1.0 Area-wide CIRCULATION AND PARKING Staff Recommendations Working Group Recommendations 1 Advisory Group Comments / Input Incorporate sustainable streets and parking. o Narrow street widths to reduce impervious surfaces. o Maximize tree canopy. o Integrate tree pits and bio-infiltration along applicable road sections. o Maximize energy efficiency of all streetlights and signals. o Maximize use of reclaimed asphalt as fill. Relocate transit, taxis, bikeshare, and car-sharing locations. o Relocate ART bus stops and lay-by space to 15 th St. N. west of N. Uhle St. o Relocate bikeshare station west of relocated Metro station entrance. o Relocate taxi stand to Clarendon Blvd. north of Strayer block. o Relocate car-sharing into G1 level of future parking garage. Conduct an extensive multi-modal circulation study. Design parking garage in coordination with open space design and sustainability concerns. Update Master Transportation Plan (MTP) to reflect recommended street types and designs. Regarding a multi-modal study, the WG asked that the study be expanded to state clearly that one of the study s goals is to make sure extensive traffic counts are taken in the area to get as much data as possible. This data would help test various street options (shared street, car-free street) so that existing traffic would not be diverted onto neighborhood streets if change in the nature of existing streets occurred. The study would need to use assumed existing and proposed building siting and uses in the buildings. The multi-modal study should also model the narrowing of Veitch St. and studying the effects of closing 15 th St. N. to through vehicular traffic (except for transit vehicles). Such a restriction is a goal most WG members support. While the WG does not necessarily disagree with the connection shown from Landmark to the garage, WG believes strongly it should be highlighted for further discussion as it represents a change in County policy about access to buildings/garages under Countyowned streets. If it is to happen here, it is then not precluded from being proposed for other sites. Noted an outcome of studies and recommendations would result in recommending changes to the MTP. Look at materials changes on shared streets. Alternate materials go a long way in signaling the intention of the street. (TC) Likes the shared streets concept, move towards car free, primarily on 15th St. (TC) Traffic impacts are important. Phasing is critical. Wilson and Clarendon Blvds. are already backed up in the mornings. No traffic in Lyon Village. (LVCA) There will be more traffic with the hotel and Wendy s site developments, so there will be more back-ups. If there is not a good circulation plan, cars will cut through Lyon Village. (LVCA) Will street parking be retained? Will people be able to run into the stores? (LVCA) Make carless streets do-able with pedestrians as the priority. Think about car free at different time. (TC) Many of the interests people expressed are left open ended with a need for follow-up studies. (CCCA) The Transit Advisory Committee supported relocation of the ART bus stops. (TAC) With so many buses on 15 th and 14 th Streets, will cafes be successful and activate the square? (LRPC) General support for the idea of shared streets and of Arlington being a leader in this arena. (PED) Will new street designations be added to the Master Transportation Plan for Uhle St., 15 th St. and 14 th St.? (LRPC) 1.1 Metro Entrance Relocate to existing elevator on the Square. Provide direct access to the pedestrian tunnels and new garage. 1.2 15 th Street N. Create a shared street that prioritizes pedestrians. Design with distinct materials, widened sidewalks and seamless paving transitions except at transit boarding area. In general, the Working Group is supportive of this new entrance. However, some are concerned that more emphasis or sooner emphasis should be given on a long-discussed Western entrance to Courthouse Metro. This entrance is actually outside of the currently defined parameters of the Courthouse study area but within the neighborhood. It is an entrance long sought and should not be supplanted by a new entrance. The nature of some of the streets in the area is proposed to change. There is support for the proposal of 15 th St. N. becoming a shared street. Some in the WG would like to see it eventually become a non-car thoroughfare. It would be for transit vehicles, cyclists and pedestrians only. This is a perfect location to implement this type of street. However, a traffic study should be conducted before final circulation/street proposals are made for this A new western entrance into the Metro system should be considered, as opposed to a relocated entrance on the Square. (CCCA) The Transit Advisory Committee supported this new entrance (TAC). Motorists will have to make a hard right to turn onto 15 th St. from Clarendon Blvd. (LRPC) Need to ensure that changes on 15 th St. will not simply add to congestion on Wilson Blvd. and Clarendon Blvd. (RAFOM) 1 Comments prepared by Working Group Chair. 1
