Prepared by Arlington County, Virginia Department of...

Prepared by Arlington County, VirginiaDepartment of Community Planning, Housing and Development�Planning Division

Virginia Square Sector PlanPublic Participation ProcessGreat appreciation is expressed to the members of the Virginia SquareSector Plan Review Committee and others who consistently contributed theirtime and valuable thinking to the plan development process. These mem-bers participated in numerous review committee meetings, public work-shops, the creation of the envisioned sector plan concepts, and assistedCounty staff in the writing and review of the draft plan.

Virginia Square Sector PlanReview CommitteeEd Rea, ChairmanBen Axelroad, Ballston Partnership – Urban Environment CommitteeDeAndra Beck, Ballston-Virginia Square Civic AssociationSheila Bodner, Virginia Square Condo AssociationAl Branigan, Tower VillasDennis Burr, Ballston-Virginia Square Civic AssociationClifford and Patricia Chieffo, Arlington Arts CenterCharles Denney, Pedestrian Advisory CommitteeEric Dobson, Planning Commission, AlternateDan Donahue, American Legion Post 139Dr. Carl Floyd, Virginia Square Medical CenterBill Gearhart, Lyon Village Citizens AssociationLewis Gulick, Secretary, Lynbrook CommunityCarrie Johnson, Planning CommissionGlenn Lazarus, St. Charles Borromeo ChurchDennis M. Leach, Pedestrian Advisory Committee & TransportationCommissionGrady Malone, St. George’s Episcopal ChurchConnie McAdam, Tower VillasJohn McCracken, Virginia Square Civic CommitteeEric Miller, Ashton Heights Civic AssociationTom Petty, Ashton Heights Civic AssociationTom Sawner, Ballston-Virginia Square Civic AssociationPatrick Smaldore, Ashton Heights Civic AssociationStanley E. Taylor, George Mason UniversityJohn Teem, St. Charles Borromeo ChurchKate Wilson, Ballston-Virginia Square Civic Association

Special thanks to Ed Rea, Chairman, Lew Gulick, Secretary, and CarrieJohnson, Planning Commission, whose leadership and countless hoursassisting staff and the review committee led to the successful adoption ofthis plan.

Appreciation is expressed to all participants who contributed many ideasduring the sector plan review process.

Table of ContentsEXECUTIVE SUMMARY .................................................................. 1

Summary ................................................................................... 3

Background ............................................................................... 3

The Virginia Square Vision........................................................ 4

Implementation ........................................................................ 7

INTRODUCTION ............................................................................. 9

Background ............................................................................... 11

Community Process .................................................................. 12

About this Document ................................................................ 13

EXISTING CONDITIONS AND ISSUES......................................... 17

Brief History .............................................................................. 19

Virginia Square Today ............................................................... 20

Boundary and Context ............................................................ 20Residential Development ......................................................... 22Commercial Development ........................................................ 22Transportation and Parking ...................................................... 23Urban Design .......................................................................... 26Public/Institutional Facilities, Parks, and Open Spaces .............. 30Places of Worship ................................................................... 31Selected Demographics ........................................................... 31Environmental Features ........................................................... 32General Land Use Plan ............................................................ 32

Zoning.................................................................................... 34

Implementation of the 1983 Concept Plan .............................. 37

THE VIRGINIA SQUARE PLAN ...................................................... 3 9

Vision, Goals, and Objectives ................................................... 41

Concept Plan Framework .......................................................... 45

Illustrative Plan ........................................................................ 57

Recommendations .................................................................... 59

Land Use and Zoning .............................................................. 59Cultural, Educational, and Historic Resources ........................... 63Transportation and Circulation ................................................. 64Urban Design .......................................................................... 74Housing .................................................................................. 76

Park and Open Space .............................................................. 78

Area-Wide Urban Design Guidelines ........................................ 81

Public Art ............................................................................... 81Architecture and Materials ....................................................... 82Gateways, Activity Halls, and Views ......................................... 82Open Space and Urban Plazas ................................................. 83Streetscape Elements .............................................................. 85

Parking ................................................................................... 86

List of Maps:1. Boundary and Subareas2. Existing Vehicular & Transit Connections3. Urban Design Analysis (Northwest Quadrant)4. Urban Design Analysis (East Quadrant)5. Urban Design Analysis (Southwest Quadrant)6. Existing General Land Use Plan7. Existing Zoning8. Concept Plan Composite9. Concept Plan: Land Use

10. Concept Plan: Building Envelope11. Concept Plan: Transportation & Circulation12. Concept Plan: Streetscape Hierarchy13. Illustrative Plan14. Proposed General Land Use Plan15. Wilson Boulevard Street Sections16. Fairfax Drive Street Sections17. Washington Boulevard Street Sections18. Ninth Street – Existing Street Sections (west of N. Monroe St.)19. Ninth Street – Proposed Street Sections (west of N. Monroe St.)20. Ninth Street East – Proposed Street Sections

List of Tables:1. Bus Routes2. Demographics3. Land Use Designations4. Development Capacity5. Land Use and Zoning Comparisons6. Zoning Designations7. Implementation of the 1983 Concept Plan8. Proposed General Land Use Plan amendments9. Streetscape Guidelines

10. Action Plan

Signs ...................................................................................... 86Awnings ................................................................................. 87Utilities ................................................................................... 88

ACTION PLAN ................................................................................. 89

Implementation Matrix ............................................................. 91

See Site-Specific Guidelines for detailed information on key sites in

Virginia Square.

E X E C U T I V ES U M M A R Y

E X E C U T I V ES U M M A R Y

EXECUTIVE SUMMARY

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SummaryThis revision of the first Virginia Square Sector Plan adopted nearly twodecades ago in essence affirms and strengthens the original concept for thisMetro corridor area as a residential community and a center for cultural,educational, and recreational activities, and adds several significant changesand refinements to the original plan. These include:

! A focal place in the station area which will include a communitycultural/performing arts facility.

! Implementation of numerous improvements for pedestrian circulationnear the station and throughout.

! Special emphasis on inclusion of affordable on-site housing units in newresidential construction (at least 5 percent of the base density for theeast end of Virginia Square) and retention of existing affordable housingunits.

! Establishment of a Special Coordinated Development District for theeast end of Virginia Square to create a vital urban village environment.

! Specification of the steps necessary for the Sector Planrecommendations to be implemented.

BackgroundIn 1983, Arlington County adopted a Virginia Square Sector Plan settingforth a concept for this vital and unique place along the Metro line. “Incontrast to other Rosslyn-Ballston Corridor Station areas which areemployment oriented,” the 1983 sector plan said, “Virginia Square isplanned as a residential community and a center for cultural, educational,and recreational activities.”

Virginia Square is bordered by Clarendon on the east and Ballston on thewest. It is defined technically as the roughly triangular area starting with10th Street North and North Kirkwood Road on the east, extending westwardbounded by Washington Boulevard on the north and Wilson Boulevard onthe south, and ending at North Quincy Street in the west. The Sector Plancovers both sides of the two Boulevards, and recommendations are madeconcerning both.

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Important elements of Virginia Square’s educational, cultural andrecreational orientation were already in place or planned at the time theoriginal Plan was adopted. These included the George Mason Universitycampus, the Arlington Central Library, and the Arlington Arts Center atMaury Park. Since 1983, each of these institutions has expanded or is inthe process of expansion. In addition, the large Federal Deposit InsuranceCorporation campus is about to undergo further significant development.Quincy Park remains the largest recreational open space in the corridor. St.Charles and St. George’s churches at the eastern and western ends ofVirginia Square are also expanding.

Residential and commercial development over the past twenty years hasgenerated mostly high-rise buildings. Less than one third of the area,mainly a portion in the eastern end and several sites along Fairfax Drive andWilson Boulevard, remains available for build-out.

While much of the development has been in accord with the 1983 vision,the pattern has been uneven. In its current form, Virginia Square does notevoke a sense of identity. The current mix of new and old residential andcommercial buildings and vacant lots lacks cohesion or continuity.Furthermore, important ingredients for a high quality of life in an urbanenvironment are impaired or missing. The core area near the Metro stationlacks a community focal point. Much-used pedestrian routes are unfriendlyor dangerous. The availability of short-term parking has not kept pace withbuild-out.

In January 2000 concerned citizens from the area formed a Committee toassess the situation. With remaining developable space rapidly diminishing,they believed that action was needed immediately if it were to have asignificant impact on the character of the community. In a preliminaryreview and report, the Committee strongly affirmed the 1983 Plan’semphasis on Virginia Square’s cultural, educational and recreationalcharacter, and it suggested a number of recommendations to ensurerealization of its concept in the future. In the fall of 2000, in response tothe Committee’s initiative, the County initiated a public review of the sectorplan. The Committee and other community groups made significant andsustained contributions to the review process. The result is the revisedsector plan presented in this document.

The Virginia Square VisionThe vision in this sector plan fits well with the County Board’s vision for theCounty as a whole. The County Board’s adopted vision states: “Arlingtonwill be a diverse and inclusive world-class urban community with secure,attractive residential and commercial neighborhoods where people unite toform a caring, learning, participating, sustainable community in which eachperson is important.” For Virginia Square, this sector plan envisions:

! A community featuring cultural, educational and recreational facilitiesin a secure, attractive urban village setting which provides a quality oflife to all who live, work, or visit there.

! A focal point near the station will be a community cultural/performingarts facility with space for music and theater groups and other cultural

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activities. Besides convenient access to Metro, there will be short-termparking in the facility or nearby for patrons who must drive and forother needed public uses.

! Well-designed walkways will encourage pedestrian circulation and willpermit convenient and safe pedestrian-friendly travel within VirginiaSquare and to adjacent neighborhoods, Clarendon and Ballston. TheMetro station will be the transportation hub of the area, linked toconvenient bus service.

! A mix of residential, office, retail, and service commercial developmentalong with the cultural/educational/recreational facilities and sufficientparking for their viability will ensure an active core area both day andevening. Retail stores will be available conveniently at ground level.

! Residential buildings will provide for diversity, with new affordablehousing units accounting for at least 5 percent of all new residentialdwelling units in Virginia Square. Conservation efforts will facilitateretention of existing affordable dwelling units in the Virginia Squarearea.

! A Special Coordinated Development District for the East End with urbanoverlay guidelines will provide distinctive quality architecture withtapering building heights from the Metro station and street-level retailas this portion of the station area blends into the “Clarendon Circle”area.

! George Mason University and the community will enjoy increasinglybeneficial interaction, including community use of GMU facilities andshared parking.

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! Retention of medical offices will be encouraged, including sufficientaccess for patients who must come by car.

In its current form, Virginia Square does not evoke a memorable experienceor an identifiable “collection” of premier spaces and/or architecture.Further, the area does not serve well as a major urban residentialneighborhood in the Rosslyn-Ballston corridor because intersections andsidewalks between Virginia Square and the neighboring retail andentertainment destination of Clarendon are poorly suited for pedestriantravel.

Improving the quality of the built environment is a major goal of this sectorplan so that with time the entire Virginia Square area will be known for itslasting, high-quality architecture and its well-designed, open public spaces.The plan seeks to improve pedestrian and bicycle access throughout VirginiaSquare and to the Clarendon and Ballston station areas, to encouragetransit ridership, and to balance vehicular traffic with pedestrian circulation.Recommendations for physical improvements to walkways—not only howwalkways can offer a convenient and safe route to destinations, but howthey can be designed as enjoyable, interesting and desirable connections todestinations—are included in this plan. This plan also includes a companionset of diagrams and urban design guidelines to shape new developmentprojects as they move forward. These urban design guidelines are intendedto be rigorously implemented to ensure that the community’s expectationsare realized.

This plan also continues to highlight the cultural, educational andrecreational aspect of the station area. The existing resources certainlycontribute to Virginia Square and County resources. However,improvements to existing resources and expansion are justified to improvethe identity of the Virginia Square station area. This plan seeks to buildupon these existing cultural, educational and recreational resources in atwo-fold method. First, this plan recommends improvements to existingresources related to access, programming, and overall visibility. Second,this plan recommends adding new cultural, educational and recreational usevenues and identifies several properties that would offer ideal locations toexpand community uses. Public and private partnerships are envisioned tobring these venues to fruition. Virginia Square is fortunate to have twomajor institutions located within its boundaries—George Mason Universityand the Federal Deposit Insurance Corporation (FDIC)—that could offerassistance to the County or developers in providing these communityamenities. Both sets of recommendations are critical to improving thequality of life in the area and an affirmation of Virginia Square’s identity inthe Rosslyn-Ballston Corridor as a “cultural, educational, and recreationalcenter.”

In addition to the cultural, educational and recreational amenities desired inVirginia Square, neighborhood-serving commercial uses are also sought toserve the area’s many residents. Existing businesses along the periphery ofVirginia Square are welcomed resources for this community. The planrecommends revitalization efforts along Wilson Boulevard and WashingtonBoulevard to improve pedestrian access across these arterial streets and onapproaches to Clarendon and Ballston. Other recommendations suggestfollow-up planning initiatives with business/property owners and thecommunity to improve private properties, facades, and parking areas.

