An SITE PLAN REVIEW COMMITTEE MEETING AGENDA. Washington-Lee High School 1301 N. Stafford St. Arlington, VA 22201

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1 An SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Thursday, March 22, 2018 TIME: 7:00 9:00 p.m. PLACE: Washington-Lee High School 1301 N. Stafford St. Arlington, VA SPRC STAFF LIAISON: Matthew Ladd, Item 1. Virginia Hospital Center (SP #177 Amendment) 1635, 1701, 1701A, & 1715 N. George Mason Dr. & 1800 N. Edison St. (RPC# and others) Planning Commission and County Board meetings to be determined. Matthew Ladd (CPHD Staff) 7:00pm 9:00pm The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following: 1. Review site plan or major site plan amendment requests in detail. 2. Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate. 3. Provide a forum by which interested citizens, civic associations and neighborhood conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood. In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10th Floor, Courthouse Plaza, 2100 Clarendon Blvd., and at the project web page For more information on the Arlington County Planning Commission, go to their web site For more information on the Site Plan public review process, go to the Arlington County Planning Division s web site on Private Development To view the current Site Plan Review Committee schedule, go to the web site

2 Page 2 I T E M 1 Virginia Hospital Center (SP #177 Amendment) (RPC# , -056, -060, -061, -062, -063, -064, -065, -066, -079, -081, -142, -145, -210, -211, PCA, -PCB, -PEA) Nancy Iacomini and James Lantelme, SPRC Chairs SPRC AGENDA: 1st Meeting December 18, 2017 Land Use and Zoning o Staff Presentation o SPRC Questions and Comments Existing Site Context o Applicant Presentation o SPRC Questions and Comments Proposed Uses, Site Design and Massing o Applicant Presentation o SPRC Questions and Comments SPRC AGENDA: 2 nd Meeting February 5, 2018 Staff and Applicant Presentations: Transportation o Master Transportation Plan Goals and Policies o Site Location and Development Summary o Trip Generation and Access o Vehicular Circulation and Street Sections o Traffic Impact Analysis SPRC Discussion Staff and Applicant Presentations: Transportation o Multimodal Facilities SPRC Discussion SPRC AGENDA: 3 rd Meeting March 8, 2018 Applicant Presentation o Revisions to Transportation and Site Access SPRC Discussion Staff and Applicant Presentations: Parking

3 Page 3 SPRC Discussion/Wrap Up SPRC AGENDA: 4th Meeting March 22, 2018 Building Massing, Site Design, and Architecture o Staff Presentation o Application Presentation SPRC Discussion SPRC AGENDA: Items for Discussion at Future Meeting(s) Follow-up on Transportation Open Space Community Benefits Construction Issues Future SPRC Meeting Dates (Subject to Change): Meeting Date Time Location SPRC #5 Thursday, Apr. 19 7:00 pm Navy League Site Location: The applicant proposes to incorporate the Edison Site into Site Plan #177 (Virginia Hospital Center). The Edison Site currently includes five Countyowned buildings, including buildings previously occupied by the Department of Human Services. It is bounded by the 19 th Street North to the north, North Edison Street to the east, the Virginia Hospital Center campus ( Hospital Site ) to the south, and North George Mason Drive to the west. Applicant Information: Applicant Virginia Hospital Center Arlington Health System 1701 N. George Mason Dr. Arlington, VA Jim Cole, Adrian Stanton, Charles Fletcher Project Manager Hammes Company 2700 S. Quincy St., Suite 540 Arlington, VA Attorney Walsh, Colucci, Lubeley, & Walsh, PC 2200 Clarendon Blvd., Suite 1300 Arlington, VA Nan Walsh (703) nwalsh@thelandlawyers.com Architect HDR 3001 Washington Blvd., Suite 200 Arlington, VA 22201

4 Page 4 Michael Killian (703) mkillian@hammesco.com Thomas Todd (703) Thomas.Todd@hdrinc.com Engineer VIKA Virginia, LLC 8180 Greensboro Dr., Suite 200 Tysons, VA Robert Cochran (703) cochran@vika.com Landscape Architect Parker Rodriguez, Inc. 101 Union St., Suite 320 Alexandria, VA Trini Rodriguez (703) trodriguez@parkerrodriguez.com Traffic Consultant Wells + Associates 1420 Spring Hill Rd., Suite 610 Tysons, VA Mike Pinkoske (703) mrpinkoske@wellsandassociates.com Note: The following staff report reflects the 4.1 Site Plan drawings submitted on December 4, This report will be updated as revised drawings and information are submitted by the applicant. BACKGROUND: The applicant proposes to rezone the Edison Site and to amend Site Plan #177 and Use Permit U to incorporate the Edison Site into the site area for the adjacent Virginia Hospital Center campus. The proposed rezoning, site plan amendment, and use permit amendment would allow Virginia Hospital Center to redevelop the Edison Site with a 7- story medical office building and a parking garage. The applicant also proposes to convert 120,000 square feet within existing buildings on the hospital campus from medical office use to hospital use. In December 2015, the County Board approved an agreement granting Virginia Hospital Center the option to purchase the Edison Site. This agreement requires Virginia Hospital Center to receive approval of the proposed rezoning, site plan, and use permit amendment prior to the completing the land purchase. Additional information on the land purchase agreement can be found on the County website. The following provides additional information about the site and location: Site: The Edison Site is located at 1801 N. George Mason Dr. (RPC# ). The current Hospital Site is located at 1635, 1701, 1701A, & 1715 N. George Mason Dr. (RPC# , -060, -061, -062, -063, -064, -065, -066, -079, -081, -142, -145, -210, -211, PCA, -PCB, -PEA). The total site area is defined by the following uses:

5 Page 5 To the north: To the east: To the south: To the west: To the north, across 19 th Street North, are single family detached houses, zoned R-6 and designated Low Residential (1-10 units per acre) on the General Land Use Plan (GLUP). To the east, across North Edison Street, are single-family detached and semidetached houses, zoned R-6 and designated Low Residential (1-10 units per acre) on the GLUP. To the south, across 16 th Street North, are single family detached houses and Virginia Hospital Center s 0.85 acre Healing Garden. These properties are primarily zoned R-6 (one house is zoned R-8 ) and designated Low Residential (1-10 units per acre) on the GLUP. To the west, across North George Mason Drive are single family detached houses, including the Tara Manor subdivision accessed from 17 th Street North, and 12 townhouses with an associated parking lot in the Tara Towne development. These properties are zoned R-6 and designated Low Residential (1-10 units per acre) on the GLUP. Existing Zoning: Edison Site S-3A, Special District Hospital Site S-D Special Development District Proposed Zoning Both Sites S-D Special Development District General Land Use Plan Designation Both Sites Government and Community Facilities Neighborhood: The site is located within the John M. Langston Citizens Association and adjacent to the Tara-Leeway Heights and Waycroft-Woodlawn Civic Associations. All three associations have been invited to participate in the public review process

6 Page 6 Existing Site Plan #177 Edison Site Expansion N Existing Development: The Edison Site is currently developed with five buildings, with heights varying from one to three stories, and associated surface parking. The 1800 North Edison Building and the Laboratory have been vacant for over 10 years. The County vacated the 1810 North Edison Building and the Drewry Center (1725 N. George Mason Dr.) in 2015 when the Department of Human Services consolidated all of its programs at Sequoia Plaza (2100 Washington Blvd.). The George Mason Building (1801 N. George Mason Dr.) is leased to Northern Virginia Family Service s Head Start program. The County recently purchased a building at 2920 S. Glebe Rd. for the relocation of the Head Start program. The Hospital Site has been developed and expanded over many decades, with nine buildings dating from the 1950s through the most recent expansion in The main hospital building (1625 N. George Mason Dr.) is the tallest building on the site, at nine stories, or 130 feet measured from the average site elevation. Two of these buildings (1635 and 1715 N. George Mason Dr.) and are medical office condominiums. Other existing buildings include Women and Infant Health, the Conference Center, the Outpatient Clinic, and the Power Plant. The Hospital Site also includes three parking garages and various surface parking lots. Adopted Plans and Policies: The following regulations, plans, and guiding documents are applicable to development on this site: General Land Use Plan (GLUP) Arlington County Zoning Ordinance

7 Page 7 General Land Use Plan: The GLUP designation for both the Edison Site and Hospital Site is Government and Community Facilities. Typical uses for this designation include County, state, and federal administration and service facilities, as well as hospitals, nursing homes, and institutional housing. Zoning districts that correspond to this Government and Community Facilities are the Public Districts: S-3A, S-D, and P-S. The GLUP also indicates public ownership of the Edison Site with cross-hatching, which reflects the current ownership status of that site. If the Edison Site is ultimately conveyed to Virginia Hospital Center, this crosshatching would be removed to reflect that it is no longer publicly-owned. Zoning Ordinance: The proposed S-D zoning for the site allows hospital and medical office uses by use permit and site plan approval. With site plan approval, the maximum allowable floor area ratio (FAR) for hospitals is 1.0. The maximum height for sites of 3 acres or more is 10 stories or 95 feet, and the maximum lot coverage is 75 percent. For hospitals and hospital-related medical and health care facilities that exceed the prevailing FAR of the surrounding area, the S-D District provides six guidelines for consideration by the County Board, quoted below ( D.1): (b) The bulk and placement of buildings shall be concentrated in a location on the site so as to have the least negative impact on the surrounding neighborhoods. The basis for judging the appropriate bulk and placement of density on the site shall be the degree to which the project achieves a tapering in height, bulk and mass from the center of the site, or that portion of the site deemed appropriate for the concentration of density on the master plan, down to the building line of the site so that the building line of the site is set back at least as far as the required building line of surrounding properties zoned R and RA, and the structures meet the height requirements for the surrounding residential properties at the building line. Behind the building line, the intent is to increase gradually in height in such a way as to relate to the height and bulk requirements of the abutting residential properties, as well as those residential properties across the street. (c) The placing of parking underground, where feasible, shall be encouraged. Where parking is provided in above-ground structures, they shall meet the bulk, coverage and placement requirements for site plans required in subsection (b), above. (d) A vehicular traffic mitigation plan shall be provided. (e) A master plan outlining proposed future development on the site for a minimum of five years from the date of site plan application shall be provided. Master plans and a conceptual plan for the following five years shall include the information, analysis and standards necessary for a plan to be the basis for judging future requests. (f) An increase in gross floor area of private medical offices may be approved only when the applicant demonstrates the medical need for said office space. The total gross floor area of private medical offices shall be substantially subordinate to the gross floor area of hospital use.