Connect Landmark Block parking garage to County parking garage under 15th St. N. area so vehicle movements and use of the streets as currently configured can be understood so that any new proposal does not shift traffic onto neighborhood streets. The WG continues to feel the curbless environment should be seen as a precursor to limiting vehicular traffic to transit vehicles only. Such a limitation would be a pilot in many ways for other areas of the County and having it here at the government center would reinforce the County s commitment to non-private automobile modes. 1.3 N. Courthouse Road Reconfigure street to better serve bicycle traffic. Increase pedestrian safety with traffic calming measures and enhanced crossing at Judicial Center. Maintain access point to area from Arlington Boulevard. The WG would like to see if a cycle track is possible in this stretch and possibly beyond. Provide access to County parking garage via entrance along N. Courthouse Rd. Provide pedestrian access between the Judicial Center and County parking garages. 1.4 14 th Street N. Create a shared street that prioritizes pedestrians. Design with distinct materials, widened sidewalks and seamless paving transitions except between N. Veitch St. and N. Uhle St. Enhance pedestrian connection with promenade. The re-creation of 14 th St. N. as a shared street is supported by the Working Group. This street has different demands than 15 th St. N. and we do not see it becoming a non-car street. We do feel that it is imperative there be a better, accessible pedestrian connection from 14 th St. N. up to the plaza than exists today. This connection should go all the way up behind what is the Court Square West site now and into the plaza in front of the current building that houses County offices. (See section on Buildings.) Connect to existing Verizon Plaza parking garage under 14th St. N. Provide access to County parking garage via an entrance at N. Veitch St. and 14th St. N. 1.5 Clarendon & Wilson Boulevards Reconfigure street to improve the pedestrian experience: widen sidewalks; improve pedestrian crossings. Preserve existing Metro entrances across Wilson Blvd. at Colonial Place. 1.6 N. Uhle Street between Clarendon Boulevard and 15 th Street N. Create a curbless pedestrian promenade; use special paving. Limit vehicular activity except for emergency vehicles, access for events and servicing retail and restaurants. Integrate flexible street furniture to enliven retail elements. The group would like to see if a cycle track is possible in this stretch and possibly beyond. Pedestrian access along and across the proposed Square will be essential to the success of the Square itself and the surrounding area. Today many residents come from east of the site and this will continue as Fort Myer Heights North continues to redevelop. The proposed promenade does provide a spine of access north and south through the site and could be used to supplement space for the farmers market and/or other outdoor functions that might be programmed for the area. The promenade will have particular significance if a structure is placed in the Verizon plaza on access with the promenade. The trees shown in the median on Clarendon/Wilson could be an effective traffic calming measure if they are planted in such a way that they can mature well. (PED) A smaller median and wider sidewalks could be good. (LRPC) Need to ensure that changes on 15 th St. will not simply add to congestion on Wilson Blvd. and Clarendon Blvd. (RAFOM) The Colonial Village Civic Association supported the N. Uhle St. promenade, including its relationship with the farmer s market. (CVCA) Preserve existing Metro entrance under Strayer Block. 2
1.7 N. Uhle St. between 15 th Street N. and 14 th Street N. Create a curbless pedestrian promenade; use special paving. Limit vehicular activity except for emergency vehicles, access for events and servicing retail and restaurants. Provide primary circulation access through the parking garage directly under N. Uhle St. 1.8 Transit Locate transit services on 15 th St. N. and Wilson/Clarendon Blvds. Include potential transit shelter and services into plaza kiosk. Provide a direct connection between Metro, bus transit and new County parking garage. The taxi stand at N. Veitch St. could be in conflict with desired short term parking/standing area to facilitate use of CVS. It could be evaluated if redevelopment occurs and CVS use ceases. The WG asked this be changed to Accommodate car sharing in designated areas in proposed central garage under Square. 1.9 Parking Design parking garage in close collaboration with open space. Accommodate most parking needs under the primary open space. The WG strongly endorses the proposal to replace the above ground asphalt parking lot with a structured parking beneath the current surface lot. Parking is necessary to support the governmental functions in the area. This will not change in the future. Redeveloped building sites will most likely not be able to provide all their parking on site due to constraints such as Metro tunnels. The central garage will be able to provide shared parking for all uses in the study area. The connections staff are proposing both pedestrian and vehicular -- from existing and future buildings to the new under-the-square garage are reasonable and would provide a good shared parking opportunity. The garage should have provision for electric vehicle charging stations. Parking is accessible and adequate but do not overbuild. There is a desire for the parking experience to be a comfortable, not a negative experience. (EDC) Parking critical to the success of the market. (PRC) The 2100 Clarendon parking garage feels too spooky and unsafe at night. (LVCA) One member said that parking should be phased with what will be built, as opposed to what may be built. (LRPC) There is a strong desire on the part of the WG that an entrance to the garage be near the intersection of 14 th St. N. and N. Courthouse Rd. in order to have fewer cars going north on Courthouse. Such an entrance would not be dependent upon private development for construction as the proposed entrances on Landmark block would be, for example. Having an entrance near traffic coming from Arlington Blvd. would reduce traffic adjacent to the Square. Special storm water management engineering would need to be considered to accompany such an entrance as this is the lowest point of the square. It should be noted the connection from the Landmark Block raises a policy question concerning access underneath public right of way. A northern entrance should be considered to the future garage that is not dependent upon the redevelopment of the Landmark block. Members of the Working Group noted there is an overall question of right sizing parking. We support a parking needs study that should be undertaken once building placement/height/capacity/use policy is established. Some Working Group members have questioned if this study should be done to inform the Sector Plan Addendum or is itself informed by the Addendum. The study would be comprehensive and recommend parking not only in a garage to be constructed under the proposed plaza but also on the street. It was acknowledged that if the issue the parking study would illuminate is how many levels of garage would be needed, then it could follow the adoption of a Sector Plan Addendum that would set the parameters of buildings height, placement and uses. 3