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As build out progresses in Virginia Square the community desires a mix ofhousing options with varied types, price ranges, and ownership options.The range of housing options currently offered in Virginia Square includessingle-family attached and detached units, primarily in the adjacentneighborhoods; garden-style apartments; and mid- and high-rise apartmentbuildings. Several high-rise residential buildings offer condominiumownership options. As part of several recent redevelopment projects,affordable dwelling units for moderate-income residents have developed.This is an important aspect to this residential-based station area and itscommunity. This plan seeks to facilitate a mix of housing types includingunits affordable to a range of County residents within convenient walkingdistance to the Metro station. This plan also seeks to preserve existinghousing within the station area, especially those dwelling units that offermarket-rate affordable units, such as the garden apartments along thesouth edge of Wilson Boulevard. This plan recommends utilizing theAffordable Housing Fund within targeted areas of Virginia Square tofacilitate conservation of existing affordable housing and the creation ofnew affordable housing units.

ImplementationAn implementation matrix provided at the end of this document lists all theSector Plan recommendations. The matrix identifies the County agenciesresponsible for implementation of each recommendation, the requiredactions, and the anticipated timing of the actions. The recommendationsare grouped in the following categories: Land Use; Transportation; Cultural,Educational and Historical; Urban Design; Housing; and, Parks andRecreation.

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INTRODUCTIONThe County Board’s Adopted Vision for Arlington County

“Arlington will be a diverse and inclusive world-class urban communitywith secure, attractive residential and commercial neighborhoods where

people unite to form a caring, learning, participating, sustainablecommunity in which each person is important.”

Virginia Square Vision

Virginia Square is planned as a residential community and a center forcultural, educational, and recreational activities. – Virginia Square Sector

Plan adopted by the County Board in 1983

The Virginia Square community envisions a station area featuring cultural,educational, and recreational facilities in an attractive urban village settingwhich provides a quality of life to all who live, work, or visit there.

INTRODUCTION

BackgroundIn the early 1960s, Arlington County evaluated the possibility of a transit linewithin the County limits to rapidly move commuters into Washington, D.C.The County determined that such a line was desired and feasible. Thepreexisting Wilson Boulevard corridor was determined a logical alignmentand five stations were proposed: Rosslyn, Courthouse, Clarendon, Ballston(now called Virginia Square/GMU), and Glebe (now called Ballston/Marymount University). During the early planning efforts the County and itscitizens wanted to achieve pedestrian-oriented and dense developments nearthese transit stations, encourage commercial revitalization, and preserve thesurrounding streetcar neighborhoods.

Planning goals developed from the 1960s to the 1980s have guided theRosslyn-Ballston Corridor’s development. The County sought to:

! Achieve a unified visual image and create attractive urban public andprivate spaces that would invite maximum use.

! Improve the corridor’s image through design guidelines and createindividual identities for each station area.

! Provide places (with urban character) for living, working, and shopping.! Offer high-quality architecture and open spaces with diverse

entertainment, cultural and restaurant destinations that would energizeeach station area.

! Create accessible places for all modes of transportation includingwalking, biking, transit and automobile.

The County accomplished this by concentrating high-density, mixed-usedevelopment within each station area to support transit ridership. TheGeneral Land Use Plan was reviewed and amended for each station area in1977, and the County began to implement the General Land Use Plan as thebasis for each station area’s physical change. However, it was not until thefirst sector plan1 for each station area was drafted and adopted in the early

Rosslyn

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ClarendonVirginia Square/

GMU

Ballston/Marymount

Rosslyn-BallstonCorridor

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1 Sector Plans are documents generated with community input that guide future development activities and suggest mechanisms to achievehigh-quality development patterns in specific areas of Arlington County. Sector plans are formally adopted by the County Board and supportthe General Land Use Plan, a component of the County’s Comprehensive Plan. These plans analyze existing conditions including land uses,infrastructure, open space, urban design, and zoning. Recommendations are developed based on this analysis and other issues, visions,concepts, and objectives generated through the community participation process. They generally focus on the land area within one-quarter mileradius of a Metro station. Sector Plans have been completed for each station area: Virginia Square (1983), Ballston (1980), Courthouse (1981),Clarendon (1990), and Rosslyn (1977). Addendum reports for the Clarendon (1990), Rosslyn (1992), and Courthouse (1993) areas have beenadopted.

INTRODUCTION

1980s that refined land use concepts and implementation measures werespecified. This happened in 1983 when the first sector plan in VirginiaSquare was formed through a community participation process and theCounty Board adopted the plan.

The 1983 Virginia Square Sector Plan outlined a concept plan, described thedesired land uses, and provided detailed guidance for future developmenton properties surrounding the Virginia Square Metro station. Since 1983,the sector plan has been used to guide private redevelopment, althoughalmost no redevelopment occurred until the late 1990s. The mostsignificant development during the 1980s was George Mason Universityexpanding its campuses to Arlington and the construction of the FDIC officebuildings. However, several of the original concepts for public spaces orfacilities have not been realized, and some goals of the early 1980s nowseem outdated based on current practices.

Over time, the transit system and long-term planning initiatives haveeffectively attracted people and businesses to the multi-modal R-B Corridor.Redevelopment activities have revived a series of declining shoppingcenters, industrial areas, and streetcar neighborhoods into a series ofbustling office, shopping, residential, and entertainment destinations. Theresulting urban development patterns have increased transit use andpedestrian circulation and preserved the older residential neighborhoods.As time passes, continuous evaluation of development activities andplanning actions will sustain the desired physical characteristics along thecorridor. However, reiterating these underlying corridor-wide goals is stillsuitable and desired today and is essential to ensure that development andredevelopment continues with the same high quality, pedestrian-orientedcharacter.

Community ProcessIn January 2000 a group of citizens from the Virginia Square areaconcerned about the future of the station area formed a committee—theVirginia Square Sector Plan Review Committee—to assess the currentsituation and recommend steps for future improvement. The citizens metwith a sense of urgency spurred by a surge in building in the diminishingremaining developable space in the station area. The sector plan had notbeen updated since its inception nearly two decades earlier. They believedthat what would be done in the near future would stamp a lasting imprinton the character of the station area as a whole.

In the fall of 2000, neighborhood groups in the Virginia Square arearequested the County Board and staff to initiate a public review of the 1983sector plan. A process was developed to analyze current and futureredevelopment activities, evaluate, and/or verify recommendations set forthin 1983, and produce a revised sector plan based on community and stafffindings.

The committee included representatives of a broad array of interests withinthe community. In addition to the Ballston-Virginia Square and AshtonHeights neighborhood citizens associations, Committee participants camefrom St. George’s and St. Charles churches, the Virginia SquareCondominium, Tower Villas, the Ballston Partnership, the Virginia SquareMedical/Dental Building, the Lynnbrook community, and American Legion

Civic associations in VirginiaSquare

A walking tour of the stationarea with community membersand County staff kicked off theplanning process.

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INTRODUCTION

Post 139. Citizen advisory commissions such as the Pedestrian AdvisoryCommittee of the Transportation Commission, the Arts Commission, and thePlanning Commission were also represented. George Mason Universityparticipated as an active Committee member.

In an intensive series of meetings over the ensuing months, the Committeeheard presentations from County staff and others who helped to identifyand explain issues related to development in the station area. In aPreliminary Report issued in September 2000, the Committee expressedsupport for the County’s 1983 concept of Virginia Square as Arlington’s“center for cultural, educational, and recreational activities.” The Reportrecommended steps intended to further this goal and improve the quality oflife for station area residents, visitors, and workers, while avoiding certainweaknesses that marked implementation of the original plan.

A “21st Century Vision for Virginia Square” in the Committee reportenvisioned a lively community atmosphere with a focal area as close aspossible to the Metro station—easily accessible to those who come by foot,public transit, and wheeled conveyances. There would be a communitycultural/performing arts center nearby, along with educational/cultural/recreational facilities, such as GMU, the Central Library, the Arts Center/Maury Park, and St. George’s and St. Charles’ churches. Pedestriancirculation would be enhanced, multifamily residential development wouldinclude affordable living units on site, the medical offices would be retained,and parking would be sufficient for viability of the station area’s commercialand public facilities.

In the fall of 2000, the County instituted a Virginia Square Sector Planreview with the intent to update the 1983 plan. Staff assigned to this taskworked with the Committee as well as other interested parties. In itssubsequent meetings with the Committee, the community and staffgenerally supported the concepts and land uses laid out in the 1983 plan.However, in addition to the need for a cultural center/focal point for thestation area, issues raised included development densities, traffic,pedestrian circulation, inadequate parking, affordable housing, anddevelopment transitions.

This sector plan in various respects reflects discussions andrecommendations ensuing from numerous meetings involving County staffand the Committee. The Committee also cosponsored with the Countyseveral public meetings to engage the broader community in the sector planreview process.

About this DocumentThe Virginia Square Sector Plan will serve as a policy guide for both short-and long-term development and/or revitalization in the Virginia Square area.It is anticipated that this document will guide physical developmentactivities for the next 15 to 20 years, with interim reviews and possibleamendments for evolving market conditions and community goals. Theplan suggests mechanisms to implement the community vision andpurposefully create a preeminent residential environment.

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The Virginia Square Sector Plan includes:! A Vision, Goals, and Objectives! A Concept Plan! Recommendations! An Action Plan! Urban Design Guidelines for the entire station area, Key Redevelopment

Sites, County-owned properties, and other special areas! Interim Urban Design Guidelines for properties less likely to redevelop in

the near or mid-term future (included with Key Redevelopment Sites)These elements cohesively work together to define and shape the physicalenvironment of Virginia Square. The Goals, Objectives, and Concept Planare recommended for County Board adoption with implementation throughthe Recommendations, Urban Design Guidelines, and Action Plan.

The Vision provides an overarching description of the Virginia Squarestation area, its future development, and character in visionary terms.

Overarching Goals and Objectives are statements that set or describe apolicy direction and shape the plan’s Recommendations.

The Plan also includes a Concept Plan with four critical overlays:! Land Use! Building Envelope! Proposed Connections! Streetscape HierarchyEach element provides illustrations and text that describe aspects of thephysical development of the Virginia Square Plan.

Recommendations guide or direct planning and development decisionsregarding land use, the provision of public services and/or funding, as wellas community-based improvements. Recommendations identify futureactions by the County, private developers, or others to implement theConcept Plan and Objectives. Recommendations are included for majorelements encompassing:

! Land Use and Zoning! Cultural, Educational, and Historic Resources! Transportation and Circulation! Urban Design, including streetscape, public art, gateway treatments,

and activity nodes! Housing! Parks and Open Space

The Action Plan identifies strategies that can implement the Concept Planand Recommendations. The Action Plan prioritizes recommendations byidentifying timeframes for implementation and a list of likely implementationparticipants. The Action Plan and actions described in them are advisoryand depend on the ability of the identified implementers to secure fundingand/or participate in completing the desired action. In some instancesCounty funding will be necessary. In most instances, implementation willrequire outside participation and funding.

INTRODUCTION14

INTRODUCTION

The proposed General Land Use Plan and Zoning OrdinanceAmendments recommend changes to the existing land use designationsand the base zoning as subsequent County Board actions after adoption ofthe Sector Plan. Some properties, in the eastern end of Virginia Square,may have an additional overlay zone with specific urban designrequirements.

The plan also includes Urban Design Guidelines. Urban designguidelines provide further advisory and/or required elements to shape thephysical evolution of properties. These areas/properties are both privatelyand publicly owned. These guidelines should be followed during theestablished review processes described in the Zoning Ordinance. Theseguidelines are intended for use station-wide, and for the KeyRedevelopment Sites, for County-owned sites such as parks, and for Countyrights-of-way.

Key Redevelopment Sites were selected based on their size, location,potential density, and their potential for change in the immediate and long-term horizon (see Site Specific Guidelines). Long-term recommendationsand urban design guidelines are provided for these sites and should guidetotal site area redevelopment when it occurs. Long-term guidelines relateto an entire property or to several properties and are comprehensive.Urban design guidelines cover many aspects of redevelopment ranging fromstreetscape and site design to architectural design.

In some instances, Key Redevelopment Sites may have some propertieswith uses that will likely remain in the near future. In these instances,interim recommendations and urban design guidelines are provided to guideaesthetic and functional improvements and to facilitate a betterenvironment for those living, working, and visiting the Virginia Square area.

The document strongly emphasizes the Urban Design Guidelines andAction Plan that should be considered prior to any development activitywithin this Metro station area. The County and community strongly desireto achieve a high quality environment—via the architecture, connections,services, and public spaces—surrounding each Metro station andthroughout the County. The County and its citizens will be seeking this levelof quality and lasting design on all development projects that occur inVirginia Square. Implementation of new community facilities, open spaces,public art, and walkable sidewalks with connections to a diverse mix ofdestinations, is a critical component to the final build-out of the VirginiaSquare station area.

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E X I S T I N GE X I S T I N GE X I S T I N GE X I S T I N GE X I S T I N GC O N D I T I O N SC O N D I T I O N SC O N D I T I O N SC O N D I T I O N SC O N D I T I O N S

EXISTING CONDITIONSAND ISSUES

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The former Virginia Squareshopping center was a majorshopping destination during the1950s and 1960s. The property isnow occupied by the FDIC.


