March 20, 2021

2044, 2046, 2050 Wilson Blvd, 1520 N. Courthouse Rd, and 2041, 2045, 2049 15th St N.

Rezoning #Z-2620-20-1

Site Plan #457

Courthouse Landmark Block

County Board

https://projects.arlingtonva.us/projects/courthouse-landmark-block/

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Subject Items

A. Z-2620-20-1 REZONING from the C-3 Zoning Districts to the C-O Zoning District for property located at 2044, 2046, 2050 Wilson Blvd, 1520 N. Courthouse Rd, and 2041, 2045, 2049 15th St N. (RPC#s 18-001-001, -002, -003, -004, -005, -007, -008).

B. SP #457 NEW SITE PLAN to construct a 423-unit residential apartment building with ground floor retail and a below-grade parking garage; located at 2044, 2046, 2050 Wilson Blvd, 1520 N. Courthouse Rd, and 2041, 2045, 2049 15th St N. (RPC#s 18-001-001, -002, -003, -004, -005, -007, -008).

C. Purchase and Sale Agreement between the County Board of Arlington County, Virginia, as Seller, and GS Courthouse Owner, LLC, as Purchaser, for the sale of the property and improvements located at 2049 15th St. N., (RPC#18- 001-003)

D. Vacation Request to vacate a portion of North Uhle Street running south from Clarendon Boulevard adjacent to the western border of Part of Lot 1-A & 22-A, Fort Myer Heights (RPC# 18-001-004) with conditions.

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Site Location

N

Courthouse Metro

Entrance

Aerial View from Clarendon & Wilson Blvds.

Landmark Block

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Background & Existing Conditions

View from Clarendon &

Wilson Boulevards

View from 15th Street N.

and N. Uhle Street

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Development Proposal▪ Request to rezone the site from C-3

General Commercial District to C-O

Mixed Use District

▪ Vacation of a portion of N. Uhle Street

▪ New mixed-use development with

423 residential units in a 20-story

building consisting of:

– 17,000 sf of retail space on the

ground floor

– 219 parking spaces located in a

below-grade parking garage

– Pedestrian promenade along N.

Uhle Street

– Preservation of two historic building

facades

– Extensive transportation and

streetscape improvements

surrounding the site

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Planning Guidance: Courthouse Square Addendum

Courthouse Square Addendum:

10 Priority Recommendations

1. 21st Century Civic Square

2. Central Metro Access

3. Shared Streets

4. Courthouse Square Promenade

5. Symbolic Civic Building

6. Verizon Plaza Redevelopment

7. County Administration Building Redevelopment

8. Enhanced Pedestrian Connection at N. Veitch St & 14th St N.

9. Cultural & Civic Facilities

10. Sustainability

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Building Composition

Proposal’s Conformance:

▪ Retail: Ground floor retail is proposed along Clarendon Blvd, the N. Uhle St promenade, a portion of 15th St N., and a portion of N. Courthouse Rd.

▪ Building Use: The proposed primary use of the building is residential (with affordable units), with retail proposed on the ground floor.

▪ Height: The proposed building height is 210 feet (excluding mechanical penthouse).

▪ Parking & Loading: Access to the parking garage and loading area is proposed on N. Courthouse Road, and knock-out panels are proposed in garage for future connection to County garage under Civic Square.

Massing: The applicant has designed the building with prominent stepbacks on the north and south sides of the building, where second floor terraces with amenities, including a pool, are located, and a much slighter stepback on the western side that faces the promenade. The Addendum calls for stepbacks of 10 feet at a height of 30 feet, which the proposal adheres to.

▪ Site Considerations: The applicant has followed the guidance for historic preservation by reincorporating two historic facades back into the development proposal.

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Building Frontages & Streetscape DesignClarendon Blvd

N. Courthouse Rd.

15th Street N.

N. Uhle Street

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Site Plan Improvements & Community Benefits

▪ Transportation:– Off-site transportation and streetscape improvements along Wilson Boulevard, Clarendon Boulevard, N. Courthouse

Road, and 15th Street N., – Construction of pedestrian promenade along N. Uhle Street between Clarendon Boulevard and 15th Street N.;– Inclusion of knock-out panels within certain sections of the underground parking garage;

▪ Historic Preservation:– Preservation of historic façade of First Federal Savings and Loan Building;– Preservation of historic facade of Investment Building;

– HABS documentation for Simmonds Building;– Provision of historic markers commemorating significance of Lawyer’s Row;

▪ Sustainability:– LEED Gold certification– 22% energy savings; – Energy Star score of 80; – 4% EV charging stations and 15% EV-ready infrastructure;

▪ Public Art:– Cash contribution to the Public Art Fund to go toward a new installation within Courthouse Sector Plan area;

▪ Affordable Housing:– Contribution of eight (8) on-site committed affordable units (CAFs), consisting of four (4) 1-bedroom units and four (4) 2-

bedroom units affordable up to 60% AMI;

▪ Open Space:– Cash contribution toward improvements to the future Civic Square for short-term implementation in the vicinity of an

existing parking lot near N. Courthouse Road and 14th Street N.

