presentation boards presented during public hearings, together with any modifications proposed by the developer and accepted by the County Board or vice versa. Z , SP # This site plan approval expires 3 years after the date of County Board approval if a building permit has not been issued for the first building to be constructed pursuant to the approved plan. Extension of this approval shall be at the sole discretion of the County Board. The owner agrees that this discretion shall include a review of this site plan and its conditions for their compliance with then current County policies for land use, zoning and special exception uses. Extension of the site plan is subject to, among other things, inclusion of amended or additional site plan conditions necessary to bring the plan into compliance with then current County policies and standards together with any modifications proposed by the owner and accepted by the County Board or vice versa. 2. The developer agrees to conduct a pre-construction meeting, and to coordinate participation in the pre-construction meeting by relevant County staff, including staff from the Departments of Community Planning, Housing and Development (DCPHD) (Planning, Zoning, Inspection Services); Transportation (DOT); Parks, Recreation and Community Resources (DPRCR); Environmental Services (DES); and others as necessary, prior to the issuance of any permits for the site plan. The purpose of the preconstruction meeting is to discuss the requirements of the site plan conditions. 3. Tree Protection and Replacement a. The developer agrees to complete a tree survey, which shows existing conditions of the site and locates and identifies all trees consistent with the Tree Replacement Guidelines. The survey shall include any tree on adjacent sites whose dripline extends onto the subject site.

13 b. The developer agrees to file and implement a tree protection plan for any trees proposed to be saved by the developer or specified to be saved by the approved site plan and shown on any filing in connection with this case. This plan shall include any tree on adjacent sites whose dripline extends onto the subject site. The tree protection plan shall be developed by a certified arborist or other horticultural professional with a demonstrated expertise in tree protection techniques on urban sites and shall be submitted and approved, and found by the County Manager or his designee to meet the requirements of this site plan, before the issuance of the Clearing, Grading and Demolition Permit. At a minimum, this plan shall include: (1) A site grading plan at 2 foot intervals, including the location of all proposed improvements and utilities. (2) Detailed specifications for any tree walls or wells proposed. (3) A description of how and where building materials and equipment will be stored during construction to ensure that no compaction occurs within the critical root zone of the trees to be saved. (4) Identification of tree protection measures and delineation of placement of tree protection. (5) Any tree required to be saved which dies (any tree which is 30% or more dead shall be considered to have died) shall be removed and replaced by the developer at his expense with the number of major deciduous and evergreen trees consistent with the Tree Replacement Guidelines and which meet the minimum size and other requirements of Condition #13 below. c. The developer also agrees to replace all trees, as shown on the Tree Survey, that are removed as a result of the new construction in accordance with the Arlington County Tree Replacement Guidelines. The developer agrees to submit tree replacement calculations and a tree replacement plan in accordance with the Arlington County Tree Replacement Guidelines. The tree replacement calculations shall be developed by a certified arborist or other horticultural professional with a demonstrated expertise in assessing the condition of trees. Any replacement trees shall conform to the standards and specifications set forth in Condition #13a below and shall be installed on the project site or on Countyowned land, determined by the County Manager or his designee. The developer agrees to submit and obtain approval of this plan by the County Manager or his designee as part of the final site development and landscape plan. Z , SP #