The capacity of the garage will be shaped by the parking study, but given the topography of the site it is recommended that at least 3 ½ levels of parking be considered for this garage. One member noted building height and use would need to inform the study so that an adequate amount of parking can be planned for the entire study area since it has been noted some building sites may not be able to park themselves due to constraints such as Metro tunnels, etc. The WG questioned the placement of a service entrance on the Strayer block. 1.10 Pedestrian Enhance existing pedestrian amenities. Increase pedestrian entryways, access points and pathways. Drawings should be amended to show the much discussed escalator connection between N. 14 th St. and the Square (necessitated by the steep grade.) The desire lines for pedestrian access should be kept in mind when designing the square. Pedestrian movements from Fort Myer Heights North diagonally to the Metro and other transit opportunities should be enabled as well as access across N. Courthouse Rd. for the detention center and court. Put an accessible elevator near any escalators. (HC) Make carless streets do-able with pedestrians as the priority. Think about car free at different time. (TC) Will putting the parking underground eliminate many of the pedestrian movements across the Square to the Courts building and result in less activation and fewer people patronizing local retailers, restaurants, etc.? (LRPC) The Veitch St. approach behind Court Square West will be important. (LRPC) This area should be accessible by pedestrians arriving from all directions, including south and east. (RAFOM) 1.11 Bicycle Enhance existing bicycle amenities and pathways. Connect to Arlington Blvd. trail. Add bike lanes to N. Courthouse Rd. WG suggested changing to bike share provider instead of specific provider. Pay special attention to the design of intersection of Veitch/Wilson/Clarendon. It can be dangerous for bicyclists. (BAC) Be careful about the interface of bikes and taxis if a taxi stand location is proposed for Clarendon Blvd. (BAC) Potential conflict between a taxi stand and bike lanes on north side of the Strayer block if a taxi stand located there. (TC) The plan should accommodate the expected expansion of bicycle use in the future. (PED) 4
2.0 Area-wide OPEN SPACE Staff Recommendations Additional Stakeholder Recommendations Advisory Group Comments / Input Integrate plantings and enhance the tree canopy throughout the area. o Plant new shade trees to increase canopy cover and provide additional shade for pavements and pedestrians while helping to reduce heat islands, air, and noise pollution. o Preserve the existing urban forest and canopy. o Provide biodiversity of trees, shrubs, and groundcovers while utilizing a predominantly (minimum 80%) native plant palette. Integrate bio-infiltration and improved soils, particularly on the north, east, and south sides of the Square. Encourage the use of local and regional materials, thus reducing environmental impacts resulting from transportation. Site lighting that optimizes safety, light pollution reduction, and energy efficiency. Provide context, programming, features, and design elements that activate the Square. o Provide supportive surrounding development and programming of the open space. o Create a flexible space to accommodate different types of events, gatherings, and concerts. o Add seating, cafes, and kiosks throughout the open spaces. o Consider a water feature, ice rink or kid play area. The major open space opportunity that will be created by the removal of surface parking to an underground garage is the element that is the most exciting and was indeed the major focus of citizens who participated in all three public workshops. The WG cannot emphasize enough how very, very important the public planning process for this space is to the success of the Courthouse area. It is paramount that citizen input thus far received from the public workshops and the online surveys be used to shape and inform such a study. There is no consensus on the WG as to whether the area should be predominately green open space, or a mix of hard- and soft cape, or rooms, or other types of open space features. There is sentiment the space should be flexible to allow for everyday use, as well as allow for programming that could attract large crowds. There is not unanimity either on the Working Group nor in the public about exactly what form the space should take. Some see it as being predominately green and open while others see various rooms with provision of some hard or semi-hard scape to support programming ranging from the continuation of the important farmers market to a variety of types of outdoor performances to allowing/encouraging large public gatherings for lectures or rallies. Large structures should not be considered for any part of the proposed Square area. The area should maintain its openness and views from and in