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Transportation & Streetscape Improvements

3 sawtooth bus

bays

Shared street

Widening median

Widening sidewalk Protected bike lane

Protected bike lane

Raised bike track

Removal of curb

cut to municipal

parking lot

Pedestrian

promenade

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Historic Preservation

• First Federal Savings and Loan Building located at 2050 Wilson Boulevard

• Constructed in 1946; 1966 Addition

• International style

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Historic Preservation

• 2049 15th Street N.• Constructed between 1948-

1949• International style

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Open Space & Landscaped Areas

N. Uhle Street

Promenade

Rooftop Garden

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Sustainability

Commitments:

▪ LEED Gold building certification

▪ Electric vehicle charging stations at 4% of the parking spaces and EV-ready infrastructure available for 15% of the parking spaces– Meets requirements of updated

Green Building Incentive Policy adopted in December 2020 (although project is grandfathered under previous Policy)

Energy Focused:

▪ Energy Star score of 80

▪ Commitment to 22% energy cost savings

Courthouse Square Addendum Guidance:

▪ Courthouse Square is envisioned as a showcase for Arlington’s sustainability practices, from high performing green buildings to innovative energy solutions to transportation infrastructure that promotes biking and walking

▪ Reducing energy costs and energy consumption and enhanced stormwater management strategies are the top sustainability priorities

Project’s Additional Conformance:

▪ Bioinfiltration features and stormwater mitigation on Clarendon Blvd & 15th Street N., and on terraces and rooftop

▪ Two landscaped terraces and rooftop garden

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Public Review Process

Community Engagement

#1

Community Engagement

#2

Virtual SPRC

Meeting

Planning Commission

County Board

Sept. 10 – 16

Topics:• Land Use & Zoning

• Site Design

• Architecture &

Historic

Preservation

Benefits

• Open Space

Oct. 26 – Nov. 1

Topics:• Open Space

• Transportation

• Community

Benefits

• Construction

December 7

Topics:• Summary of

Engagement

Session

Discussions

• Outstanding Issues

• Next Steps

March 10 March 20

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P.C. Recommendation▪ The Planning Commission recommends that the County Board consent to include County-owned property known as the Investment Building,

identified as RPC #18-001-003 and located at 2049 15th Street N. in a) Rezoning Application Z-2620-20-1; and b) Site Plan Amendment

Application for SP #457.

▪ The Planning Commission recommends that the County Board adopt the attached Ordinance to rezone properties known as 2044, 2046,

2050 Wilson Blvd, 1520 N. Courthouse Rd, and 2041, 2045, 2049 15th St N. (RPC#s 18-001-001, -002, -003, -004, -005, -007, -008) from the “C-3”

Zoning District to the “C-O” Zoning District.

▪ The Planning Commission recommends the County Board adopt the attached Ordinance to approve Site Plan #457 to allow for the

construction of a 423-unit, 20-story residential apartment building, with modifications of Zoning Ordinance requirements for additional density

for achieving the goals of the Courthouse Sector Plan Addendum: Courthouse Square, reduction in the number of required loading docks

from 5 to 4, parking ratio reduction to 0.39 spaces per unit, setback reduction, additional height up to 210 feet, density exclusions, and other

modifications as necessary to achieve the proposed development plan, subject to the conditions of the ordinance.

– The Planning Commission also recommends to the County Board to direct staff to work with the applicant to consider current best

practices for height of bird friendly glass, taking into consideration existing and planned natural and environmental features that are

likely to attract birds.

▪ The Planning Commission moved to convey a “sense of the commission'' statement to the County Board, conveying that the Commission

feels it is important to ensure that the shared street is an attractive, inclusive and accessible contribution to the public realm; that it prioritizes

pedestrian movement and safety; and that it be constructed with high-quality and durable materials, as befitting its highly significant civic

location and the vision of the 2015 Courthouse Sector Plan Addendum.

▪ The Planning Commission finds that the attached Ordinance of Vacation to vacate a portion of North Uhle Street running south from

Clarendon Boulevard adjacent to the western border of Part of Lot 1-A & 22-A, Fort Myer Heights, RPC No. 18001004, with conditions, is

substantially in accord with the adopted comprehensive plan, or applicable portion thereof, of Arlington County, Virginia

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C.M. Recommendation1. Consent to include County-owned property known as the Investment Building, identified as RPC #18-001-003 and located at 2049 15th

Street N. in a) Rezoning Application Z-2620-20-1; and b) Site Plan Amendment Application for SP #457.

2. Adopt the attached Ordinance to rezone properties known as 2044, 2046, 2050 Wilson Blvd, 1520 N. Courthouse Rd, and 2041, 2045,

2049 15th St N. (RPC#s 18-001-001, -002, -003, -004, -005, -007, -008) from the “C-3” Zoning District to the “C-O” Zoning District.

3. Adopt the attached Ordinance to approve Site Plan #457 to allow for the construction of a 423-unit, 20-story residential apartment

building, with modifications of Zoning Ordinance requirements for additional density for achieving the goals of the Courthouse Sector

Plan Addendum: Courthouse Square, reduction in the number of required loading docks from 5 to 4, parking ratio reduction to 0.39

spaces per unit, setback reduction, additional height up to 210 feet, density exclusions, and other modifications as necessary to

achieve the proposed development plan, subject to the conditions of the ordinance.

4. Approve the attached Purchase and Sale Agreement between the County Board of Arlington County, Virginia, as Seller, and GS

Courthouse Owner, LLC, as Purchaser, for the sale of the property and improvements located at 2049 15th St. N., RPC Number 18- 001-

003 (“Purchase and Sale Agreement”); and

5. Authorize the Real Estate Bureau Chief, Department of Environmental Services, or his designee, to execute, on behalf of the County

Board, the attached Purchase and Sale Agreement and all related documents, subject to approval as to form of all such documents

by the County Attorney.

6. Enact the attached Ordinance of Vacation to vacate a portion of North Uhle Street running south from Clarendon Boulevard

adjacent to the western border of Part of Lot 1-A & 22-A, Fort Myer Heights, RPC No. 18001004, with conditions.

7. Authorize the Real Estate Bureau Chief, Department of Environmental Services, or his designee, to execute, on behalf of the County

Board, the Deed of Vacation, and all other documents or deeds necessary to effectuate the attached Ordinance of Vacation,

subject to approval as to form by the County Attorney.

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Thank You