14 4. The developer agrees to produce a photographic record of development, starting with a record of the site as it appears before demolition is begun, including photographic records during construction, and ending with a photographic record of the development as it appears after completion of construction. These photographs shall comply with the following specifications: Z , SP # All photographic records shall be taken using black and white film. Submission of a photo contact sheet and 8" x 10" prints on photographic paper shall be the minimum acceptable standard. Color photographs on compact disc must be submitted in addition to black and white photographs and the photo contact sheet at the end of the project prior to the issuance of the Master Certificate of Occupancy. The photographic record shall include the following: a. Before Clearing, Grading and Demolition of the site (shall be submitted before issuance of the Clearing, Grading and Demolition Permit) Views of north, south, east and west facades, as location permits, of buildings to be demolished, as well as at least one photo of the site before any clearing or grading including the existing physical relationship with adjacent buildings and streets. The photographic record shall also include all historic aspects of the facades of the building to be demolished, consistent with the requirements described in Condition #38 below. b. Site Clearance (shall be submitted before issuance of the Footing to Grade Permit) Views of cleared site facing north, south, east and west, as location permits, with adjacent buildings and streets included. c. Construction Phase (shall be submitted before issuance of the Shell and Core Certificate of Occupancy Permit) At a minimum, views of the site: during excavation, upon completion of the first floor above grade, at topping out, and during the exterior cladding phase. d. Site Completion (shall be submitted before issuance of the Master Certificate of Occupancy) North, south, east and west facades of completed building or buildings, as well as at least one view of completed project in context of adjacent buildings and streets. The photographic record of the site as it appears before demolition shall be delivered to the Zoning Administrator prior to the issuance of a clearing, grading or demolition permit. The remaining records, including the completed compact disc with the entire photographic history, shall be delivered to the Zoning Administrator, before the issuance of a Master Certificate of Occupancy, for placement in the County archives. If the developer uses the "Fast Track" Permit Process, the Site Clearance and

15 Construction Phase photographs shall be submitted before the issuance of the Footing to Grade Structure Permit, or the first Building Permit, whichever comes first. The Construction Phase photographs, showing any construction to grade, shall be submitted before the Final Building Permit. The Construction Phase photographs showing all construction above grade and the Site Completion Photographs and completed compact disc showing the entire photographic history of the site shall be submitted before issuance of the Master Certificate of Occupancy. 5. In addition to funding and constructing the utility undergrounding work, the developer agrees to contribute in the amount specified in Site Plan conditions to the County utility fund before the issuance of the Building Permit or prorated consistent with an approved phasing plan for the development. The total utility fund contribution for this site is $33,340 ($1,667 x 20 units). These funds may, but need not, be used by the County for the purpose of providing the undergrounding of utilities along the properties which are not redeveloping in this undergrounding district. If the area of the site plan is subdivided, the contribution to be made by each owner shall be based proportionally on the amount of site area allocated to each subdivided parcel. The contribution, if not obligated by the County to pay for utility undergrounding projects within 10 years from the date of payment, will be refunded without any accrued interest to the development owners of record at the time of any refund. 6. The developer agrees to develop a plan for temporary pedestrian and vehicular circulation during construction. This plan shall identify temporary sidewalks, interim lighting, fencing around the site, construction vehicle routes, and any other feature necessary to ensure safe pedestrian and vehicular travel around the site during construction. The developer agrees to submit this plan to, and obtain approval of the plan from, the County Manager or his designee as meeting these standards, before the issuance of the Clearing, Grading and Demolition Permit. The County Manager may approve amendments to the plan, if consistent with this approval. 7. The developer agrees to coordinate with the Arlington County Relocation Program Coordinator in order to provide each rental household living in either an apartment unit or a single-family dwelling which is displaced by the construction of this site plan, except those who sign initial leases for a unit in the project after the date of this site plan approval, with at least the following: a. A minimum of 120 days written notice to vacate. b. Relocation payments, in accordance with the Arlington County Tenant Relocation Guidelines adopted by the County Board and in effect on January 21, 2006, a copy of which are attached to the report of the County Manager for this site plan approval. Z , SP #