all directions. The new connection from 14 th St. N. should continue through the site to a reconfigured Courthouse Plaza outside the proposed new Metro entrance. This configuration is complementary to the proposed combination of the Court Square West site and a modified AMC site for a County building. The WG noted that a child play area could be combined with a fountain/water features. Focal points are needed at strategic locations. Many of the recommendations here are very specific. These and most certainly the comments from all three Public Workshops should be gathered and used to set the parameters for and inform the Design Phase of the Square. Members asked that adequate soil depth be considered above the underground parking to allow for mature trees. (E2C2) Members expressed concern over the open space becoming paved at later points in the process. They desired more green than hardscape. (E2C2) Members expressed concern over designing the open space to avoid uses that would render it into hardscape. For example, if it encountered heavy usage and was turned into hardscape later due to maintenance issues. (E2C2) Recommendation for a highly managed and maintained facility. Active space managed not by County but by a non-profit. (EDC) Flexible, dancing, multi-use facility with a stage (temporary or permanent) would be a good idea. (PRC) Consider lighting, trees. (PRC) Good examples of open spaces are where buildings, not cars, border squares. (PRC) Programming is key in Courthouse Square. BIDs are good, but there are some inherent problems (Yards Park bike ban example). (UFC) Recommend trees lining the promenade. (UFC) There is a concern that the central open space is not more thought out. (CCCA) The Square should be activated with events prior to development of the open space. (CCCA) Strike a balance between hardscape and green areas. (LRPC) The variety of open spaces in the study area is rich and multifaceted. (LRPC) Is the Square sufficiently defined? (LRPC) One member questioned what in staff s plan will activate this square and ensure more use of the area than there is today? (LRPC) There should be desire lines such as diagonal, paved paths leading across the open space to transit, etc.. (PED) 5
2.1 Primary Open Space (North Square) Establish two distinct natural environments; one with a lawn feature, one with trees. Primarily utilize native trees and plants. Protect the Memorial trees by planting a memorial grove. Connect with a variety of activating spaces and uses, including: o Relocated Metro entrance o Retail o Shared streets o Existing and new County administrative offices o Private development o Courthouse Plaza promenade Pedestrian access should be permitted and encouraged diagonally across the Square. As noted above, it is too soon to know the emphasis or balance between hard and soft scapes. It is not appropriate at this point to presuppose. Can an amphitheater use be incorporated in the Courthouse Square open space? (HC) 2.2 South Square Activity Zone Consider more active and flexible uses than the North Square. Plan for a new market location. Visually buffer the Verizon building. Integrate a stormwater management feature. There does need to be an organizing element that draws folks southward on the Square and if the County building is not located in that area, a more modest yet transparent building for a cultural resource could be built. A market/pavilion/cultural resource center is a possible choice as an activating element in the southern portion of the Square. The facility could house more than one resource depending upon what they are with an eye to activating the area as much of the day and week as possible. It is possible that if a structure is proposed to house a cultural resource it be no more than three stories and should be mostly glass. During the discussion it was suggested the architecture of the market pavilion/cultural resource could be reminiscent of the Colonial Revival of the existing Simmonds building and the other now demolished buildings that formed Lawyers Row. However, it might be difficult to marry the architectural vocabulary of Colonial Revival with a transparent structure. The Parks and Recreation Commission likes an open air, flexible space. (PRC) Open air and flexible use, but covered. (PRC) Suggestion that the civic/cultural/market use should be moved to the Verizon Plaza site. (CCCA) Two members suggested having the County building running across the southern end of the Square from the Court Square West site to Courthouse Road edge. (LRPC) 2.3 N. Uhle Street Promenade See circulation comments. Use promenade as extension of open space by incorporating trees and plantings. Close promenade to vehicles a majority of the time. Provide managed loading access for farmer s market and events. Use flexible street furniture to enhance pedestrian environment. 6
2.4 Metro Plaza Create a direct visual and physical connection to Courthouse Square, N. Uhle St. Promenade and other transit options. Design to add natural light to Metro tunnels and entryways. 2.5 Clarendon Boulevard Plaza Design a café, kiosk or public art opportunity. Create a terminating vista for Clarendon Blvd., N. Veitch St. and 15 th St. N. 2.6 Veitch Street Terrace Create a raised terrace above N. Veitch St. north of 14 th St. N., adjacent to the County building and Courthouse Plaza. Create a terminating vista towards the south. Improve pedestrian access from the south with stairs, elevator, and/or escalator access to the terrace. 7