8 Page 8 (g) The impact on the continuous provision of medical services and facilities, particularly those in existing buildings, shall be considered when using these guidelines to evaluate new development. The minimum parking requirement for hospitals is 0.25 spaces per bed, 1 space for each doctor assigned to the staff, and 0.5 spaces for all other employees. The minimum parking requirement for medical offices or clinics is as follows, for each building: First 5,000 square feet: Next 10,000 square feet: Area in Excess of 15,000 square feet: 1 space per 150 square feet 1 space per 200 square feet 1 space per 250 square feet A calculation of the Zoning Ordinance minimum parking requirement for the proposed expansion is provided in the Transportation section of this report. Development Potential: Site Plan Area: 941,138 sq. ft. (21.6 acres) Maximum Density Allowed Maximum Development S-D By-Right One family dwelling: 6,000 sq. ft. per unit One family dwelling: 156 units All other uses: 1.0 FAR All other uses: 941,138 sq. ft. gross floor area S-D Site Plan Nursing homes, convalescent homes, intermediate care facilities and related housing for the elderly: 1.5 FAR All other uses: 1.0 FAR Nursing homes, convalescent homes, intermediate care facilities and related housing for the elderly: 1,411,707 sq. ft. gross floor area All other uses: 941,138 sq. ft. gross floor area Proposed Development: Requirement Proposal Site Area Minimum 43,560 sq. ft. 941,138 sq. ft. (21.6 acres) Density Base S-D Gross Floor Area Max. 941,138 sq. ft. 941,138 sq. ft (GFA) Max. 1.0 FAR Previously Approved Additional 106,575 sq ft. Density (2000 Site Plan Amendment) Requested LEED Bonus 0.30 FAR applied to 50,133 sq. ft. LEED Silver + 2 Priority Credits Total Proposed GFA 1 167,113 sq. ft. land area Max. 1,097,846 sq. ft. with bonus density 1,024,541 sq. ft FAR 1 The County Board previously approved density exclusions through a site plan amendment (May 20, 2000) for storage space (30,029 sq. ft. for the temporary 1957 building, 40,279 sq. ft. for storage in the main hospital building, and 6,658 for the conference center). These density exclusions are not included in the density table.

9 Page 9 Requirement Proposal Building Height S-D Max. Permitted Height Site Plan (Sites of 3 or more acres) 95 (10 Stories) Average Site Elevation Medical Office Building Main Roof Height 94.8 Main Roof Elevation 419 Number of Stories 6 above grade 1 below grade Parking Garage Main Roof Height 90.8 Main Roof Elevation 415 Number of Stories 8 above grade 2 below grade Lot Coverage Max. 75% 70.8% Parking Hospital Uses 1 per 4 beds; plus 1 space for each 2 employees (other than staff doctors); plus 1 space for each doctor assigned to the staff. Medical Office Uses 1 per each 150 sq. ft. for first 5,000 sq. ft. in each building; plus 1 per each 200 sq. ft. for next 10,000 sq. ft.; Plus 1 per each 250 sq. feet for area in excess of 15,000 sq. ft. Total Parking Spaces Hospital Uses: Medical Office Uses: Total Required Spaces: 2,691 1,272 3,963 Existing Hospital Site: Existing Edison Site: Proposed Garage: Surface spaces lost: Total Proposed Spaces: 2, ,087 (239) 4,119 Density and Uses: The proposed S-D zoning for the entire 21.6 acre site would allow development of hospital and medical office uses up to 1.0 FAR, or a maximum of 941,138 square feet of gross floor area (GFA). The most recent site plan amendment to SP #177, approved by the County Board in 2000, included 106,575 square feet of additional GFA, primarily in consideration of the Virginia Hospital Center s agreement to construct, maintain, and dedicate public access easements for the Healing Garden, located across 16 th Street North from the main hospital building. The applicant is requesting 50,133 square feet of bonus GFA for attaining LEED Silver certification for the proposed medical office building. The proposed GFA for the subject site plan amendment is 1,024,541 square feet. This includes 785,455 square feet of existing GFA on the Hospital Site and 239,086 square feet for the proposed medical office building on the Edison Site. When accounting for the previously approved and requested bonus density, the proposed GFA is within the maximum S-D density. The 2000 site plan amendment also excluded 76,966 square feet of GFA from density calculations, for storage and for the conference center, which is made available to the general