In its heyday, Ashton Heights wasadvertised in local newspapers as awonderful place to live.(Source unknown).

Existing Conditionsand IssuesThe following information provides a summary of existing conditions inVirginia Square. The characteristics described in this analysis play anintegral role in the shaping of the Concept Plan. This analysis covers:

A Brief HistoryVirginia Square Today

Boundary and ContextResidential DevelopmentCommercial DevelopmentTransportation and ParkingUrban DesignPublic/Institutional Facilities, Parks, and Open SpacesPlaces of WorshipSelected DemographicsEnvironmental FeaturesGeneral Land Use PlanZoning

Implementation of the 1983 Concept Plan

Brief HistoryVirginia Square developed in the late 1940s as a residential community andone of Arlington’s commercial districts. The Virginia Square area, oncehome to the Kann’s department store and Virginia Square Shopping Center,was one element of the Clarendon-Virginia Square-Ballston trio of retailcenters along the streetcar line in Northern Virginia that thrived during the1950s and 1960s. When evaluating the greater Washington region, Kann’sselected Virginia for expansion of its department store because of the“excellent site location, good roads, and the growth and progressiveness ofthe area.” 2

2 1983 Virginia Square Sector Plan with a reference to a 1950s era newspaper article.

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The Ashton Heights community, part of Virginia Square, was first platted in1921 by Ashton C. Jones, who had acquired 61 acres of land in 1919.Ashton Heights originally developed with a collection of single-familydetached residences, primarily in the Bungalow/Craftsman and ColonialRevival building styles, although other fashionable, second quarter of the20th century architectural styles are also present. Later multi-family gardenapartment buildings were developed at the northern edges of thecommunity. Ashton Heights had convenient access to Washington, D.C. asa result of the streetcar, which once traveled along Arlington’s arterialroadways, including Wilson Boulevard. However, the growing communityneeded convenient retail establishments, which prompted development ofthe Virginia Square Shopping Center. A nomination to the National Registerof Historic Places is currently underway for the Ashton Heightsneighborhood.

With time, outlying suburbs began attracting residential, retail, and officepopulations away from Washington, D.C. and its close-in suburbs likeArlington County and the City of Alexandria. The Clarendon, VirginiaSquare, and Ballston areas began to lose their commercial vitality as newshopping centers were built in the outlying suburbs such as Fairfax County.Eventually, this shift to the suburbs prompted the County Board to seeksolutions that could revive Arlington’s commercial corridors. The CountyBoard and staff determined the Metrorail system’s Orange Line couldpossibly revive the Wilson Boulevard commercial corridor. Construction ofthe transit line proceeded from Rosslyn to Ballston and redevelopmentcommenced.

The competition from newer shopping centers and the construction of thetransit line ultimately disrupted the commercial vitality of the VirginiaSquare Shopping Center. In the 1980s the Virginia Square Shopping Centerwas demolished and the Kann’s department store closed. The residentialcommunities remained, but they have waited for redevelopment activities torejuvenate their surroundings.

Virginia Square TodayBoundary and ContextThe Virginia Square Metro station area is one of five station areas along theRosslyn-Ballston Corridor. The station is positioned between Ballston andClarendon and is traversed by the Metrorail Orange Line, Wilson Boulevard,Washington Boulevard, and Fairfax Drive. The Virginia Square station areasignificantly differs from the Clarendon and Courthouse station areas in thatit has major pedestrian obstacles between it and one of its neighboringstation areas, Clarendon. From a pedestrian perspective, Virginia Squarerepresents a break in the otherwise continuous Rosslyn-Ballston Corridor asit is only connected to Ballston.

The boundary of Virginia Square generally encompasses the land area withina one-quarter mile radius of the Virginia Square Metro station and a portionof the Ashton Heights neighborhood to the south. The station area isdefined by four roadways, Washington Boulevard to the north; NorthKirkwood Road and 10th Street North to the east; North Quincy Street to the

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E X I S T I N GE X I S T I N GE X I S T I N GE X I S T I N GE X I S T I N GC O N D I T I O N SC O N D I T I O N SC O N D I T I O N SC O N D I T I O N SC O N D I T I O N S

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BALLSTON-VIRGINIA SQUARE

VIRGINIA SQUARE STATION AREA

CORE AREA

TRANSITION AREA

SURROUNDING NEIGHBORHOOD

ASHTON HEIGHTS

BOUNDARY AND SUBAREAS 21

Virginia Square/GMUMetro Station

west; and, Wilson Boulevard to the south. The Ballston-Virginia Squareneighborhood borders this area to the north. The total area is approximately180 acres.

A central area of Virginia Square, referred to as the “Core Area” in thisdocument, contains approximately 92 acres and includes mostly commercialand high-density residential uses. The Core Area generally includes theproperties between Washington Boulevard and Wilson Boulevard.

“Transition Areas” abut the Core Area to the north and south and includeproperties that connect the dense Core Area with the surrounding low-density residential neighborhoods. The Transition Areas are located alongWashington Boulevard and Wilson Boulevard. The Ballston-Virginia Squareneighborhood, located north of Washington Boulevard, is not directly in-cluded within the Virginia Square boundary; however, part of the neighbor-hood is categorized in the Transition Area due to its proximity to the stationarea.

Residential DevelopmentResidential uses have existed in Virginia Square since the area began todevelop, and they have steadily begun to increase within the last five yearsin the Core Area. The influx of residents and dwelling units has stemmedfrom the high- and medium-density residential land use designations appliedto the General Land Use Plan in 1983 resulting in redevelopment near theMetro station. The central Core Area has nine existing high- and/or medium-density residential projects that have been built or approved through the siteplan process, with approximately 2,300 dwelling units and 3,700 residents(including FDIC employees at their campus residency). The stable, low-density residential neighborhoods, Ashton Heights and Ballston-VirginiaSquare, still frame the north and south sides of the Virginia Square stationarea. Approximately 290 dwelling units in Virginia Square are consideredaffordable, with rental rates ranging from $600 to $1000 for efficiency, one-and two-bedroom units. Most of the units are located south of WilsonBoulevard in garden-style apartments.

Commercial DevelopmentAs the first sector plan specified, residential uses are most prevalent inVirginia Square; however, office uses also continue to locate in this stationarea, mostly along Fairfax Drive and Wilson Boulevard. Since the 1960soffice development has catered to medical uses and today several officebuildings provide doctors offices. These medical uses provide a welcomedconvenience in this station area and generate a constant flow of peopleduring the daytime hours. More recent office tenants in Virginia Square haveconsisted of government contractors. Since 1983 office construction hasincluded the large FDIC complex and several smaller office buildings alongWashington Boulevard and Fairfax Drive. New office buildings are develop-ing in the western end of Virginia Square along Wilson Boulevard consistentwith the General Land Use Plan that specifies a mixed-use developmentpattern. The current work force in Virginia Square is approximately 4,100employees. This number is expected to increase to 6,400 with the comple-tion of the Ballston Gateway and GMU Foundation projects and build out ofthe FDIC campus.

The influx of government tenants in many of the office buildings has posedseveral issues in the community. These tenants limit parking access to theirown employees and visitors, which restricts shared parking opportunities for


Recent residential constructionalong 9th Street.

ERDO Garden Apartments onWilson Boulevard.

FDIC campus.

Georgetown Medical facilities andother office buildings betweenFairfax Drive and 10th StreetNorth.

22


In its current condition, 9th Streetdoes not provide an intimate,landscaped walkway.Modifications to the street sectioncould be made to offer a morepleasant and interesting walkwayalong this central street in VirginiaSquare.

Sidewalks are narrow andobstructed along portions ofWilson Boulevard.

the community in off-peak hours. Additionally, the government tenants haveinstituted security measures that have reduced or completely eliminatedstreet-level retail. Dark, reflective glass on the street level was approved onseveral of these office buildings. These measures have negatively alteredthe pedestrian experience in Virginia Square and have discouraged street-level activity.

Ashton Heights’ northern edge along Wilson Boulevard has subsequentlyevolved with additional commercial businesses. Similar to Ashton Heights, acommercial edge is apparent at the Washington Boulevard edge of Ballston-Virginia Square. Compared to Wilson Boulevard, commercial properties arelarger and deeper along this roadway. However, a similar, one- to two-storybuilding form with surface parking is prevalent. Everyday services such asrestaurants, delis, auto repair shops, insurance service, and dry cleaners areprovided in both commercial areas.

These commercial properties along the south edge of Wilson Boulevard andthe north edge of Washington Boulevard are currently zoned C-2. Thiszoning is consistent with the General Land Use Plan designation (“ServiceCommercial”) and the desire to maintain service and retail establishmentswithin the Virginia Square community. However, the development patternpermitted as a matter of right in the C-2 zoning district, related to develop-ment capacity, parking, and building heights, are constraints to achieving thedesired low-scaled, “main street” character of development along thesearterial roads.

Transportation and ParkingGeneral transit use and pedestrian circulation is not as common in thisstation area as in Clarendon and Ballston. Although the station area isroughly 70 percent developed according to the current General Land UsePlan, several street blocks and infill sites remain well below their develop-ment potential. The surface parking lots on these blocks, coupled with theconstruction sites in the Core Area and new development that is yet to fullymature, has yielded sparse transit ridership and minimal pedestrian circula-tion when compared to other station areas. Low pedestrian volumes andridership numbers may also be in part due to the difficulty for residents ofthe Virginia Square area to walk to neighboring Clarendon, the retireepopulation who may use the transit system on an irregular schedule, and thelimited office development in the station area. The Virginia Square Metrostation records the lowest ridership numbers of the five stations along theOrange Line. Redevelopment activities have only recently generated aconsiderable population in this station area with an increase of approxi-mately 2,700 residents. Transit ridership and pedestrian circulation will likelyincrease as redevelopment continues and new workers and residents cometo Virginia Square.

Small and cluttered walkways also contribute to the decreased pedestriannumbers in this station area. The fragmented redevelopment and existingobstacles, such as utility poles, overgrown vegetation, and narrow sidewalks,have resulted in poor accessibility to some of Virginia Square’s existingdestinations. Utility poles and cables are prevalent in Virginia Square par-ticularly in the eastern end along secondary streets, in Transition Areas andin the neighborhoods. In other areas, transformer/traffic signal boxes arelocated along sidewalks impeding pedestrian traffic. Relocating utility lines

23

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PRINCIPAL ARTERIAL STREET

MINOR ARTERIAL STREET

NEIGHBORHOOD STREET

METRORAIL STATION

BUS ROUTE

LARGE SURFACE PARKING LOT

LUNCH-LOOP BUS ROUTE - TO/FROM BALLSTON METROSTATION

#1/#38

#1/#38

#24

#24

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EXISTING VEHICULAR & TRANSIT CONNECTIONS24

#24

P P

Recently planted street trees alongFairfax Drive do not create a fulltree canopy. Medians alongFairfax Drive and WilsonBoulevard in Ballston are moreheavily landscaped and help todefine the street.


underground could enormously improve the appearance of Virginia Squareby reducing visual clutter and improving pedestrian mobility.

Pedestrian street crossings are also often dangerous, particularly at theintersections between Virginia Square and Clarendon and across WilsonBoulevard and Washington Boulevard. The intersections of 10th Street andWilson Boulevard, Fairfax Drive and 10th Street, and Washington Boulevardand Wilson Boulevard (“Clarendon Circle”) are all major intersections withtight angles, large expanses of pavement, and high-speed traffic. The“Clarendon Circle” intersection is particularly unattractive for pedestrians. Tocross Wilson or Washington Boulevard, pedestrians must cope with dispersedtraffic signals and vehicles traveling at higher speeds. The fast-paced trafficand lack of pedestrian signals do not create a pedestrian-conducive environ-ment and likely reduce potential pedestrian trips. As private redevelopmentcontinues and County funding is made available in selected areas, improve-ments to walkways will enhance the walking environment in Virginia Squareand encourage people to travel on foot.

Road access to Virginia Square is convenient. The station area is approxi-mately one mile from Interstate 66 and has three arterial roadways travers-ing its boundaries. These arterial roadways are bisected north and south byneighborhood collector streets. The streets are generally laid out in a gridorientation; however, several streets in the eastern end of the station areado not align across intersections making it difficult for motorists, and pedes-trians, to cross Wilson Boulevard and Washington Boulevard.

Fairfax Drive has been designed as a boulevard with a center median andon-street parking. The medians have been planted with street trees in mostplaces, although the landscape plantings are not as lush and full as desired.Wilson and Washington Boulevards are heavily traveled roadways, carryingmotorists to and through Virginia Square. Both streets are currently plannedas four-lane roadways and require improvements for pedestrian movementalong and across these streets. On-street parking is prevalent on moststreets in Virginia Square, which will provide convenient short-term parkingfor the desired commercial, cultural and educational activities.

Four Metro bus routes currently pass through Virginia Square. Also, theArlington Transit, ART 67 – Lunch Loop, has recently started service withroundtrip shuttles through Virginia Square to and from the Ballston Mall.