3.0 Area-wide BUILDINGS AND USE Staff Recommendations Additional Stakeholder Recommendations Advisory Group Comments / Input For County facilities, comply with the Policy for Integrated Facility Sustainability at a minimum and evaluate Net Zero Energy certification or Living Building certification. Encourage high performance green private development with the Green Building Incentive Policy for Site Plan Projects. Integrated Energy Master Plan (IEMP) o o Energy efficiency upgrades and opportunities for renewables. Identify central plant location in parking garage or building mechanical room to support a district energy system. Comply with regulatory stormwater requirements and include innovative stormwater strategies including: o o o Green roofs, rain water harvesting, and/or stormwater planters into new County facilities. Connection to a central stormwater management feature in the open space. Opportunities for environmental education. The WG, staff, consultants, and the public had many lively discussions about buildings both existing and new in the study area. As stated in the charge, we were looking to place 300,000 400,000 square feet of (new) office space for County use. However, it is unclear if that space number is accurate. A more in depth analysis of anticipated County needs is clearly indicated. It is possible the nature of how Arlington delivers services might change, and it is possible the types of space needed for employees could change. The WG discussed many scenarios -- not only new space but perhaps also space obtained by the purchase of already constructed space as has already happened in the area. It was equally possible the County might continue its rental relationship with its current landlord. We talked about the symbolism of the front door to County offices. We also discussed if the County s identity is best expressed in an edifice or perhaps in a very robust Square/open space -- or is it that building and Square complement and inform each other. Our discussions rightly touched on several variations and possibilities that could accommodate County use(s) as it was clear there is no one definite plan or immediate need of space by the County at this time. After much discussion, the WG coalesced around the proposal of a public building at a combined Courts Square West/AMC site. (see below) Some WG members also expressed an interest in perhaps splitting up some of the County functions in the study area. The more publicly used functions such as the Treasurer s Office, the Zoning Office and meeting rooms and County Board hearing room could be located in a 3-4 story structure in the south end of the Square or on the Verizon Plaza site. The structure might also have some room for a cultural resource. It would be of transparent material to be evocative of the transparency of government. In general, the Working Group also felt heights from 180 feet to 210 feet were an appropriate range for buildings in the study area. The group is interested in further discussion of a provision for an absolute height of 230 feet (including penthouse) IF extraordinary community benefits (to be determined in the Sector Plan Addendum public process) were provided. A benefit would include a building designed with an interesting roof line that was not flat. Also this would NOT be recommended for a site to the south or west because of shadows. The best site for this extra height would be at the Landmark site. The WG is cognizant of comments from the three public meetings that indicated most participants did not think there should be very tall buildings. 300 feet was once discussed but felt too tall and also made the site too prominent from the Mall. It also did not comport with the public sentiment for no tall buildings. For site plan, applications could range from 180 210 feet. Any proposed structure would need to demonstrate how it comports with the goals of the sector plan to get any form of site plan allowable height/density. These could include connections to and financial assistance to planned parking structure under the Square, improvements to the Metro connections (does this include Western Entrance?) and affordable housing goals. The Working Group agreed that uses in the study area need to be balanced so as to provide for as much activity as possible throughout the day and evening, seven days a week. For instance, a pavilion at the southern end of the Square could be used by the Farmers Market on Saturdays, and then used for performances in evenings. Or perhaps its space could be used by vendors during weekdays or Sundays. 8 Maximize the number of accessible affordable units. (HC) Food vendors. (PRC) No heights over 210 feet because the National Mall views are important. (LVCA) Increase and improve retail options in Courthouse. (CVCA) Some discussion about the idea of private uses on public land. (LRPC) Will residential uses help or hurt the Square? (LRPC) Should staff show an option with the County offices remaining at 2100 Clarendon Boulevard? (LRPC) Does the County need a new government building? (RAFOM) Public Land for Public Good responses other than affordable housing should be discussed, including schools, public facilities, recreation facilities, etc.. (LRPC) Solar panels should be incorporated on rooftops. (LRPC) Some said that the County building should be front and center, while others said that the open space should be the focus, as that is the space that is really for the people. (LRPC) The government building should be accessible, green, open and of a friendly scale. There should be a connection between the inside and outside spaces. (LRPC) The proposed buildings look as though they are too large, too dense, inhospitable and too much like NY City. (RAFOM)