10 Page 10 public. The applicant has not indicated whether additional density exclusions are being requested for the proposed medical office building. In addition to constructing a new medical office building on the Edison Site, the applicant proposes to convert 120,000 square feet of medical office space within existing buildings on the Hospital Site to hospital uses. This increase in hospital uses will allow Virginia Hospital Center to increase its capacity to provide hospital beds and services. The current and proposed allocation of hospital and medical office uses is shown on the following table: Hospital GFA Medical Office GFA Hospital Percent Medical Office Percent Existing 2 598,457 sq. ft. 186,998 sq. ft. 76% 24% Proposed 2 718,457 sq. ft 306,084 sq. ft. 70% 30% 2 Square footage and percentages do not account for density exclusions. Site and Design: The applicant proposes to construct a medical office building and parking garage on the Edison Site. The medical office building is located at the corner of North George Mason Drive and 19 th Street North. The main entrance is accessed via an internal drop-off area on the south side of the building. There is also a direct entrance from the parking garage. This building is six stories above grade, with a garden level below grade. The garden level is at grade with an open space amenity on the south side of the building, known as the sunken garden. An elevated walkway connecting the medical office building to the existing medical office building to the south is also proposed. A step-back is provided along the 19 th Street North frontage of the building. Along this frontage, the building has a two-story base that is approximately 60 feet deep before stepping up to the full six-story height. The total height of the building, measured from the average grade of the entire hospital campus, is 94.8 feet.

11 Page 11 North Edison Street Parking Garage 19 th Street North Medical Office Building North George Mason Drive Proposed site plan

12 Page th St. N. North-South Section through Proposed Medical Office Building The proposed parking garage is located at the corner of 19 th Street North and North Edison Street. It has two entrances at the ground level, accessed via 19 th Street and a driveway from George Mason Drive. Another two entrances are located at the B1 level, below the ground level. The B1 entrances are accessed via a proposed service drive that connects George Mason Drive and Edison Street. The parking garage is eight levels above grade and two levels below grade, with a total height of 90.8 feet, measured from average grade. The garage also provides stepbacks along both of its street frontages. A two-story base along the 19 th Street frontage is approximately 50 feet deep before stepping up to the full eight stories. The site slopes down toward the south along Edison Street, so the base of the garage along this frontage varies from two to three stories. The base of the garage is approximately 60 feet deep on the Edison Street side. The upper stories of the garage cantilever over a portion of the service drive, on the southern façade. The vertical distance between the service drive and the cantilever is 24 feet. Edison St. George Mason Dr. East-West Section through Proposed Garage and Medical Office Building

13 Page 13 Within the existing Hospital Site, the site plan application does not propose modifications to any existing buildings. The proposal does modify some circulation and landscaping on the northern portion of the Hospital Site to better integrate the two sites. A new service drive, running eastwest along the northern side of the existing Green Garage and Medical Office Building C (1715 N. George Mason Dr.) would provide a through connection between George Mason Drive and Edison Street. This service drive would provide access for both the Green Garage and the new parking garage on the Edison Site. To accommodate this service drive, two small surface parking areas are proposed to be removed and replaced with landscaped areas and drive aisles. In addition, the applicant is proposing to add a decorative screen wall to screen the waste containers from being visible from Edison Street. Streetscapes: The proposed site plan amendment provides streetscape improvements along all of the public streets surrounding the Edison Site. The applicant is proposing below grade, open air ventilation areas (referred to as areaways on the 4.1 plans) along a portion of the medical office building s frontage on 19 th Street North and along the entire street frontage of the parking garage. These ventilation areas would be located between a bioretention area and the building and would be fenced off, as shown on the streetscape section for North Edison Street below. Streetscape Section: North Edison Street The following table details the proposed streetscape dimensions between the curb and building: North George Mason Drive 19 th Street North North Edison Street CURB 5 tree zone 6 sidewalk 22 landscape area 5.5 sidewalk 5 tree zone 6 bioretention area 5.5 sidewalk 8 tree zone 6 bioretention area 8 ventilation area 8 ventilation area BUILDING Transportation: The site is bounded by North George Mason Drive, 19th Street North, North Edison Street, and 16 th Street North. The Master Transportation Plan (MTP) classifies these streets, in the vicinity of the project site, as follows: George Mason Drive: Type E primarily single-family residential neighborhood street