Bus Route #38 Ballston-Farragut Line (east/west)

Washington Boulevard and Fairfax Drive; east to Farragut North Metro Station, west to Ballston Metro Station

#1 Wilson Boulevard-Fairfax Line (east/west)

Washington Boulevard; east to Rosslyn Metro Station, west to Fairfax Hospital

#24 Ballston-Pentagon Line (east/west)

Wilson Boulevard; east to the Pentagon, west to Ballston Metro Station

#22 Walker Chapel Line (north/south)

Quincy Street; north to Military Rd./Glebe Rd. and East Falls Church, south to Shirlington and the Pentagon

ART 67 (Lunch Loop) To and from the Ballston Mall along Wilson Boulevard and Fairfax Drive

25

Table 1 identifies each existingbus route.

3 2002 Parking Study

Generally parking is limited in the Rosslyn-Ballston Corridor as a method ofencouraging transit ridership and pedestrian circulation. Approximately3,600 parking spaces are available in Virginia Square, in both undergroundand surface parking lots3. Underground parking garages have occurred as aresult of dense development activities and are a component of many high-and medium-density residential and office developments in Virginia Square.For the most part, these spaces are only accessible to the building tenants.Very few parking spaces in Virginia Square are available for shared parking inoff-peak hours to residents, visitors, churches, and shoppers. Surfaceparking lots are common in the commercial areas along Wilson and Wash-ington Boulevards, at Quincy Park, and at the properties that have notredeveloped. St. George’s Episcopal Church and the Wilson BoulevardChristian Church have limited surface parking spaces and their parishionersmust frequently park on nearby streets.

Urban DesignUntil recently when redevelopment began to occur, the station area lacked a“sense of place.” Even though several redevelopment projects have occurredin the past five years, the station area is still perceived as merely a collectionof many different elements: new and old development; renovated buildings;residential, educational and office building types; parks; construction sites;sidewalks; missing sidewalks; parking lots; and, vacant lots. However, asbuild out continues and the day and evening population increases, theidentity of Virginia Square will improve. In some locations, the urban designis fragmented, resulting in a place that is difficult to identify and does notencourage pedestrian circulation.

Since the Orange Line came to Virginia Square, approximately two-thirds ofthe properties in the Core Area have redeveloped. Most of the remainingproperties in the Core Area are likely to redevelop, but until that happens,opportunities exist for aesthetic and functional improvements, particularly tothe streetscape.

In general redeveloped properties provide clean, maintained, and well-litdevelopments. The County has facilitated sidewalk improvements throughsite plan approvals, developer contributions, and County initiatives. Theseinclude street tree plantings, pedestrian-scaled lighting, enhanced pavingmaterials, underground utilities, and street furniture. Also, rights-of-wayhave been reconfigured to accommodate curb-and-gutter, on-street parking,widened sidewalks and bike lanes where feasible. Properties that have notredeveloped do not typically provide as many pedestrian-oriented andaesthetic features.

Most entryways at Virginia Square’s boundaries are neither pronounced norformally recognized. People may not realize they are entering or exiting thearea. Numerous vehicular, pedestrian, and transit routes enter VirginiaSquare; however, very little indication exists to highlight that one hasentered into a special place with a concentration of residential buildings,parks, and cultural and educational facilities, with the exception of the GMULaw School Library. The Virginia Square area offers several sites that canserve as focal points including the GMU Law Library, Central Library, Arling-ton Arts Center, and the Metro plaza and adjacent building. Their location,architecture, and activities will define these potential focal points.


GMU Law School is an identifiableanchor in the eastern end ofVirginia Square.

Car lots occupy several propertiesin the eastern end of VirginiaSquare, and they do not provide apedestrian-friendly or pedestrian-oriented edge along sidewalks.

The Arlington Funeral Home sitealong Fairfax Drive does notcurrently offer a pronouncedgateway building or open space.

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URBAN DESIGN ANALYSIS (Northwest Quadrant)

P✱

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ENTRY STREET EXISTING BUILDING LINE PARKING

POOR EDGE TREATMENT METRO STATION

VIEW CORRIDOR

EXISTING OPEN SPACE ACTIVITY NODE

GATEWAY LOCATIONS WHICHLACK DEFINING ELEMENTS

NO SIDEWALK/INADEQUATE SIDEWALK/STREETSCAPE NOT IMPLEMENTED

UTILITY POLES/OVERHEAD WIRES

VEHICULAR/PEDESTRIAN CONFLICTS

PEDESTRIAN LINKAGE POOR TRANSITIONS

P

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QuincyPark

CentralLibrary

St. George’sChurch

FDIC

MauryPark

OaklandPark

GumballPark

URBAN DESIGN ANALYSIS (East Quadrant)

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EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONSURBAN DESIGN ANALYSIS (Southwest Quadrant)

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29

MauryPark

GumballPark

OaklandPark


Architectural styles and designs are also mixed in Virginia Square. In manyinstances, the buildings are “background” buildings that do not evokememorable architecture. Very few unique architectural features exist, withthe exception of the GMU Law School Library, the FDIC buildings, and theNational Register of Historic Places resources (i.e. St. George’s EpiscopalChurch and Maury School/Arlington Arts Center). The GMU Law Libraryoffers a distinct structure at one of Virginia Square’s gateways with a white,curved façade. The FDIC buildings are generally identifiable due to theirtotal size, façades, reflective windows, roofline, and existing open space(although approved for redevelopment).

The recently constructed residential towers display repetitive red- andbrown-toned brick façades with punched windows. Several residentialbuildings do not provide a clear distinction between the base, middle, andtop levels of the building. Also, the lack of commercial uses on the groundfloor has created blank walls or windows commonly blocked with curtainsand blinds. This negatively affects the street-level activity and discouragespedestrian traffic.

Public/Institutional Facilities, Parks, and Open SpacesVirginia Square contains several facilities and open spaces that emphasizethe educational, cultural, and recreational diversity of the area.

Central Library houses Arlington’s main library branch and its largest collec-tion of books. The Arlington Arts Center at Maury Park provides exhibitionsand arts education programs for the community and studios for visualartists. The Arts Center is located in the Maury School, a resource listed onthe National Register of Historic Places. Expansion of this facility is under-way nearly doubling the size of the current was approved building.

The George Mason University Arlington Campus comprises a large land areain Virginia Square and emphasizes the educational character of the stationarea. The local Metrorail station’s name also recognizes the campus: VirginiaSquare/GMU. The Arlington Campus has continued to grow since its incep-tion in Arlington in the building that housed Kann’s Department Store. TheUniversity recently constructed Phase One of the total campus redevelop-ment anchoring the eastern end of Fairfax Drive. This building houses theLaw School. A master plan was completed for this campus in the early1990s and includes two additional phases of development. A large urbanplaza and two additional buildings are projected to round out this campus,one of which will replace the Kann’s store building. The Arlington Campus isprojected to consist of approximately 750,000 square feet of gross floor areaand approximately 10,000 full-time and part-time students. This campuscurrently offers a graduate degree program with approximately 2,100students. However, the University is beginning to offer undergraduatecourses. The GMU Arlington Campus has begun and will continue to provideactivities and spaces for community use, including classrooms and parkingfacilities, which will improve the University’s ties with the Arlington commu-nity.

Virginia Square is also home to Quincy Park, the largest recreational openspace in the Rosslyn-Ballston Corridor. The park, approximately 16 acres insize, provides a substantial amount of open space in this station area.Numerous active-recreation fields, courts and picnic facilities are provided atthis park. Other significant open spaces in Virginia Square include Maury

Residential buildings along FairfaxDrive and Wilson Boulevard, likeBrighton Gardens shown here, areprimarily “background” buildings.Some relate better to the adjacentstreet than others.

Oakland Park along WilsonBoulevard has limited landscapeplantings and does not offer manydefining features.

30


Quincy Park

Arlington Arts Center in thehistoric Maury School

St. George’s Episcopal Church

Park and Oakland Park. In Ashton Heights, Maury Park provides active-recreation courts that are primarily used by Ashton Heights’ residents and asetting for the Arlington Arts Center. The Art Center’s expansion plans willimpact this recreation space and additional space will be necessary tomitigate the loss. Oakland Park, located between 9th Street and WilsonBoulevard, is currently a lawn area with minimal landscape plantings.While small in size it nonetheless provides a comfortable open space border-ing the historic St. George’s Episcopal Church. The importance of OaklandPark will be further increased following the FDIC’s removal of a significantamount of open space by its imminent development. Smaller parks such asGumball Park and Herselle Milliken Park exist in the Ashton Heights neigh-borhood and offer passive uses. A new park, referred to as the QuincyStreet Extension Park, is planned and will be located on Quincy Street near5th Road North.

Places of WorshipTwo churches exist within Virginia Square’s boundaries. They are St.George’s Episcopal Church on Fairfax Drive, and the Wilson BoulevardChristian Church on Wilson Boulevard. St. George’s Episcopal Church iseligible for listing on the National Register of Historic Places. High-riseresidential and office developments now surround this church, which oncesat amid low-scale garden apartments. St. Charles Catholic Church islocated just outside of the station area across N. Kirkwood Road from theGMU Arlington Campus.

Selected DemographicsThe demographics of people who live in the Virginia Square station area arefairly similar to that of other station areas and the County as a whole, with afew notable differences.

The population of Virginia Square increased 12.7 percent between 1990 and2000, from 2,386 to 2,688. From 1990 to 2000, a significant increase(61.5%) occurred in the number of non-family households4 in VirginiaSquare. The major factor to which the high increase in the number of non-family households in Virginia Square can be attributed is the construction ofa number of high-rise apartment buildings between 1990 and 2000. Thesebuildings include mostly one- and two-bedroom units, which are generallyoccupied by single professionals and retirees. This shift is also demonstratedby a 60.9 percent increase in the number of one-person households between1990 and 2000.

Compared to the County as a whole, residents of Virginia Square tend to beolder. In 2000, only 10.7 percent of Virginia Square residents were aged 17and under, compared to 16.5 percent of the County as a whole. Approxi-mately 68 percent of Virginia Square residents fall into the age groupbetween 18 and 54 years, the prime employment age range, as opposed toapproximately 66 percent for the entire County. The 2000 Census shows23.1 percent of Virginia Square residents as being 55 years and older. Thiscompares to just 17 percent of residents throughout Arlington County. Thepopulation make up is comparatively split between females and males.

4 The U.S. Census Bureau defines a family household as one in which at least two persons arerelated by birth, marriage, or adoption. Thus, a non-family household includes both one-personhouseholds and households with two or more persons where no one is related.

31

Environmental FeaturesVirginia Square is an urban area with few environmental or natural re-sources. Other than the park areas and the road corridors, very little openspace exists. Tree cover is insignificant in the Core Area although developerinitiatives are increasing street tree plantings along all streets where redevel-opment occurs. Adjacent neighborhoods and parks have more substantialand mature tree coverage.

General Land Use PlanSeveral distinct development patterns exist within the boundaries of VirginiaSquare. High-density residential and office uses are generally located in theCore Area between Washington Boulevard and Wilson Boulevard. Smaller,commercial properties are commonly located along the outer edges of thesearterial roadways. Low-density residential properties with single-familydetached, townhouse, and low-rise multi-family dwelling building types arelocated beyond these commercial uses south of Wilson Boulevard and northof Washington Boulevard.5

Since 1990, development has progressed consistent with the General LandUse Plan (GLUP). Approximately 1.2 million square feet of office space,100,000 square feet of retail space, and 2,200 residential dwelling units have

VIRGINIA SQUARE ARLINGTON COUNTY

Number Percent Number Percent TOTAL POPULATION 2,688 100.0% 189,453 100.0%

Age Distribution Under 5 years old 97 3.6% 10,397 5.5% 5-17 years old 190 7.1% 20,842 11.0% 18-24 years old 277 10.3% 19,709 10.4% 25-34 years old 714 26.6% 47,675 25.2% 35-44 years old 429 16.0% 32,664 17.2% 45-54 years old 360 13.4% 25,841 13.6% 55-64 years old 194 7.2% 14,563 7.7% 65-74 years old 156 5.8% 8,330 4.4% 75-84 years old 177 6.6% 6,914 3.6% 85 years and older 94 3.5% 2,518 1.3%

SEX Male 1,307 48.6% 95,443 50.4% Female 1,381 51.4% 94,010 49.6% Source: 2000 Census (SF1). Tabulated by Arlington County DCPHD - Planning Research and

Analysis Team.

5 This land use pattern concentrating higher density uses near Metro stations and taperingdevelopment down from the station area is typical in Arlington and other transit-orientedcommunities. The highest density uses radiate around the metro station primarily to obtain acritical mass of transit patrons within a close walking distance (¼ mile or 5 to 10 minute walk)of the station. Development density transitions down toward the existing suburbanneighborhoods to preserve their character and because the general population is less likely touse transit if they are required to walk more than ¼ to ½ mile distance to a transit destination,thereby increasing the potential of increased vehicular traffic.

Table 2: A demographiccomparison of Virginia Squareresidents to County residents

EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONS32

EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONS 31

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OAK

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OAK

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10TH ST

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FAIRFAX

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RD N

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5th RD

3

13

14

▲

EXISTING GENERAL LAND USE PLAN

Residential

Mixed Use

Public and Semi- Public

Commercial and Industrial

Office-Apartment-Hotel

Low 1-10 u/a

Low 11-15 u/aPublic

Semi-Public

Low

Medium

Service Commercial

High-MediumResidential Mixed-Use

Stippled areas indicatecurrent public ownership.