The WG noted all buildings need to be capable of participating in a District Energy plan that encompasses the whole area not just the delineated study area. 3.1 Court Square West + Theater Site Combined Option A for a County building location. Recommendation does not apply if 3.2 (Option B) and 3.3 are implemented. Building Location + Height: Redevelop both sites as a unified development. Build 12-14 stories (180 feet tall). Design a 2-3 story rooftop terrace on east side, facing the Square. Building Use: Ground floor: Theater site portion on Courthouse Plaza to include cultural, civic, entertainment and retail uses; Court Square West portion to include civic and/or cultural uses. Primary building use: Theater portion to include entertainment, retail and cultural uses; Courthouse Square West portion to include County and cultural uses. After much discussion, the WG coalesced around the proposal of a public building at a combined Courts Square West/AMC site. This combined site would be one that contemplates an extension of the proposed enhanced pedestrian connection from 14 th St. N. north through the site to the Courthouse Plaza. The combined site would have its entrance on Courthouse Plaza facing the proposed new Metro entrance. The front door of a County building, as noted, is a very important, place-making feature. The entrance to government should be apparent and not in a far corner of the site. It is possible the building would also have a secondary entrance facing the Square. The structure should have step backs particularly on the AMC portion as shown in staff presentations. These would provide a different type of public open space and views through the site to the monumental core. It was noted that if this building was not used for County offices, it could accommodate residential or private commercial office. However, given the hope that the Square will be an active environment with programmed outdoor activities such as concerts, etc., residential uses should be kept to the west of any structure and face toward Courthouse Plaza. It can be difficult to reconcile residential concerns about noise with outdoor programming. 3.2 Court Square West This site alone may not provide an efficient floorplate for a County building. (LRPC) Option B for a County building location. Recommendation does not apply if 3.1 (Option A) is implemented. Building Location + Height: Redevelop both sites as a unified development. Build 12-14 stories (180 feet tall). Building Use: Ground floor: primarily civic and/or cultural uses. Primary building use: County administration building. 9
3.3 Theater Site Recommendation does not apply if 3.1 is implemented. Building Location + Height: Redevelop independently of adjacent Court Square West. Build 3-7 stories (45-105 feet tall). Design a rooftop terrace on east side, facing the Square. Increase massing and height on west side of building. Building Use: Cultural, civic, entertainment development would occur on County-owned land. Ground floor: entertainment, retail and/or cultural uses. Primary building use: entertainment, retail and/or cultural uses. It should be noted the WG is cognizant of the desires expressed by many citizens in support of the AMC theatre. Today the theatre provides a walkable amenity that is not present elsewhere in the area. While the WG supports combining the current AMC site with Court Square West, it equally supports keeping a cinema in the area. It could be housed in one of the new buildings to be constructed in the area (Verizon Plaza?) or perhaps moved into a remodeled building in the area. If this site, for whatever reasons, would not need to be used for County offices, it could be a residential use (perhaps affordable housing with a private partner) or a hotel. (See caveat about residential use above.) The WG supported 180 for this site with step backs as proposed and illustrated in staff drawings. The step backs would occur on the AMC portion. 3.4 Landmark Block Building Location + Height: Redevelop block; build 16-21 stories (210 feet tall). Locate parking and service access primarily off of N. Courthouse Rd. Building Use: Ground floor: retail and restaurant uses, include service entries. Primary building use: office, residential or hotel uses. Refer to Cultural Resources section for building preservations recommendations. Redevelopment scenarios for both the Strayer and Landmark blocks were discussed. There was no clear preference to designate either block for only office or only retail. Currently use in Courthouse is weighted toward residential. There does not seem to be a great desire to add office use at this time. The idea that residential use (other than hotel) facing onto the Square might make active programming a challenge. During discussion of the Landmark block, some WG members expressed a desire to see County offices and perhaps some first floor cultural resource use located on this block. Others felt residential could work here as well. There was a strong preference to have any redevelopment at least keep and perhaps renovate the historical façade of the Cosi building. There was discussion of perhaps retaining two other facades as well. It was noted such integrations of old with new construction have worked well in Clarendon, e.g. both buildings of the B.F. Saul site and the Penzance site, as well as the Post Office block. The WG would say this is the site for 230 feet with extraordinary benefits. 3.5 Strayer Block Building Location + Height: Redevelop block; build 16-19 stories (190 feet tall). Require off-site parking. Building Use: Ground floor: retail and restaurant uses; include service entries. Primary building use: office, residential or hotel uses Redevelopment scenarios for both the Strayer and Landmark blocks were discussed. There was no clear preference to designate either block for only office or only retail. Currently use in Courthouse is weighted toward residential. There does not seem to be a great desire to add office use at this time. The idea that residential use (other than hotel) facing onto the Square might make active programming a challenge. Design considerations for the Strayer block could obviate residential as a view of balconies as one proceeds east on Wilson Blvd. and Clarendon Blvd. might not be the most place making choice for the site. Parking will also be difficult to manage for this site as it cannot park itself because of the existing Metro tunnels. 10