14 Page th Street North: neighborhood (low-density) street North Edison Street: neighborhood (low-density) street 16th Street North: neighborhood (low-density) street Existing Site Access: Vehicular access to the existing VHC campus is from four locations: North George Mason Drive/south site driveway: This signalized intersection serves as the main access point for the hospital campus. The driveway has two ingress and two egress lanes. North George Mason Drive/17th Street North/north site driveway: This site driveway is located at the non-signalized intersection of 17th Street North and North George Mason Drive. North Edison Street/north site driveway: This stop-controlled intersection is for loading and service vehicles only. The entrance is gated with advisory signs restricting access. This driveway provides direct access to/from a maintenance building and loading docks, including the trash area. North Edison Street/south site driveway: This driveway is aligned with 17th Road North to the east and is a two-way, stop-controlled intersection. The driveway is gated and restricted for use by employees, emergency vehicles and loading only. Proposed Site Access: Combined with the Edison Site, there would as a result of this project be seven vehicular access points to the entire campus. The three proposed new access points include: A new signalized driveway entrance on North George Mason Drive located north of the two existing entrances to the VHC campus, for patient and visitor access to the proposed garage. A proposed garage entry for employees only on 19 th Street North, approximately in the middle of the block. A proposed garage entry for physicians on North Edison Street, north of the existing north driveway. Trip Generation: Wells + Associates prepared a traffic impact analysis (TIA) dated June 16, 2016, and updated December 1, 2017, assuming a development plan for the site that includes a new 250,000 SF outpatient/ambulatory building on the Edison Site and the conversion of approximately 120,000 SF of existing outpatient/ambulatory space on the VHC campus to accommodate 101 new hospital beds and other hospital uses. 2,087 structured parking spaces in a new garage on the Edison site are also proposed. Upon completion and full occupancy (estimated in 2025), the assumption of the TIA is that the VHC campus would include a total of 795,423 SF of hospital uses (470 beds) and 316,998 SF of outpatient/ambulatory uses. Today, the existing VHC campus generates 1,114 a.m. peak hour trips (865 in and 249 out) and 806 p.m. peak hour trips (204 in and 602 out). Upon completion of the proposed expansion project (estimated in 2025), the entire VHC campus is estimated to generate a total of 1,494 a.m.

15 Page 15 peak hour trips (1,154 in and 340 out) and 1,193 p.m. peak hour trips (319 in and 874 out). This is an increase of 380 a.m. peak trips, and 387 p.m. peak hour trips. The TIA analyzed sixteen (16) signalized and non-signalized intersections within close proximity to the site: Intersections: 1. North George Mason Drive/Lee Highway (US 29) 2. North George Mason Drive/19th Street North 3. North George Mason Drive/north site driveway 4. North George Mason Drive/hospital green entrance 5. North George Mason Drive/hospital blue & gold entrance 6. North George Mason Drive/16th Street North 7. North George Mason Drive/Washington Boulevard 8. 19th Street North/site driveway 9. North Edison Street/19th Street North 10. North Edison Street/19th Street North/north site driveway 11. North Edison Street/middle site driveway 12. North Edison Street/south site driveway 13. North Edison Street/Site Driveway/17th Road North 14. North Edison Street/17th Street North 15. North Edison Street/16th Street North 16. Glebe Road/16th Street North Current conditions: The existing peak hour LOS and queues were estimated at the study intersections based on the existing lane use and traffic control, existing traffic signal phasing/timings, the existing vehicular, pedestrian, and bicycle traffic counts, and the Highway Capacity Manual methodologies. Levels of Service: The five signalized study intersections currently operate at overall acceptable LOS D or better during the a.m. and p.m. peak hours. Certain minor street lane groups and/or turn lanes, as summarized below, currently operate at LOS E during peak periods: The northbound and southbound through lanes and northbound left-turn lane at the intersection of North George Mason Drive and Lee Highway (a.m. and p.m.). The northbound left-turn lane and westbound approach at the intersection of North George Mason Drive and Washington Boulevard (p.m.). The eastbound right-turn lane (a.m. and p.m.) and the eastbound left-turn lane (p.m.) at the intersection of 16th Street North and Glebe Road. At the stop-controlled intersections, all lane groups currently operate at acceptable LOS D or better during the a.m. and p.m. peak hours, with the exception of the westbound 19th Street North approach at North George Mason Drive (LOS E, p.m. peak) and the north VHC campus driveway at 17th Street North, which operates at LOS F during the a.m. peak hour and LOS E during the p.m. peak hour.