Government and Community Facilities

Medium

High

Low-Medium

High

NOTES: 3.�This area shall be part of a "Special Coordinated Mixed-Use District" � (7/13/82) (8/7/82). The area designated "High" Office-Apartment-Hotel � allows a base F.A.R. of 3.0 Office/Hotel; and up to total 4.3 F.A.R. � in consideration of residential development, community services � and cultural facilities (7/11/83).

13.�This area was designated as a "Special Affordable Housing Protection � District" by the County Board action on 11/17/90.�14.�This area was designated as the "North Quincy Street Coordinated � Mixed-Use District" on 2/4/96.

▲ General location for open space.

33

Table 3 shows the total areas of thevarious land use categories inVirginia Square and theGeneral Land Use Plan.

Table 4 demonstrates potentialdevelopment capacity for officeand residential land usedesignations found in VirginiaSquare. Development potential isshown either by Gross Floor Area(GFA) for commercial developmentor units per acre for residentialdevelopment. These totals assumeeach property would be rezoned tothe highest category that isconsistent with the GLUPdesignation and developed by siteplan approval, which will notalways be the case.

Land Use Category GLUP Designations Area Percentage

Low/Medium Density Residential

Low Residential (1-10 du/ac) Low Residential (11-15 du/ac)

Low-Medium Residential (16-36 du/ac)

43.6%

Medium/High Density Residential

Medium Residential (37-72 du/ac) High Residential (4.8 FAR) 12.1%

General Commercial/ Commercial Industrial Service Commercial 2.3%

Mixed Use Commercial/Residential

Low Office-Apartment-Hotel (1.5 FAR)

High Office-Apartment-Hotel High-Medium Residential Mixed Use

20.4%

Public and Semi-Public

Public Semi-Public


21.6%

Notes: Calculations were made based on property boundaries as of Jan 2002. Street areas were excluded from these area calculations. Du/ac � Dwelling Units per Acre FAR � Floor Area Ratio is defined as the gross floor area of all buildings on a property divided by the area.

34 EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONS

been built in the first wave of redevelopment primarily in the Core Area (thisfigure includes the FDIC extended-stay resident building). Very few proper-ties in the Core Area remain available for redevelopment. However, basedon the current GLUP designations, approximately 2,600 medium- to high-density residential units and 842,000 square feet of office space could still beconstructed.

ZoningThe existing zoning is partially consistent with the GLUP. The County Boardhas rezoned properties through the special exception site plan process whenproposed redevelopment had been consistent with the GLUP designations.These properties include medium- and high-density residential and officebuildings along Fairfax Drive and Wilson Boulevard. Additionally, the GMUcampus properties have been rezoned consistent with the GLUP. Publicproperty, including Quincy Park, Maury Park, and the Dominion VirginiaPower substation, are zoned consistently with the GLUP. Existing areaszoned for low-density residential uses (44.8%) are consistent with theplanned land use vision (43.6%). The majority of properties in VirginiaSquare zoned and planned for low-density residential uses are south ofWilson Boulevard in the Ashton Heights neighborhood.

Development Capacity Calculations Based on the Current GLUP Commercial GFA Residential Units

Development Capacity 3,315,835 5,997 Existing Development 2,330,186 3,123 Under Construction 143,838 247 Remaining Capacity 841,811 2,627 % Remaining Capacity 25.4% 43.8% Approved, Not Built N/A 499

EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONS 35

se Category

Zoning Districts

Area (%)

Compatible GLUP Designations

Area (approx.)

Low-Density Residential

R-5, R-6, R2-7, RA8-

18 44.8

Low Residential (1-10 du/a)

Low Residential (11-15 du/a)

Low-Medium Residential (16-36 du/a)

43.6

Medium/High Density

Residential

RA6-15, RAH-3.2 5.7

Medium Residential (37-72 du/a)

High Residential (4.8 FAR)

12.1

General Comm., Comm.

Industrial

C-2, C-3, CM 19.2 Service Commercial 2.3

Mixed Use: Commercial/ Residential

C-O-1.0, C-O-1.5 C-O, R-C

16.2

Low Office- Apartment-Hotel

High Office- Apartment-Hotel

High-Medium Residential Mixed Use

20.4

Open Space S-3A 14.1

Public Semi-Public


21.6

Land U

Table 6 presents a summary of thevarious zoning districts found inVirginia Square comparing thetotal amount of property in thearea for each zoning district.

Table 5 compares the areas forexisting zoning districts in VirginiaSquare with approximate areas ofcompatible existing General LandUse designations. This tabledemonstrates the approximateextent that existing zoning patternsin Virginia Square relate to theplanned land use vision as adoptedin the current General Land UsePlan. Note: Calculations weremade based on propertyboundaries. Street areas wereexcluded from these calculations.

Zoning Designation

Lot Area (Acres)

Lot Area (SF) Percent

C-2 21.1 919,904 14.2% C-3 5.4 236,794 3.7% C-O 10.1 441,813 6.8% CM 1.9 84,939 1.3%

CO1.0 2.2 93,927 1.5% CO1.5 3.3 144,719 2.2% R-5 1.9 80,674 1.2% R-6 39.8 1,731,900 26.8% R2-7 7.0 305,661 4.7%

RA6-15 1.6 71,738 1.1% RA8-18 17.9 780,578 12.1% RAH3.2 6.8 295,620 4.6%

RC 8.5 3,691,756 5.7% S-3A 21.0 913,646 14.1% Total 148.6 6,471,089 100.0%

Notes: See Appendix for description of Zoning Districts. Calculations were made based on property boundaries. Street areas were excluded from these area calculations.

EXISTINGEXISTINGEXISTINGEXISTINGEXISTINGCONDITIONSCONDITIONSCONDITIONSCONDITIONSCONDITIONS34 EXISTING ZONING

N

QU

INC

Y

ST

N

N

PO

LLAR

DST

ST

ST

ST

ST

ST

N

P

IED

MO

NT

S

T

N

OX

FOR

D

S

T

OAK

LAN

D

N

N

OR

WO

OD

ST

N

N N

N

N

N

MO

NR

OE

S

TN

MO

NR

OE

NEL

SON

S

T

NEL

SON

LIN

CO

LN

LINC

OLN

KEN

MO

RE

KENM

ORE

KANS

AS

JAC

KSO

N

KIR

KWO

OD

WASHINGTON BLVD

10TH ST

N

FAIRFAX

DRIVE

9THST

WILSON

BLVD

N

7TH

6TH6TH

8TH ST

ST

N

STN

ST

N

6TH

5TH RD

RD N

5TH

ST

N

ST

S-3A R-C

C-2

C-2

C-2

C-2

R-5

R-5

R-5

RA8-18

RA8-18

RA8-18

C-OC-3

C-OC-2

C-2

C-2

C-2

C-O-1.0

C-O-1.0

C-O-1.5

C-O-1.5

C-O-1.0

R-C

R-C

R-C

RA-H-3.2

RA-H-3.2

C-O

R2-7

RA8-18 S-3A

H-D

H-D

S-3A

RA6-15

CMRA8-18

R-6

R-6

C-3

JAC

KSO

N

36

SPECIAL DISTRICT APARTMENT DWELLING DISTRICT

MULTIPLE-FAMILY DWELLINGAND HOTEL DISTRICT

SERVICE COMMERCIAL - COMMUNITY BUSINESS DISTRICT

GENERAL COMMERCIAL DISTRICT

COMMERCIAL OFFICE BUILDING,HOTEL AND MULTIPLE-FAMILYDWELLING DISTRICT

LIMITED INDUSTRIAL DISTRICT

APARTMENT DWELLING ANDCOMMERCIAL DISTRICT

ONE-FAMILY DWELLING DISTRICT

ONE-FAMILY, RESTRICTED TWOFAMILY DWELLING DISTRICT

TWO-FAMILY AND TOWNHOUSEDWELLING DISTRICT

APARTMENT DWELLING DISTRICT HISTORIC DISTRICT OVERLAYCOMMERCIAL OFFICE BUILDING,HOTEL AND MULTIPLE-FAMILYDWELLING DISTRICT (1.5 FAR)

COMMERCIAL OFFICE BUILDING,HOTEL AND MULTIPLE-FAMILYDWELLING DISTRICT (2.5 FAR)

S-3A

R-6

R-5

R2-7

RA8-18

C-O

C-O-1.5

RA6-15

RA-H-3.2

RC

CM

C-O-2.5

HD

C-2

C-3

EXISTINGCONDITIONS

Several properties exist with zoning inconsistent with the GLUP designations.These properties are primarily located between Fairfax Drive and WilsonBoulevard and are those properties that have not pursued major redevelop-ment. These properties typically have C-2 zoning in place and are currentlyoccupied by commercial uses. Typically, the County Board does not approvea rezoning for a property unless redevelopment plans are envisioned and siteplans are formally submitted and reviewed by the County. The areas cur-rently planned for medium- and high-density residential uses, 12 percent ofthe Virginia Square area, is more than double that of properties with consis-tent zoning.

Virginia Square has significantly more area zoned for general commercial,“C-2,” “C-3,” and commercial industrial, “CM” use (19.2%), than areaplanned for “Service Commercial” (2.3%) in the long term. Once again,properties between Fairfax Drive and Wilson Boulevard that have yet toredevelop and remain zoned “C-2,” account for the disparity in zoning andland use.

Implementation of the 1983Concept PlanThe concept plan included in the 1983 sector plan stated that “in contrast toother Rosslyn-Ballston Corridor Station Areas, which are employment ori-ented, Virginia Square is planned as a residential community and a center forcultural, educational and recreational activities.” The 1983 sector planincluded further recommendations and urban design guidelines to implementthis vision. Subsequently, the General Land Use Plan was revised to reflectthe emphasis of residential uses with limited office, service commercial,public, and, open space uses to maintain activity both day and evening.

37

EXISTINGCONDITIONS

1983 Concept Plan Elements Level of Implementation

A university orientation GMU Arlington Campus has established a presence in Virginia Square and is continuing to expand based on the 1994 master plan.

A cultural and recreational center

The Arlington Arts Center is presently expanding. Quincy Park, Oakland Park, Quincy Street Extension Park, Herselle

Milliken, and Gumball Park are present and some are expanding. GMU and Central Library contribute to the cultural identity of this

station area. An emphasis on residential development

Redevelopment consists primarily of residential uses

Coordinated community facilities

Central Library exists in the station area and was renovated in the late 1980s. Planning initiatives to develop master plans for five parks in Virginia Square are scheduled for FY2004.

Concentration of density and building height near the Metro and along Fairfax Drive

The GLUP has been used to guide redevelopment projects and has resulted in higher density development surrounding the Metro station, primarily west of the station entrance.

A development pattern that transitions up in density and building height from the surrounding neighborhoods

Building heights that taper up from Wilson Boulevard toward the Metro station and Fairfax Drive have been constructed.

Redevelopment at the edges of the higher density areas near the neighborhoods has not occurred to date.

Fairfax Drive as a �boulevard� with a median and special landscape plantings

Fairfax Drive has medians with street tree plantings; however, the medians are not as heavily landscaped as the medians in the Ballston station area. Street trees do not exist throughout every median area and additional plantings have not been planted.

Identification and use of the Metrorail system

A single Metrorail station entrance exists and the site above grade is currently under construction.

A diverse urban environment

The Core Area of Virginia Square has seen a considerable amount of redevelopment in the previous five to ten years with a mix of office, residential, and campus development.

Convenient automobile access

Streets have been widened and improved during redevelopment, including installation of curb and gutter.

Coordinated community facilities

Central Library exists in the station area and was renovated in the late 1980s.

Planning initiatives to develop master plans for five parks in Virginia Square are scheduled for FY 2004.

The Arlington Arts Center is undergoing renovation and expansion. Neighborhood service facilities such as grocery and drug stores

A grocery store was replaced as part of the FDIC campus redevelopment. A Giant grocery store exists on Washington Boulevard.

Additional neighborhood-serving retail has been limited to date. Small businesses have remained along Wilson and Washington

Boulevards; smaller and older buildings provide space for small businesses in the east end of Virginia Square.

Special streetscape walkways

The 9th Street Greenway, Monroe Street Walkway and 10th Street Walkway have not developed to date, with the exception of one segment of the 9th Street Greenway between N. Monroe St. and N. Lincoln St.

The Walk Arlington Report made specific recommendations for the redesign of N. 9th St. and a focused study of its place in the overall Ballston/Virginia Square sector plan process is about to be undertaken.

Bikeways Dedicated bike lanes do not currently exist in Virginia Square; however, bike lanes are programmed and budgeted for Fairfax Drive and Quincy Street.

Plazas A plaza is under construction at the Virginia Square Metro station. No other new plazas have developed since 1983. An urban plaza is

planned for the GMU campus.

Table 7 indicatesthe 1983 ConceptPlan elementsand their levelof completion.