3.6 Verizon Plaza Building Location + Height: Redevelop block; build 4-12 stories (120 feet tall). Building Use: Ground floor: retail and/or cultural uses. Primary building use: office or residential uses. The WG did not endorse a tall building (10-12 stories) on the Verizon Plaza site. The group prefers to see a small structure, 3 to 4 stories in height, and constructed in a way to maximize its transparency. The building could provide retail space on the ground floor and either space for some County functions (meeting rooms, Board room) on the upper floors and/or house a cultural resource such as a theatre, a heritage center or some other use or uses that would help activate the Square. 3.7 South Square Activity Zone Explore building a civic, market, or cultural use that can take the form of a building or structure 11
4.0 Area-wide CULTURAL RESOURCES Staff Recommendations Additional Stakeholder Recommendations Advisory Group Comments / Input Integrate art, environmental education, and sustainability. Conduct archaeological excavations with the redevelopment of the Square. 4.1 Public Art Public art should not be used fix a place that is not lively or is not working. Its incorporation into the Square and new or redeveloped buildings should be considered at the beginning of any planning process, not at the end. Representatives from the Arts Commission should be at the table during the robust planning for the open space that will ensue. The arts planning should encompass all the open space, not just for the central square. There does need to be an organizing element that draws folks southward on the Square and if the County building is not located in that area, a more modest yet transparent building for a cultural resource could be built. The facility could house more than one resource depending upon what they are with an eye to activating the area as much of the day and week as possible. During the discussion it was suggested the architecture of the market pavilion/cultural resource could be reminiscent of the Colonial Revival of the existing Simmonds building and the other now demolished buildings that formed Lawyers Row. However, it might be difficult to marry the architectural vocabulary of Colonial Revival with a transparent structure. Need to get beyond Artisphere, inhibiting ACA's abilities to speak to the community at large about cultural needs that do not begin and end with Artisphere; possible collaboration with heritage museum. (ARTS) Request new Cultural Affairs Director leader to complete a needs analysis - inventory of existing cultural facilities, needs/wants for future; articulate key next steps - how much, where, how big here at Courthouse Square. (ARTS) Activate the Square - start to take the asphalt back now - temporary public art activities - take back the Square - another way that ACA can help to advocate County leadership to find the money now. (ARTS) Incorporate a heritage center in the Courthouse Square area. (HALRB) A performance space for the Cultural/Civic/Market area may be closed off a lot of the time, less egalitarian, take a lot of space. (PRC) Music is important, allow concerts in the Cultural/Civic/Market zone something with culture. (PRC) Use for school events. (PRC) Integrate public art into the design of infrastructure, open space and buildings within Courthouse Square. Public art could also take the form of rotating art installations, interactive displays and integration with wayfinding or sustainable strategies and environmental education. 12
4.2 Memorial Trees Preserve the Mother (notable) and Soldier trees and markers; incorporate them into a memorial grove. Limit soil disturbance above and below grade. Discussion concerning the preservation and future of the so-called Memorial and Mother s trees came up several times at WG meetings. It was noted the trees are the oldest inhabitants of the Courthouse area. The Mother s Tree was planted in 1924 and it and its marker remain. The Memorial tree is a replacement tree, and its stone marker memorializing casualties from the First World War was moved to the Courthouse site in the 1930s from Clarendon. Arborists have indicated a parking garage could be built under the trees as long as 5-6 feet of soil remains undisturbed beneath them. Soil within their drip lines should not be disturbed or compacted. The trees could live out their natural lives and at the end of that time their replacement and/or relocation of their markers, could be discussed in the larger planning context for the Square. Preserve the memorials and the trees. (HALRB) Preserve the memorial trees; do not disturb the soil around them and make sure that any parking structure beneath them does not have a negative impact; surround them with a larger memorial grove. (UFC) Canopy should be 30-35% here. (UFC) A soil depth of 3-4 feet or more is necessary to have healthy, mature trees. (UFC) One member said that the trees could affect the parking structure under the Square. (LRPC) The trees could be a good starting point for a memorial grove. (LRPC) 4.3 Farmer s Market Build a market structure along the southern end of the Square to enhance the existing pop-up farmer s market. Design the building for multiple, flexible uses. The farmer s market has long been an important part of the Courthouse area. It should remain and be enhanced with a more permanent market structure along the southern end of the Square. Design of this structure should allow for flexible use for events that might occur in the surrounding open space. The events and farmer s market would help activate the space at