16 Page 16 Queueing: At the following locations, the 95th percentile may extend beyond available storage: The northbound left turn on North George Mason Drive at Lee Highway (a.m. and p.m.) The southbound left turn on North George Mason Drive at 16th Street North (a.m.) The southbound left turn on North George Mason Drive at Washington Boulevard (a.m.) The northbound left turn on North George Mason Drive at Washington Boulevard (p.m.) The eastbound 16th Street North approach at Glebe Road (a.m.) Future conditions (without development): Future peak hour LOS and 50th and 95th percentile queues without the redevelopment of Virginia Hospital Center in year 2025 were estimated at the study intersections based on the existing lane use and traffic controls, existing traffic signal phasing/timings, the future peak hour traffic forecasts without redevelopment, and the Highway Capacity Manual methodologies. Levels of Service: With increases in traffic due to regional growth, the signalized study intersections would continue to operate at acceptable overall LOS D or better during the a.m. and p.m. peak hours. The results indicate only minor increases in delay would occur. Consistent with existing conditions, those lane groups mentioned previously would continue to operate at LOS E or F. In addition to those mentioned previously, the westbound through left lane on 16th Street North would operate at LOS E (from LOS D under existing conditions) during the a.m. peak hour. Each stop-controlled study intersection would continue operate similar to existing conditions. No lane groups, besides those previously identified would operate at LOS E or F. Queueing: Increases in the estimated average and 95th percentile queues when compared to existing conditions equate to approximately one (1) vehicle or less. Those turn lanes identified under the existing conditions would continue to exceed the available storage on occasion in the future without development.

17 Page 17 Future conditions (with project): According to the TIA, the signalized study intersections would continue to operate at acceptable overall LOS D or better during the a.m. and p.m. peak hours. When compared to future conditions without development overall delay per vehicle at the existing signalized intersection would increase by nine seconds or less during the a.m. and p.m. peak hours. The results indicate only minor increases in delay would occur. Consistent with future conditions without development, some lane groups would continue to operate at LOS E or F. Additionally, the following lane groups would operate at capacity LOS E (increase from LOS D under future conditions without development): The northbound left-turn lane at the intersection of North George Mason Drive and Lee Highway (p.m.). The eastbound approach and southbound left-turn at the intersection of N. George Mason Drive and Washington Boulevard (a.m.). Under stop-controlled conditions, the westbound approach at the new full-movement driveway and 19th Street North at North George Mason Drive would operate at LOS F during the a.m. and p.m. peak hours. Other off-site non-signalized study intersections would generally operate with similar delay when compared to future conditions without development. In order to mitigate the impacts of the proposed development, potential improvements at study intersections were identified to determine if additional capacity and/or operational efficiencies could be provided. The following improvements are recommended: N. George Mason Drive and Future site driveway: Install a new traffic signal with pedestrian infrastructure at the proposed intersection. With a traffic signal in place the intersection would operate at LOS A during the a.m. peak hour and LOS B during the p.m. peak hour. 17 th Street North and VHC entrance: The above proposed signalization could reduce the eastbound approach delay; the approach would operate at LOS D during both the a.m. and p.m. peaks. North George Mason Drive and Lee Highway: Modify the existing traffic signal to allow for a northbound right-turn overlap phase that could run concurrent with the westbound left-turn phase. The delay on individual movements and lane groups could be reduced and better distributed among each approach. North George Mason Drive and 16th Street North: Optimize traffic signal timings during the a.m. and p.m. peak hours, modify the existing median, and restripe the southbound travel lanes This would accommodate the estimated 95th percentile queue and reduce the potential for spill-back into the mainline during peak periods. North George Mason Drive and Washington Boulevard: Optimization of traffic signal timings during the a.m. and p.m. peak hours and lengthen the southbound left-turn lane to the intersection of North George Mason Drive/17th Street North. The turn lane extension would accommodate the estimated 95th percentile queue and reduce the potential for spill back into the mainline during peak periods. Glebe Road and 16th Street North: Optimize and modify the traffic signal timings and phasing during the a.m. and p.m. peak hours, modify the existing traffic signal, and

18 Page 18 restripe the eastbound approach This could allow for better vehicle lane positioning and reduce peak-hour queueing. Modification of North George Mason Drive median at 17th Street North/VHC entrance: Extend the turn lane to allow for additional storage in the event that southbound through traffic may block the turn lane. Remove the No U-Turn sign to allow for traffic from 17th Street North to travel north on North George Mason Drive. Streets and Sidewalks: The table below provides a summary of the existing and proposed street cross-sections associated with the project. NORTH GEORGE MASON DRIVE Street Clear Sidewalk Total Sidewalk Existing Proposed th STREET NORTH Street Clear Sidewalk Total Sidewalk Existing Proposed NORTH EDISON STREET Street Clear Sidewalk Total Sidewalk Existing Proposed North George Mason Drive: The project proposes maintaining the existing street width and street section adjacent to the site, while reconfiguring lane widths, changing and adding turn lanes to improve vehicular access to the hospital site, and reconfiguring the median locations and widths. Sidewalks on the hospital side of George Mason Drive would be widened, with additional landscaped area. 19th Street North: The project proposes maintaining the existing street widths and travel lane configurations. Sidewalks on the garage side of the street would be widened, with a wider landscaped area. North Edison Street: The project proposes maintaining the existing street widths and travel lane configurations. Sidewalks on the garage side of the street would be widened, with a wider landscaped area. On-street parking: The VHC campus is surrounded by on-street parking with varying parking restrictions, as shown below. No parking is permitted on the west side of N. George Mason Drive (southbound). Street Block Segment Restriction N. George Mason Drive Blue & Gold Entrance/16th Street N. 4 Hour Paid Parking N. George Mason Drive 19th Street N./Site Driveway North Unrestricted 19th Street N (north side) N. George Mason Drive/N. Edison Street Zone 10 Parking