38

3939393939

THE VIRGINIA SQUARE PLAN

4040404040 THE THE THE THE THE VIRVIRVIRVIRVIRGINIAGINIAGINIAGINIAGINIASQSQSQSQSQUUUUUARE PLANARE PLANARE PLANARE PLANARE PLAN

4141414141THE VIRGINIASQUARE PLAN

Vision, Goals, and Objectives

VisionThe plan’s Vision provides a description of Virginia Square’s desired futuredevelopment and character. The following vision describes the VirginiaSquare area in the year 2030, as if the desired outcomes had beenachieved. This vision represents a statement of confidence that thecommunity and County can work collaboratively to achieve the shared goalsdescribed in the vision and sustain a premier residential station area withmultiple cultural, educational, and recreational amenities, including auniversity campus, an arts center, performance space, and numerous parksand open spaces.

! A station area featuring cultural, educational, and recreational facilitiesin a secure attractive urban village setting which provides a quality oflife to all who live, work, or visit there. Its transportation hub is theMetro station, which is also linked to bus service. Pedestrian-friendli-ness will be facilitated throughout the station area.

! A focal point near the station will be a community cultural/performingarts facility with space for music and theater groups and other culturalactivities. Besides being close to Metro, there will be short-termparking in the center or nearby for patrons who must drive and for otherneeded public uses.

! Well-designed walkways will encourage pedestrian circulation and willpermit convenient and safe travel within Virginia Square and to Metro,adjacent neighborhoods, Clarendon, and Ballston.

! A mix of residential, office, retail, and service commercial developmentalong with the cultural/educational/recreational facilities and sufficientparking for their viability will ensure an active core area both day andevening. Retail will be available conveniently at ground level.

4242424242 THE VIRGINIASQUARE PLAN

! Residential units will provide for diversity, with at least five percent ofnew dwelling units in the affordable housing category. Conservationefforts will retain the existing affordable dwelling units in the stationarea.

! A Special Coordinated Development District for the East End withurban overlay guidelines will provide distinctive quality architecturewith tapering building heights from the Metro and street-level retail asthis portion of the Sector melds into the “Clarendon Circle” area.

! George Mason University and the community will enjoy increasinglybeneficial interaction, including use of GMU performance facilities andshared parking.

! Retention of medical offices will be encouraged, along with sufficientaccess for patients, including those who must come by wheeledconveyances.

! Open spaces for active and passive activities will be dispersedthroughout the station area and provide a break between the buildings.Open spaces will have an urban character, although landscapematerials such as street trees will be present to provide shade and createa greener environment when desired.

! High-quality materials and finishes will be used on new architecture andopen spaces, including streetscape areas. Public art will be integratedinto the site and architecture design, especially at prominent locationsincluding gateways and community facilities.

Goals and ObjectivesCollectively, the Vision, Goals, and Objectives provide overarching guidancefor the future development in the station area and will be useful to guidethe decision-making process as development opportunities arise. Thesehave been useful during the planning process and have shaped the ConceptPlan.

Goal 1: To strengthen Virginia Square’s identity in the Rosslyn-Ballston CorridorObjectives:! Develop the area with a mix of uses and an emphasis on residential

uses and cultural, educational, and recreational facilities. Establish acommunity cultural center. Achieve 1,500 new dwelling units, 1.5million square feet of new commercial office development, and street-level retail facing major streets as build-out is completed in the Coreand Transition Areas.

! Maintain George Mason University’s presence in Virginia Square.Continue to work with the University on their build-out goals and striveto integrate GMU with the Arlington-Virginia Square community.Encourage GMU to participate in the development of cultural facilities inVirginia Square and to permit use of their facilities by the community.


! Attract innovative private development.! Create a focal point emphasizing cultural, educational, and recreational

uses. Signify a unique place along the Rosslyn-Ballston Corridor withenhanced gateways at entrances to Virginia Square.

! Provide additional cultural, educational, and recreational resources inVirginia Square for learning, for community gathering and performingarts space, to diversify land uses, and to provide uses that willcomplement the shopping and restaurant venues in Clarendon andBallston.

! Develop Virginia Square as a pedestrian-scaled and pedestrian–orientedarea with high-quality, identifiable architecture and open spaces. Createan urban character where buildings relate well to one another and tothe street.

! Design all streets and sidewalks as primary, visible public places toachieve memorable, interesting, and active spaces. Improvestreetscape areas throughout the Virginia Square area in a timelymanner rather than waiting for redevelopment to occur. Improve thevisual appearance of the Virginia Square skyline by placing all overheadutilities underground.

! Locate the highest density uses nearest to the Virginia Square Metrostation and along Fairfax Drive to promote greater use of public transit.Buffer higher density development from surrounding neighborhoodswith moderate density and scaled development to preserve theneighborhoods’ character and scale.

! Develop the Virginia Square area with physical and visual connections toother Rosslyn-Ballston Corridor Metro station areas.

! Create “places” that people identify, value, and in which they takeownership.

Goal 2: To improve pedestrian access to ClarendonObjectives:! Resolve pedestrian obstacles at the intersections of Wilson Boulevard,

10th Street, and Washington Boulevard.! Redesign 9th Street west of North Nelson Street and leading into

Ballston to create a more pedestrian-oriented, quiet, and landscapedstreet with generous sidewalks.

Goal 3: To improve pedestrian mobility, visibility, and connectivity;increase transit use; and, provide efficient circulation for all modesof transportationObjectives:! Create a safe, comfortable, interesting, and walkable environment

whereby residents, workers, shoppers, and others can reachdestinations on foot. Connect destinations such as buildings, parks,plazas, cultural/educational facilities, parking lots, Metro stations, andother corridor station areas with sidewalks.

! Increase Metro and bus ridership. Improve access by adding entrypoints to the Virginia Square Metro station as development progresses.

! Improve bus access to, through, and from the Virginia Square stationarea.

! Reduce cut-through traffic in neighborhoods and implement trafficcalming measures.


! Improve informational and directional signs that direct pedestrians,transit riders, bicyclists, and motorists to Virginia Square’s destinations.

Goal 4: To provide services and retail that serve the neighborhood,work force, and university populationObjectives:! Provide everyday services and retail establishments in new construction.! Maintain medical offices in Virginia Square.

Goal 5: To establish Virginia Square as a place with diversepopulationObjectives:! Attract families, singles, students, faculty, artists, small business

owners, professionals, and others by providing a variety of housingtypes, prices, and ownership options.

! Provide quality residential housing opportunities with the most densitylocated closest to the Metro station and along Fairfax Drive.

! Of all projected new residential units (approximately 1,500), achieve aminimum of five percent as affordable units for low- and moderate-income residents. Obtain at least 5 percent of affordable units withinthe base density in the East End.

! Preserve the quantity of existing affordable housing units in gardenapartment complexes and those received through previous site planprojects located mostly south of Wilson Boulevard.

! Encourage an influx of people both day and evening with a sound mixof land uses including residential, office, education, retail, and culturaluses.

Goal 6: To provide sufficient parking for the viability of theproposed activities in Virginia SquareObjectives:! Emphasize short-term, on-street, and shared parking and, where

deemed necessary by the County, public garage space to obtain morereadily available parking in Virginia Square.

! Increase parking spaces both on and off street to meet the parkingneeds for residents, employees, visitors, retail businesses, churches,and cultural facilities in the Virginia Square area.


Concept Plan Framework

Proposed Concept PlanWhile the area has the fundamental residential, cultural, recreational, andeducational elements, Virginia Square must still solidify its “sense of place.”The area must improve upon its connections, visibility, and architecturalpresence to make the area more of “a place” and gain its own identity inthe Rosslyn-Ballston Corridor.

The Concept Plan reiterates several of the original concepts but strives toimplement many of the unrealized or unfulfilled elements desired nearly 20years ago. Implementation of a higher quality of fine-grained details—those details visible every day but not likely recognized—can convert thisarea into a special destination of unique significance in Arlington County.

The Concept Plan generally describes land uses and the relationshipbetween land uses in the Virginia Square area. The Concept PlanFramework also shows major pedestrian and vehicular connections, openspaces, focal points and activity nodes, gateway locations, building heights,build-to lines, and other major features critical to the physical evolution ofthe Virginia Square community. This concept plan lays the foundation forphysical changes in Virginia Square in order to achieve the overall vision ofcreating a high-quality residential, cultural, educational, and recreationalcenter along the Rosslyn-Ballston Corridor.


HIGH-MEDIUM MIXED USE(3.24 FAR)

IMPORTANT VISUAL & PHYSICALLINKAGE

EXISTING PRIMARY ROADWAY

BOULEVARD

EXISTING SECONDARY ROADWAY

LOW-DENSITY OFFICE (1.5 FAR)

MEDIUM-DENSITY OFFICE (2.5 FAR)

HIGH-DENSITY OFFICE (3.8 FAR)

COMMERCIAL

EXISTING/PROPOSED SIDEWALKS

FOCAL FEATURE/ACTIVITYNODE

LOW DENSITY RESIDENTIAL(1-10 DU/AC)

MEDIUM DENSITY RESIDENTIAL(4.0 FAR)

MEDIUM DENSITY MIXED USE(4.0 FAR)

GATEWAYS

POSSILBE METRO ENTRANCESPUBLIC - OPEN SPACE

BUILDING HEIGHTS TAPERAWAY FROM METRO

PUBLIC - GMU EXPANSION

LOW-MEDIUM DENSITY RESIDENTIAL(16-36 DU/AC)

MEDIUM-DENSITY RESIDENTIAL(37-72 DU/AC)

HIGH DENSITY RESIDENTIAL(4.8 FAR)

URBAN OPEN SPACE

CULTURAL/EDUCATIONAL FACILITY

9TH STREET - SIDEWALKS/WALKWAYS WITH SPECIAL ELEMENTS

LOW DENSITY RESIDENTIAL(11-15 DU/AC)

CONCEPT PLAN COMPOSITE46


Concept Plan ElementsThroughout the sector plan review process, the following characteristicswere continually raised by the community and staff as important elementsthat should be included in the Concept Plan. These elements are consistentwith the preceding Goals and Objectives:

1. Diverse land uses with a residential emphasisThe Core Area should provide a mix of medium- to high-densityresidential and office uses with the most density near the Metro stationand along Fairfax Drive, east of North Lincoln Street. Transition Areasshould comprise a mix of service commercial, mixed-use, and low- tomedium-density residential uses. The surrounding neighborhoods ofAshton Heights and Ballston-Virginia Square should remain largelyunchanged. The mix of uses should be maintained to provide activity inthis station area during both the day and evening.

Residential development in Virginia Square should be a mix of rentaland home ownership and should provide a variety of unit types andprice ranges to attract a diverse population. Affordable dwelling unitsshould be included in new residential construction or in the station area,in combination with preservation of existing affordable dwelling units.

2. Cultural and art-related attractionsCultural and/or art-related amenities should be included in mixed-usedevelopment, particularly at the Arlington Funeral Home site and theVirginia Square site. The community has specifically expressed apreference for a black-box theater. Additional venues, such asauditoriums, meeting rooms, classrooms, and art galleries use by thecommunity should be provided at FDIC, GMU, Arlington Arts Center, andalong street-level storefronts in the East End or other keyredevelopment sites.

These venues/amenities would attract people to the station area duringthe day and evening hours.

3. Educational attractions – University orientation withcommunity use of campus facilitiesAn urban campus should be maintained in the eastern end of VirginiaSquare. The GMU University Arlington Campus should have an outwardorientation focused around a large plaza on Fairfax Drive. The campusand its distinctive architecture should anchor portions of VirginiaSquare’s eastern gateways.

4. Street-level retail to serve everyday needsRetail establishments should be provided along the base of buildingsalong Fairfax Drive, Wilson Boulevard, North Monroe Street, and NorthQuincy Street, and should be maintained along the north edge ofWashington Boulevard and the south edge of Wilson Boulevard. Retailestablishments may be provided on secondary cross streets in the CoreArea but are not mandatory; however, retail should extend around thecorner from the main street to complete the building frontage and toalso provide opportunities for corner entrances. Other uses and designelements may be used to activate the cross-street sidewalk areas.


Retail should primarily be designed to serve the everyday needs ofVirginia Square’s residents, employees, and university population.

5. Medical officesMedical offices are encouraged to remain in the commercialdevelopment along Fairfax Drive and potentially in the eastern end ofVirginia Square. This type of office development is beneficial not onlyto the Virginia Square community, but also to others living or working inthe Rosslyn-Ballston Corridor who can reach these offices via the Metrosystem or otherwise.

6. Safe, interesting and convenient connections to Ballston,Clarendon and adjacent neighborhoods — Interesting andunobstructed pedestrian walkways — Attractive streetscapewith shade trees and streetlightsThe streets and sidewalks throughout Virginia Square should be aconnected network providing safe and convenient pedestriancirculation. Streets should be narrowed where possible to reducecrosswalk widths. Nubs should be installed at intersections. Utilitiesshould be placed underground throughout Virginia Square to maintain aclear path for pedestrians.