16 c. Relocation services in accordance with the Arlington County Tenant Relocation Guidelines adopted by the County Board and in effect on January 21, Z , SP # If the developer decides to limit relocation benefits to persons who executed initial leases before adoption of the site plan, the developer agrees to notify, in writing any tenant moving in after the date that the site plan is approved of his/her ineligibility for relocation payments and services. Any tenant who has not signed a waiver of rights to relocation assistance must receive the assistance. In cases where State law requires 120-day notice to vacate (displacement from multi-family buildings containing four or more units), notice cannot be waived, but may be reduced by mutual agreement in writing. Compliance with this condition shall be shown before the issuance of the Clearing, Grading and Demolition Permit. 8. The developer agrees to comply with all federal, state and local laws and regulations not modified by the County Board's action on this plan and to obtain all necessary permits. In addition, the developer agrees to comply with all of the agreed-upon conditions approved by the County Board as a part of this site plan approval. The County has the authority to take actions to include issuance of a stop work order when the developer is not in compliance with the agreed-upon conditions. Further, temporary Certificates of Occupancy will not be issued without approval by the Zoning Administrator. 9. The developer agrees to file three copies of a site plan and the tabular information form, and digital copies on compact disc in JPEG, PDF, and DXF formats, which complies with the final approval of the County Board and with Administrative Regulation 4.1, with the Zoning Administrator within 90 days of the County Board approval and before the issuance of the Clearing, Grading and Demolition Permit. 10. The developer agrees to comply with the following before issuance of the Clearing, Grading and Demolition Permit and to remain in compliance with this condition until the Master Certificate of Occupancy is issued. a. The developer agrees to identify a person who will serve as liaison to the community throughout the duration of construction. This individual shall be on the construction site throughout the hours of construction, including weekends. The name and telephone number of this individual shall be provided in writing to residents, property managers and business owners whose property abuts the site, and to the Zoning Administrator, and shall be posted at the entrance of the project. b. Before commencing any clearing or grading of the site, the developer shall hold a meeting with those whose property abuts the project to review the construction hauling route, location of construction worker parking, plan for temporary pedestrian and vehicular circulation, and hours and overall schedule for

17 Z , SP # construction. The developer agrees to provide documentation to the Zoning Administrator of the date, location and attendance of the meeting before a Clearing, Grading and Demolition Permit is issued. Copies of plans or maps showing the construction hauling route, construction worker parking and temporary pedestrian and vehicular circulation shall be posted in the construction trailer and given to each subcontractor and construction vehicle operator before they commence work on the project. c. Throughout construction of the project, the developer agrees to advise abutting property owners in writing of the general timing of utility work in abutting streets or on-site that may affect their services or access to their property. d. At the end of each work day during construction of the project, the developer agrees to ensure that any streets used for hauling construction materials and entrance to the construction site are free of mud, dirt, trash, allaying dust, and debris and that all streets and sidewalks adjacent to the construction site are free of trash and debris. e. The developer agrees that construction activity, except for construction worker arrival to the construction site and indoor construction activity, will commence no earlier than 7:00 a.m. and end by 6:30 p.m. on weekdays and will commence no earlier than 10:00 a.m. and end by 6:30 p.m. on Saturdays, Sundays, and holidays. Holidays are defined as New Year s Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas. Indoor construction activity defined as activity occurring entirely within a structure fully enclosed on all sides by installed exterior walls, windows, and/or doors shall end at midnight each day, and any such activity that occurs after 6:30 p.m. shall not annoy or disturb reasonable persons of normal sensitivities. The developer agrees to place a minimum of one sign per street front indicating the permissible hours of construction around the construction site, to place one additional sign within the construction trailer containing the same information, and to provide a written copy of the permissible hours of construction to all subcontractors. f. Storage of construction materials, equipment and vehicles shall occur on the site or an approved off-site location, or as approved by the County Manager or his designee. 11. The developer agrees to provide a plan for diverting from landfill disposal the demolition, construction, and land clearing debris generated by the project. As a goal, the plan should outline recycling and/or reuse for 50 percent of the waste generated during demolition/construction. The plan should outline specific waste streams and identify the means by which waste will be managed (reused, reprocessed on site, removed by licensed haulers for reuse/recycling, etc.). The plan must include letters

18 from contracted haulers, reprocessors, and recyclers indicating that they are able to manage waste from the project. Z , SP #