19 Page 19 19th Street N (south side) N. George Mason Drive/N. Edison Street Unrestricted N. Edison Street (east side) 19th Street N./16th Street N. Zone 12 Parking N. Edison Street (west side) 19th Street N./Site Driveway N. No parking 7AM-7PM N. Edison Street (west side) Site Driveway North/Site Driveway Middle Unrestricted N. Edison Street (west side) Site Driveway Middle/Site Driveway South Metered Parking N. Edison Street (west side) Site Driveway South/16th Street N. 12 Hour Paid Parking 16th Street N (north side) N. George Mason/N. Edison Street 4 Hour Paid Parking 16th Street N (south side) N. George Mason/N. Edison Street 2 Hour Parking Onsite Parking: The existing Hospital Site currently contains 2,106 parking spaces, spread across three garages and surface parking lots. The existing Edison Site contains 165 parking spaces. The applicant proposes an additional 2,087 spaces in the new garage. With the proposed site plan, 74 surface parking spaces on the Hospital Site and all 165 spaces on the Edison site would be lost, resulting in a total of 4,119 parking spaces on the expanded hospital campus. The minimum parking requirements in the Zoning Ordinance are tied to the total number of beds, doctors, and employees for hospital uses and on the gross floor area for medical office uses. The following table details these minimum parking requirements, based on information provided by the applicant. Units Parking Ratio Required Spaces Hospital Beds Staff Doctors Other Employees 4, ,413.5 Sub-Total (rounded) 2,691 Medical Office: Hospital Site 1 st 5,000 sq. ft. 5,000 1 per Next 10,000 sq. ft. 10,000 1 per In excess of 15,000 sq. ft. 51,998 1 per Sub-Total (rounded) 292 Medical Office: Edison Site 1 st 5,000 sq. ft. 5,000 1 per Next 10,000 sq. ft. 10,000 1 per In excess of 15,000 sq. ft. 224,086 1 per Sub-Total (rounded) 980 Total Parking Requirement 3,963 Pedestrian Facilities: The site frontages along North George Mason Drive, 16th Street North, North Edison Street, and 19 th Street North all have sidewalks that are in good condition. The signalized intersection of 16th Street North/North George Mason Drive has marked crosswalks on all four legs of the intersection, pedestrian countdown heads, and ramps serving each crosswalk. The signalized VHC driveway along North George Mason Drive has marked crosswalks on the northern and eastern legs, pedestrian countdown heads, and ramps serving the crosswalks. A marked

20 Page 20 crosswalk with ramps exists across North George Mason Drive at the non-signalized intersection with 19th Street North. A midblock crossing with ramps is located along 16th Street North between North George Mason Drive and North Edison Street. Marked crossings with ramps also exist at the non-signalized intersection of North Edison Street and 16th Street North. While the site area does contain sidewalks in good repair, marked crosswalks at the intersections around the site, pedestrian ramps to serve the crosswalks, on-street parking, and planting buffers, there are concerns associated with the proposed expansion of the hospital campus, among them: The need to address potential vehicle-pedestrian conflicts at hospital access points Heightened pedestrian safety concerns at intersection crossings with increases in vehicular turn movements to access proposed garage The need for improved pedestrian circulation within the site The desire for an east-west pedestrian connection through the site. Transit: The site area is served by two ART bus transit routes; the nearest Metrorail station is Ballston MU, approximately 1.6 miles from the hospital campus. Bus transit: Arlington County ART bus service operates two routes that serve the hospital: ART route 51 (Ballston Virginia Hospital Center) serves the site via George Mason Drive, and ART route 52 (Ballston Virginia Hospital Center East Falls Church) serves the site via stops along North George Mason Drive and 16th Street North. ART route 51 runs between the Ballston-MU Metrorail Station, past the VHC campus, and up to Lee Highway. This bus line operates on weekdays from 6:05 a.m. to 12:30 a.m., Saturdays from 6:05 a.m. to 12:13 a.m., and Sundays from 6:45 a.m. to 10:34 p.m. with approximately 30- minute headways. ART route 52 serves the site via stops along North George Mason Drive and 16th Street North. This route runs between the Ballston-MU Metrorail Station, past the VHC campus, up to Yorktown Boulevard and terminates at the East Falls Church Metrorail Station. This bus line runs operates on weekdays from 5:51 a.m. to 9:29 p.m. with approximately 30-minute headways during peak periods. Further from the site, there is additional ART and Metrobus service on Washington Boulevard, Glebe Road, and Lee Highway. Metrorail: The Ballston Metrorail Station provides access to the orange and silver lines. The orange line runs between New Carrolton and Vienna. The silver line runs between Largo Town Center and Wiehle Road in Reston. Metrorail riders can transfer at Rosslyn, Metro Center, and L Enfant Plaza for access to other lines. There is an existing VHC shuttle service that includes a stop at the Ballston-MU Metrorail Station for employees.