Sidewalks should be improved consistently with masonry pavers, streettrees, and streetlights throughout the station area. Crosswalks shouldbe more visible and should be provided more frequently to provideample, convenient methods for pedestrians to reach their destinations,particularly on approach from the surrounding neighborhoods.Walkways should contribute to the overall open space of Virginia Squareand offer attractive routes for pedestrians to reach their destinations.Main streets, such as Fairfax Drive, Wilson Boulevard, and NorthMonroe Street, should be designed with retail, awnings, public art,signs, and shade trees to encourage pedestrian travel.

The East End of Virginia Square and the south edge of WilsonBoulevard should be animated with streetlevel retail, plazas, or otherfeatures to encourage pedestrian traffic between Clarendon, Ballston,and Ashton Heights.

The Wilson Boulevard and 10th Street intersection should be modified toimprove pedestrian circulation to and from the Clarendon area andhighlight the entrances to each station area. The section of WilsonBoulevard between 10th Street and Washington Boulevard should beredesigned for pedestrian safety and convenience.

Improved crosswalks should be provided on Washington Boulevard toprovide safe access to Quincy Park and other destinations in VirginiaSquare.

Ninth Street should provide a route through the center of VirginiaSquare and Ballston that is largely free of high-speed motor vehicletraffic. The walkways along Ninth Street should allow for a quieter,more contemplative environment for pedestrians that wish to strollthrough the urban corridor while remaining within a block of almost allof the area’s major commercial, cultural, and transportation facilities.The street should have a unique appeal to persons walking for either


transportation or recreation and leisure. Ninth Street should bedeveloped and upgraded to be a focus for public art, civic plazas,abundant street-side landscaping, special crosswalks and pathways,seating, and other enhancements that make walking a more pleasanturban experience. The eastern terminus of this street and walkwayshould offer a special design, possibly an open space, public art, orsignificant architectural features.

7. Pedestrian-oriented and pedestrian-scaled development withinteresting architecture — Architecture that relates across andalong streetsBuild-to lines and façade step backs should be maintained in all newconstruction to provide pedestrian-friendly and pedestrian–scaledwalkways. Build-to lines should be respected on all streets, exceptwhere plazas, roadways, or permitted setbacks occur. Urban designguidelines should be followed to provide continuity and a compatibleappearance along and across streets.

8. Increased access to transitAs development build-out continues, additional access points to theVirginia Square Metro station should be considered. Sites identified aspotential locations include the FDIC/GMU block and the block directlynorth of the current Metro station entrance.

Bus routes to and through Virginia Square should be provided toimprove the convenience of all transit modes.

9. Building heights tapering down from the Metro stationBuilding heights should taper down from the Virginia Square Metrostation to the north, east and south.

In the East End special coordinated development district guidelinesapply and building heights should not exceed:! 13 stories (156 feet maximum includes 16-foot-high penthouse), at

North Lincoln Street.! 65 feet along Wilson Boulevard.! 7 stories at the gateway location at 10th Street/Wilson Boulevard (80

feet high; penthouse may extend a maximum of 16 feet beyond theaverage roofline; a special architectural embellishment may extendbeyond the average roofline).

! Building height limits in the special coordinated development districtinclude density allowances, affordable housing (5% of newresidential units), retail, and penthouse areas.

Building heights at other sites along Wilson Boulevard should notexceed the current 95-foot-height limit, excluding the penthouse area,and the 65-foot-height limit at the build-to line.

Building heights at the Virginia Square site should not exceed 12 stories(125 feet) and should step down to 10th Street North. Building heightsat the Arlington Funeral Home site should not exceed 12 stories (125feet) and should step down to 10th Street North and Quincy Park.Building heights along the south edge of Wilson Boulevard should notexceed 4 stories (45 feet).


10. Parking for visitors and retail, cultural, educational, andrecreational usesOn-street parking should be provided on all streets to the greatestextent possible to accommodate short-term parking for visitors, retailbusinesses, and others. A public parking garage (or other policyoptions) should also be considered, subject to County approval, if astudy shows a lack of sufficient parking spaces is impairing cultural,educational, or commercial activities within the station area.

Commercial and/or mixed-use buildings should provide parking facilitiesthat should be open on a shared basis as much as possible for retailestablishments, cultural facilities, or other visitor parking needs.

11. Gathering spaces such as plazas, outdoor cafés, and fountainsNew public plazas should be provided at: the Virginia Square site, onthe north side of Fairfax Drive; FDIC; GMU; at the Arlington FuneralHome site; and, along 9th Street and the proposed 9th Street extension.Plazas should be animated with unique features to attract people suchas fountains, public art, and landscape plantings.

Sidewalks should accommodate outdoor café’s particularly along FairfaxDrive and Wilson Boulevard.

Courtyards or other public/semi-public open spaces should be providednear residential buildings to provide outdoor common areas forresidents and to provide relief to the overall building mass. This isparticularly emphasized in the East End of Virginia Square along the 9th

Street extension.

12. Urban parks and recreation amenitiesParks in Virginia Square should be planned and programmed toaccommodate a wide array of uses, both passive and active, for theVirginia Square community and Arlington residents. Due to theirlocation in the Rosslyn-Ballston Corridor, parks in Virginia Square shouldhave an urban character, with high-quality materials and finishes, andshould integrate public art into the park infrastructure as any changescome forward.

Maury Park should be expanded to the balance of the block and thepark should remain a neighborhood park with an arts component. Thispark should provide active and passive uses and should remain anappropriate foreground for the Arlington Arts Center. Herselle MillikenPark should remain a passive, quiet open space until such time as thepark area could be integrated with Maury Park.

Quincy Park should remain as an active recreation park with limitedpassive uses. Quincy Park should attract County residents not only tothe active recreation facilities and Central Library, but also due to itsunique location in the Rosslyn-Ballston Corridor and its potential forunique designs/programs. Quincy Park should accommodateimprovements to create a more urban character and should integrateother unique elements or designs into the park area, such as public art.

Oakland Park should remain as another open space in Virginia Squarewith passive uses. However, this park should be unlike other quiet


refuges. Oakland Park should provide unique activating elements,which could include fountains, public art, amphitheater seating, or astage/bandstand to accommodate a wide array of communitygatherings. Oakland Park should contribute to the quiet walkway along9th Street.

Quincy Street Extension Park should be developed as a neighborhoodpark with active recreation uses.

Gumball Park should remain a small open space within Ashton Heightsto serve the local community.

N

QU

INC

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CONCEPT PLAN: LAND USE52

RESIDENTIAL

OFFICE/COMMERCIAL

MIXED USE

OPEN SPACE

PUBLIC

SEMI-PUBLIC

MIXED USE - PREDOMINENTLY COMMERCIAL and/or OFFICE

FDIC

GMUQUINCY

PARK

MAURYPARK

RETAIL FRONTAGE

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BUILD-TO LINE (Building FrontageNot Less than 75%)(See DetailedUrban Design Guidelines)

BUILDING LINE

TOWER SETBACK ABOVE 3 STORIES(OR 40’) WHEN TOTAL BUILDINGHEIGHT IS 10 STORIES OR MORE(Setback Distance Varies)

TOWER SETBACK ABOVE 6 STORIES (OR 65’) (Setback Distance Varies)

MAXIMUM BUILDING HEIGHT (Shown in Stories)

BUILDING HEIGHTS TAPER/SLOPE

CONCEPT PLAN: BUILDING ENVELOPE

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EXISTING STREET TO REMAIN

EX. METRO STATION ENTRANCE TO REMAIN

POSSIBLE LOCATION FOR NEW METRO ACCESS 1. VIRGINIA SQUARE SITE 2. FDIC/GMU BLOCK

EX. STREET TO BE NARROWED

NEW VEHICULAR/PEDESTRIAN CONNECTION

EX. OR PLANNED TRAFFIC SIGNAL

CROSSWALK IMPROVEMENT NEEDED/IMPROVEMENTS COULD INCLUDE NEW PAVING/MARKINGS, TRAFFIC SIGNALS, INTERSECTION REDESIGN,PEDESTRIAN SIGNALS

CONCEPT PLAN: TRANSPORTATION & CIRCULATION54

✱

✱

✱

✱1

✱2

NOTES: 1: On-street parking maximized on all streets. 2: Sidewalks improved on all streets consistent with design guidelines, WALKArlington & the Public Art Master Plan.

1

5555555555THE THE THE THE THE VIRVIRVIRVIRVIRGINIAGINIAGINIAGINIAGINIASQSQSQSQSQUUUUUARE PLANARE PLANARE PLANARE PLANARE PLAN

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STREETSCAPE TYPE "A": MINIMUM SIDEWALK WIDTH - 16 FEET

STREETSCAPE TYPE "B": MINIMUM SIDEWALK WIDTH - 14 FEET

STREETSCAPE TYPE "C": MINIMUM SIDEWALK WIDTH - 4 to 6 FEET

CONCEPT PLAN: STREETSCAPE HIERARCHY

NOTE: SEE TABLE ON PAGE 84, STREETSCAPE HIERARCHY, INCLUDED IN THE AREA-WIDE URBAN DESIGN GUIDELINES FOR ADDITIONAL DESIGN ELEMENTS. 9th STREET SHOULD CONTAIN SPECIAL ELEMENTS.

55

SOUTH EDGE OF WILSON BLVD. - 13 FEET-8 INCHES


Illustrative PlanThe illustrative plan suggests one possible method to implement both theConcept Plan and the Urban Design Guidelines. Collectively, the ConceptPlan, Urban Design Guidelines, Illustrative Plan and Action Plan will assist indescribing the desired character of Virginia Square and will make VirginiaSquare a walkable, livable, and economically successful Metro area.

This section outlines specific recommendations and guidelines to implementthe Concept Plan for Virginia Square. Recommendations and guidelines areprovided for Key Redevelopment Sites. Urban Design Guidelines are alsoprovided for area-wide categories that are intended to provide a level ofconsistency throughout the station area and in concert with urban designelements throughout the entire Rosslyn-Ballston Corridor.

Key Redevelopment Sites are significant sites in Virginia Square that havebeen selected based upon the proposed concept plan, their existing develop-ment conditions, location, size, potential density opportunities (as designatedon the GLUP), accessibility, and their potential to effectively improve theVirginia Square landscape. Other sites typically smaller in size deserveevaluation and recommendations for improvements. Individually, these sitesmay not make a substantial impact on the Virginia Square environment;however, their collective design, compatibility, and connectivity throughoutthe entire area and with the primary focal points will assist in creating onecomplete place known as Virginia Square.

The redevelopment sites are primarily located in the Core Area and arehighly visible properties typically facing primary roadways and pedestrianroutes. Nine sites have been identified and are emphasized on the Conceptand Illustrative Plans. The future redevelopment of these sites must beaccomplished with design sensitivity and must successfully relate to thesurrounding properties to have a positive impact on the community.

Area-Wide Guidelines are provided to achieve a level of continuity through-out the entire Virginia Square area, primarily in the Core and TransitionAreas. Area-wide categories have a dual purpose. They provide a general,underlying framework for design elements, and they also provide specificdetail for public facilities that traverse the entire area, such as roadways.

5858585858 THE VIRGINIASQUARE PLANILLUSTRATIVE PLAN58

An illustrative plan is a roof plan that portrays one example of how to implement the Concept Plan. The illustrative plan is not intended as a de facto design project, but rather to propose one alternative method of development consistent with the urban design guidelines provided in this document. The illustrative plan provides a sense of urban density, building type and mass, and the relationship between buildings and open spaces that are described in the urban design guidelines. Architectural compatibility and continuity, access, and connectivity are considered while creating this type of plan. Interpretations of the design guidelines should be fully explored and developed with consensus through a public process to achieve a quality, pedestrian-friendly, energetic place surrounding the Virginia Square Metro station. Designers, builders, planning authorities, and clients will inevitably shape the illustrative plan through their decisions during the development review process. The illustrative plan is representational and helps the public visualize the concept plan and design guidelines.


Recommendations

Land Use and ZoningRecommendationsThe pattern of development in Virginia Square is expected to remain largelyas it exists today: a Core Area with residential use and limited amounts ofoffice uses surrounded by service commercial and lower densityneighborhoods. Community facilities are expected to remain as prominentland uses throughout the station area, including the library, Arts Center, andGMU Arlington Campus. However, the plan recommends changes to theGeneral Land Use Plan in certain locations to address the issues of:1) building form, mass, and height, particularly in the East End, 2) the needfor additional useable open space with an urban character, 3) the desire foradditional community spaces emphasizing a cultural and educational theme,4) the need for additional parking in off-peak hours, and 5) issues withexisting C-2 zoned land in Transition Areas. These recommendations are asfollows:

1. Adopt the Virginia Square Sector Plan.2. Track sector plan recommendations for implementation and include

recommendations in the appropriate CIP cycle where appropriate.Provide an annual status report to the Planning Commission.

3. Encourage the Ballston Partnership, Ashton Heights Civic Association,and Ballston-Virginia Square Civic Association to help in implementationof the recommendations included in this sector plan.

4. Arlington Funeral Home Site:! Change the General Land Use Plan designation from “High-Medium

Residential Mixed Use” to “Medium” Office-Apartment-Hotel toencourage office or mixed-use development, including cultural and/or educational community uses, and which could also includeresidential uses as a component of a development project. Add anopen space symbol on the GLUP designating an urban plaza toprovide an open space and visual connection to Central Library.