different times/days. Because there is a market building proposed in Clarendon Sector Plan, this recommendation should be discussed in that context, as this area cannot likely support two such buildings so close together. (LRPC) 4.4 Historic Preservation Subject to structural, functional, design and economic feasibility analyses, the potential relocation and reuse of historic buildings and facades could preserve the County s last remaining example of its historic Lawyer s Row along with mid-century commercial buildings located in the Landmark Block. To the extent possible as redevelopment occurs: Preserve historic resources found on the Landmark Block: o First Federal Savings & Loan façades and interior floor/wall clock (Cosi) o Conklyn Building façade (Boston Market) o 2042-2044 Clarendon Boulevard facades o Investment Building façade Explore the relocation and repurposing of the Simmonds Building (last remaining example of historic Lawyer s Row, currently Jerry s Subs) elsewhere in the study area. The WG had a lively discussion concerning the preservation and restoration of historical facades on the Landmark block. It was noted that façade preservation/restoration is not just about historic preservation but is also about place making and design of a pedestrian-friendly built environment. In other parts of the County, such as Clarendon, historical facades have been used to great effect to inform architecture, its design and materials and pedestrian scale. The same could happen here at the Landmark block if the three facades are kept and incorporated into a new structure. The most favored façade is that of the First Federal Savings building that now houses Cosi. It represents to some a Courthouse they remember before redevelopment. It was said a similar resource was lost when the Navy League building was constructed. The façade should be preserved and restored, and the funky pique assiette treatment of column could remain. There was a strong desire to keep the interior elements that remain from the former bank use as well. The Simmonds building and its possible preservation and relocation were topics introduced in late spring after the Briefing Book was issued that identified other historical resources. The WG had not had as long to consider this resource. One possible site for relocation and adaptive reuse of this last remnant of Lawyers Row could be at the proposed kiosk site that would form an entrance to Courthouse Square. Perform archaeological excavations on the Square, particularly in the areas that have been least disturbed over time. (HALRB) Preserve Cosi, Commonwealth and homeless shelter facades. (HALRB) Preserve Cosi interior wall clock and floor. (HALRB) Preserve full Simmonds building on site. (HALRB) May need additional information to recommend whether or not the facades and Simmonds building should be preserved. (LRPC) 13
4.5 Views Preserve and enhance views to the Washington Monument. 4.6 Cultural/Civic Facility Establish a cultural or civic facility within the study area. Possible uses include: o Visitor center o Performing arts o Living heritage center o Library The WG noted the need for an inventory and study of the County s existing and posited performing and visual arts space. This study would assist in identifying what cultural resource might best work in the area and create a synergy with the farmer s market and other uses on the Square. Refer to Building Location, Design and Use recommendations for more information. 14
SUSTAINABILITY AND DISTRICT ENERGY 5.0 Area-wide Staff Recommendations Additional Stakeholder Recommendations Advisory Group Comments / Input Refer to additional sustainability recommendations embedded in sections Circulation (1.0), Open Space (2.0), Buildings (3.0) and Cultural Resources (4.0). 5.1 Integrated Energy Master Plan (IEMP) Additional areas outside of the Courthouse Square study area should be considered for incorporation into the IEMP. Use the IEMP to implement the Community Energy Plan s goals of reducing energy costs, improving energy security and minimizing greenhouse gas emissions. Include targets for energy efficiency, district energy, and renewable energy. Identify potential location in G-1 parking garage or in a new building mechanical room for central district energy plant. Final recommendations will be included in the Sector Plan Addendum. The WG is supportive of efforts to ensure greater energy efficiency and sustainable design in the Courthouse Square area. Any new structure in Courthouse Square, the civic center of Arlington, should comport with the IEMP and thus be an exemplar for other parts of the County. The WG discussed if the 4 pipe hydronic systems are still favored and wondered if microcosm buildings would be better for this area. Staff noted the 4 pipe system is recommended for office buildings, but not residential buildings. Some members also noted the most energy efficient future for the Court Square West building might well be to rehabilitate and repurpose it not tear it down. The renovation could add new energy efficient systems to the building without having the waste of a demolition. The building could be reconfigured in a way to take advantage of the view corridor through the Courthouse Square area to the east. Asked if the Courthouse IEMP component would go to the Community Energy Plan Implementation Review Committee. (E2C2) Some members recommended that district energy should be incorporated in this area. (LRPC) 5.2 Stormwater Management Support the goals of the Stormwater Master Plan and showcase innovative stormwater management strategies. Increase vegetated areas to reduce impervious area. Feature a central stormwater management feature in square. Integrate tree pits and bio-infiltration. Final recommendations will be included in the Sector Plan Addendum. 15