21 Page 21 Bicycling: According to the 2017 Arlington County Bike Map, North George Mason Drive, North Edison Street, 16 th Street North, and 19th Street North adjacent to the hospital campus are identified as on-street bike routes. However, none of these streets has a dedicated or protected bicycle lane in the vicinity of the hospital site. Nearby on-street lanes and off-street trails exist around the VHC campus, providing connections throughout northern Arlington County. It is one of staff s objectives for this project to see that essential links to those networks are provided through this project, to encourage safe and comfortable bicycling to and from the hospital. The VHC campus currently has some bicycle storage facilities on-site and proposes to increase bicycle parking for all users as part of the proposed expansion. Bike Sharing: The nearest Capital Bikeshare station to the site is located approximately one-half mile south of the site at the intersection of Washington Boulevard and North Frederick Street, adjacent to Lacy Woods Park. There are a total of 11 docks available at this location. Additionally, VHC has been working with the Capital Bikeshare staff regarding a potential location for a future Capital Bikeshare station on or adjacent to the hospital campus. Car Sharing: There are currently no car sharing services within a mile of the hospital campus. Transportation Demand Management (TDM): The applicant will implement a Transportation Management Plan (TMP) to provide a program oriented towards decreasing single-occupancy vehicle (SOV) trips to and from the site. The applicant and the County will work together to determine the terms of the plan, and the transportation demand management measures that will be put in place. Modification of Use Regulations: The applicant requests the County Board modify the following use regulations: Loading Spaces: The Zoning Ordinance requires one loading space for outpatient clinics with over 6,000 square feet in floor area. The applicant intends to utilize the existing loading area within the hospital building to service the entire campus and does not propose a dedicated loading space for the proposed building. Density: As discussed previously in this report, the applicant is requesting 50,133 square feet of additional GFA for achieving LEED Silver green building certification and two Arlington priority credits for the medical office building. This amount is based on applying 0.30 FAR to the 167,113 square feet of the site area that the applicant is allocating toward the medical office building. Public Engagement: To kick-off the site plan review process, the County held a community meeting at VHC s conference center on November 16. A meeting summary is posted on the County website.

22 Page 22 Discussion areas identified by SPRC: At the first SPRC meeting, held December 18, 2017, the committee raised a number of questions and concerns for discussion at future meetings. A summary of these areas for further discussion, organized by SPRC agenda topic, is as follows: Site Access and Transportation o Vehicle entrances to proposed garage at Edison and 19 th Streets o Loading operations o Pedestrian connectivity to and through the campus o Connections between different programs/functions after they are relocated with the expansion o Number of parking spaces proposed with this phase of development and current/projected parking demand o Transportation demand management, parking management and pricing o Traffic impacts o Context of this phase of development within longer term redevelopment plans Building Architecture o Building placement/site design o Views into the site from 1-3 blocks away o Buffers and setbacks, particularly along Edison and 19 th Streets o Massing, height and design of parking garage o Visibility of garage and wrapping with other uses and/or placing more parking underground o Proposed buildings within context of surrounding housing o Light/noise mitigation o Stormwater management o Context of this phase of development within longer term redevelopment plans Open Space o Tree canopy o Impact of future phases of development on the sunken garden o Design/accessibility of sunken garden SPRC Neighborhood Members: Tracy Greiner John M. Langston Citizens Association hallshilltracy@gmail.com Ron Oberbillig John M. Langston Citizens Association ober11@verizon.net Jon Judah Tara-Leeway Heights Civic Association jonjudah@gmail.com Ron Haron Tara-Leeway Heights Civic Association rharon@verizon.net Sharon Dorsey Waycroft-Woodlawn Civic Association sharongdorsey@gmail.com Jackie Hoggins Waycroft-Woodlawn Civic Association jackieann99@gmail.com

23 Page 23 Planning Commissioners Chairing This Item: Nancy Iacomini Planning Commission James Lantelme Planning Commission Staff Members: Matthew Ladd CPHD Planning Dennis Sellin DES Transportation