19 The following Conditions of site plan approval (#12 through #31) are valid for the life of the site plan and must be met by the developer before issuance of the Excavation/Sheeting and Shoring Permit. 12. The developer agrees to submit to the Zoning Administrator and obtain approval from the County Manager a detailed final site development plan and a landscape plan prior to issuance of the Excavation/Sheeting and Shoring Permit. The final site development plan and landscape plan shall be submitted at a scale of 1 inch = 25 feet, in conjunction with the final site engineering plan as required in Condition #15 below, as well as a vicinity map with major streets labeled. The landscape plan shall be developed by, and display the professional seal of, a landscape architect certified to practice in the Commonwealth of Virginia. The developer further agrees that both the final site development and landscape plan and the site engineering plan verify by means of survey that there are no conflicts between the street trees and utilities. The developer shall obtain approval by the County Manager or his designee for both plans as meeting all requirements of the County Board's site plan approval and all applicable county laws and plans before the issuance of the Excavation/Sheeting and Shoring Permit. The plan shall be consistent with the conceptual landscape plan approved as a part of the site plan, and, at a minimum, shall conform to the landscaping requirements in Condition #13 below; the Rosslyn-Ballston Corridor Streetscape Standards if applicable; the Sector Plans if applicable; the County's landscaping, planting, and sidewalk and driveway construction specifications; and/or other applicable urban design standards approved by the County Board. In order to facilitate comparison with the final site engineering plan, the landscape plan shall be at a scale of 1 inch = 25 feet; the County may require more detailed plans appropriate to landscape installation at a larger scale. The County may permit minor changes in building, street and driveway locations and other details of design as necessitated by more detailed planning and engineering studies if such changes are consistent with the provisions of the Zoning Ordinance governing administrative approval and with the intent of the site plan approval. The landscape plan shall include a Street Tree Plan which shall be reviewed by DPRCR and DCPHD, and shall be accompanied by the site engineering plan. The installation of all plant materials shown on the final landscape plan shall take place before the issuance of the first Certificate of Occupancy for the respective phase of construction. The final site development and landscape plan shall include the following details: a. The location and dimensions of traffic signal poles and control cabinets, utility meters, utility vaults and boxes, transformers, mechanical equipment, fire hydrants, standpipes, storm water detention facilities, the location of all existing and proposed utility lines and of all easements. The location of traffic control cabinets shall be shown on the final site engineering plan and placed so as not to obstruct pedestrian travel or be visually obtrusive. Traffic control cabinets shall not be located in the public sidewalk. Transformers shall not be placed above grade in the setback area between the building and the street. Z , SP #

20 Z , SP # b. Intake and exhaust garage ventilation grates may not be located within public sidewalks or streets, or within areas between the street curb and any building which is used as a walkway. The developer agrees to provide drawings showing how the garage will be ventilated prior to submission of the post-county Board Administrative Regulation 4.1 drawings required in Condition #10 above. Ventilation grates shall be located and/or screened so as not to be visible from public rights-of-way. The developer shall obtain approval from the County Manager or his designee on the location and screening of all ventilation grates as part of the review of the final site engineering plan and the final site development and landscape plan before issuance of the Footing to Grade Permit. c. The location, dimensions, and materials, and pavement pattern, where applicable, for driveways and access drives, automobile drop-off areas, driveway aprons, service drives, parking areas, interior walkways and roadways, plaza areas and sidewalks, as well as for address indicator signs. Brick or a concrete unit paver shall be used on the access drives, automobile drop-off areas, plaza areas, and interior walkways and roadways. Interior walkways shall have a minimum width of 4 feet. All plaza areas shall contain special paver treatments that coordinate in design, color and materials with the treatment of the public sidewalk. The materials and colors used are subject to approval by the County Manager or his designee according to adopted Sector Plans or other urban design standards approved by the County Board as a part of review and approval of the final site development and landscape plan. d. The location and types of light fixtures for streets, parking, walkway and plaza areas, and associated utilities, as contained in the lighting plan required in Condition #37 below. e. Topography at 2 foot intervals, and the finished first floor elevation of all structures, and top-of-slab elevation for any proposed underground structures. f. Landscaping for open space areas, plaza areas, courtyards, raised planters (including cross-sections of raised planters), surface parking areas, and service drives, including a listing of plant materials; details of planting, irrigation and drainage; and details of proposed furnishings for all areas, including but not limited to dimensions, size, style(s), materials(s), finish(es) and manufacturer(s) of seating, bollards, trash receptacles, bike racks, arbors, trellises, and water features, and other landscape elements or structures. g. The location and planting details for street trees in accordance with Department of Transportation Standards and Specifications for planting in public rights-of-way and as shown on the approved final site engineering plan. h. The limits of demolition and construction.