Any redevelopment project should address all properties on thisblock.

! Encourage developers to provide community facilities on site topossibly include a black-box theater through redevelopment. (SeeRecommendations 13 and 14.)

5. “Virginia Square” site: Change the General Land Use Plan designationfrom “High” Residential to “High” Office-Apartment-Hotel to encouragedevelopment of a mixed-use building with cultural and/or educationaluses as a component of the building through redevelopment. Also, addan open space symbol on the GLUP to achieve the Virginia Square plazaadjacent to the building, facing Fairfax Drive. (See Recommendations13 and 14.)

6. Maury Park:! Change the General Land Use Plan designation for residential

properties between Maury Park, North Lincoln Street, and 8th Streetfrom “Low” Residential to “Public”.

! As a long-term goal, acquire the properties from willing sellers asdescribed above and develop a master plan for implementation.

! For commercial properties facing Wilson Boulevard, maintain theService Commercial GLUP designation and encourage mixed uses, toinclude art related or other cultural uses, through redevelopment.

! See recommendations 66 and 67.7. Quincy Street Extension Park:

! Change the General Land Use Plan designation at Quincy StreetExtension Park from “Medium” Residential to “Public” for propertiesthe County currently owns.

! Maintain current zoning designations as “C-2” for this park propertyand for future negotiations to acquire additional park space.

! Move the open space symbol to the north in the areas designated as“Medium” Residential, adjacent to the County-owned property, aspossible properties to acquire in the future for park expansion.

Table 8: Proposed General LandUse Plan Amendments.

Site Existing GLUP

Arlington Funeral HomesiteGeorgetownMedical OfficepropertyVirginia Squaresite

Quincy StreetExtension Park

East End

Maury Park

Medium Office-Apartment-Hotel and the open space symbol

High Residential

Medium Density Mixed Use and Special Coordinated Development District designation

Low Residential (1-10 du/ac) Public

High-Medium ResidentialMixed Use

Medium Residential andopen space symbol

High Residential and High-Medium Residential MixedUse

High-Medium ResidentialMixed Use

Medium Office-Apartment-Hotel

High Office-Apartment-Hotel andthe open space symbol

Public for County-ownedpropertiesShift open space symbol to the north

Proposed GLUPDesignations

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14

PROPOSED GENERAL LAND USE PLAN

▲

Proposed GLUP Changes: 1. From High-Medium Res. Mixed-Use To Medium O.A.H. (with symbol). 2. From High-Medium Res. Mixed-Use To Medium O.A.H. 3. From High Residential To High O.A.H. (with Symbol). 4. Special Coordinated Mixed-Use Development District (Note 3). 4a - From High-Med. Res. Mixed-Use & High Res. To Med. Density Mixed-Use 4b/c/d - From High-Med. Res. Mixed-Use To Medium Density Mixed-Use 5. From Low Residential To Public. (Add symbol to Service Commercial areas.) 6. From Medium Residential To Public. (Shift symbol to the north.)

4a

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Residential Mixed Use

Public and Semi- Public

Commercial and IndustrialOffice-Apartment-HotelLow 1-10 u/aLow 11-15 u/a

Public

Semi-Public

Low

Medium

Service Commercial

High-MediumResidential Mixed-Use

Stippled areas indicatecurrent public ownership.


Medium

High

Low-Medium High

▲ General location for open space.

MediumDensity Mixed-Use

NOTES:3. This area shall be part of a "Special Coordinated Mixed-Use District" (7/13/82) (8/7/82). The area designated "High" Office-Apartment-Hotel allows a base F.A.R. of 3.0 Office/Hotel and up to total 4.3 FAR in consideration of residential development, community services, and cultural facilities (7/11/83).13. This area was designated as a "Special Affordable Housing Protection District" by the County Board action on 11/17/90.14. This area was designated as the "North Quincy Street Coordinated Mixed-Use District" on 2/4/96.

▲


Redevelopment option for theArlington Funeral Home with office ormixed uses, including cultural uses anda public urban plaza.

8. Georgetown Medical Facilities site: Change the General Land Use Plandesignation from “High-Medium” Residential Mixed-Use to “Medium”Office-Apartment-Hotel for the property east of North Pollard Street andnorth of Fairfax Drive. This designation could provide an opportunityfor the medical office uses to expand and could provide similar office ormixed-use development along the north edge of Fairfax Drive. Themedium-density designation would provide a transition in density andbuilding height from the “High” Office-Apartment-Hotel designation tothe Arlington Funeral Home site and Quincy Library.

9. East End: Designate properties between North Lincoln Street east to10th Street, and Wilson Boulevard and Fairfax Drive, as a “SpecialCoordinated Development District.” Expectations for site plandevelopment under the Special Coordinated Development Districtinclude:! A mix of housing types and prices, including at least five percent of

all new units as affordable housing on-site. See HousingRecommendations 59 and 60.

! Quality architecture with building heights that taper down towardWilson Boulevard and the Clarendon station area.

! Street-level retail/cultural/educational uses.! Generous sidewalks with street tree plantings and other streetscape

elements.! Public open spaces with public art.! Shared parking in office development.! Mid-block pedestrian walkways and vehicular access along the 9th

Street Corridor.! Change the GLUP designation to “Medium Density Mixed Use” with

an FAR of 4.0 for these properties. Encourage residential uses onthe blocks between North Lincoln Street and North Kenmore Streetand commercial or mixed-uses on the blocks between NorthKenmore Street to Fairfax Drive/10th Street consistent with theConcept Plan.

! Create a new zoning district to permit development consistent withthe expectations listed above and the Urban Design Guidelines forthe Special Coordinated Development District in the Sector Plan.

10. South Edge of Wilson Boulevard and North Edge of WashingtonBoulevard: Continue to explore revitalization strategies for commercialareas, including changes to the “C-2” district, streetscapeimprovements, site and buffer improvements, and the possible creationof a Special Revitalization District.

11. Continue to implement the Quincy Street Plan with a mix of medium-density residential and open space uses.

12. Negotiate with FDIC as redevelopment plans proceed to develop anurban campus with pedestrian-oriented buildings and sidewalks; provideshared parking and community facilities (on- or off-site).

13. Implement the recommendations in the Retail Action Plan to generate avariety of types, sizes, and spaces of retail.


Public/Private development option forthe Arlington Funeral Home Site withcommunity facilities. Development isoriented toward a central plaza on axiswith the Central Library.

Cultural, Educational, and HistoricResource RecommendationsSince 1983 the Virginia Square station area has been designated as an areawith residences, the GMU campus, and several cultural venues. This planseeks to retain the cultural and educational emphasis and provideopportunities for additional venues. The Virginia Square community has astrong desire to highlight this station area with a more prominent culturaland educational presence. A variety of implementation measures could betaken to accomplish this type of development. These options are providedto guide decision makers as private development activities proceed anddescribe opportunities where the County or other public agencies couldassist in the development of these uses.Very few historic resources remain in the Virginia Square station area. Thisplan seeks to retain these resources and preserve the scale of developmentnear these resources.14. Encourage private development of new cultural and educational uses,

including a community cultural/performing arts facility, preferably at theArlington Funeral Home site and the Virginia Square site.

15. Negotiate with GMU, FDIC, WMATA, or other major institutions/agencies, as possible public partners in developing cultural and/oreducational venues in Virginia Square or other resources that wouldbenefit the Virginia Square and Arlington community. If the County canassist in developing cultural and/or educational venues in VirginiaSquare, possibly through site acquisition, a development strategyshould be explored and the top priority should be the Arlington FuneralHome site. The Virginia Square site should be a second priority.

16. Continue to explore the designation of Virginia Square as a specialcultural and/or arts district (or similar) with the Arts Commission andhow that designation can be used to facilitate additional culturalvenues. (See the Arts Commission recommendation for Tier 2 culturalareas in A Vision for the Future – January 2000.)

17. As part of a special cultural and/or arts district in Virginia Square,develop incentives and marketing programs to attract cultural- andeducational-supportive businesses to Virginia Square in storefront


locations such as galleries, art and supply stores, bookstores,photography galleries, architecture and design firms, and live/workspace for artists, consistent with the Retail Action Plan. Unique signsand banners—at gateways, along the streetscape, or attached tobuildings—could also be used in Virginia Square to mark the stationarea’s cultural identity.

18. Continue to collaborate with GMU on expansion of the ArlingtonCampus consistent with the Memorandum of Understanding (MOU).Identify measures to increase transit use and reduce vehicle trips to thecampus. Work with the University to expand community use of thecampus facilities, such as meeting rooms, parking, auditoriums, andclassrooms.

19. Maintain the historic character of the Maury School site as parkexpansion occurs.

20. Encourage the use of historic preservation tax credit programs whenundertaking renovations to historic resources.

Transportation and CirculationRecommendationsThe pedestrian circulation system is heavily highlighted in this plan tocommunicate that, from this point forward, pedestrians should be given ahigh priority during any decision-making process. As reported during theOpen Space Master Plan process, a high percentage of Arlingtonians walkand jog for commuting and/or recreational purposes. Therefore, themanner in which pedestrians reach their destinations and how walkways aretreated is of utmost importance to this community. This plan seeks toimprove the street and sidewalk conditions through implementation of theseRecommendations and Urban Design Guidelines, not only in the VirginiaSquare station area, but also to the adjacent areas of Clarendon andBallston.

Both transit and vehicular networks also play an integral role in VirginiaSquare. Transit, particularly the Metrorail system, is the focus of VirginiaSquare, and the primary reason this plan maintains medium- to high-densityland uses closest to the Metro is to encourage transit ridership. Busridership is also an important component to this station area and this planseeks to improve the bus network. Vehicular access through VirginiaSquare is prevalent primarily along the three arterial streets traversing thestation area. These streets currently prioritize the vehicle, and this planseeks to provide more balance between motorists and pedestrians.Therefore several recommendations suggest reconfigurations to roadsegments.

21. Through redevelopment and County initiatives, create readilyidentifiable and convenient pedestrian connections across streets byredesigning intersections, marking crosswalks, and/or installing high-tech pedestrian crossing devices, such as countdown signals.! Shorten the length of crosswalks by installing nubs in areas of

heavy pedestrian traffic and where on-street parking is provided,particularly along Fairfax Drive, Wilson Boulevard, and cross streetsin the Core Area.

6565656565

Medians along Fairfax Drive inBallston.

22. Enhance walkways to entice pedestrian circulation and improvepedestrian safety and visibility consistent with the forthcoming WalkArlington Plan and Public Art Master Plan. Improvements includewidening sidewalks with special paving and installing street trees,streetlights, benches, trash receptacles, and public art and theinstallation of more-visible crosswalks. Infrastructure, street furniture,and architecture are places that should be considered for public art.

23. Improve pedestrian circulation by limiting the number of curb cuts andminimizing the quantity of porte-cocheres and drop-off areas.Consolidate garage and/or loading entrances.

24. Redesign Wilson Boulevard from North Lincoln Street to North RandolphStreet as a future project with four, through-travel lanes (10 feet wide)and wide sidewalks. Align the north and south curb edges forcontinuous travel lanes and sidewalks. Where feasible, provide on-street parking (8 feet wide) along both curbs and install left-turn lanesat North Quincy Street. Install nubs (projecting approximately 6 feet) atdetermined intersections to reduce the crosswalk distance. Improve thesidewalks and streetscape along the south edge of Wilson Boulevard toachieve a 13-foot and 8-inch-wide sidewalk. Improve sidewalks andstreetscape on the north edge to achieve a 16-foot-wide sidewalk(except for sidewalks that have already been approved to 14 feet).Where constraints exist, such as the Wilson Boulevard Christian Church,construct sidewalks with the maximum width possible. Coordinatefuture sidewalk designs with the Parks and Recreation andTransportation Commissions if improvements are proposed prior to parkmaster planning processes for abutting park areas.

25. Redesign Wilson Boulevard from 10th Street North to North LincolnStreet as a future project with four, through travel lanes (10 feet wide)and wide sidewalks (13 feet and 8-inch-wide along the south side and12 feet wide along the north side until redevelopment occurs at whichtime 16-foot-wide sidewalks will be required). Align the north and southcurb edges for continuous travel lanes and sidewalks. Where feasible,provide on-street parking (8 feet wide) along both curbs. Install nubs(projecting approximately 6 feet) at determined intersections to reducecrosswalk distances. Where constraints exist, construct sidewalks withthe maximum width possible.

26. As part of the Clarendon Land Use and Transportation Study, undertakea comprehensive evaluation of the transportation network throughVirginia Square and Clarendon to ensure safe and efficient movementfor motorists, pedestrians, and bicylists. Consider nation-wide “besttransportation practices” and possible new street configurations.Implement recommendations made during that planning process.! Redesign the intersections of Wilson Boulevard and 10th Street,

Washington Boulevard and Wilson Boulevard, and 10th Street andFairfax Drive to facilitate pedestrian use. Rebuild the segment ofWilson Boulevard between 10th Street and Washington Boulevard toimprove pedestrian safety and convenience.

27. Retain Washington Boulevard as a four-lane roadway. Install or improvepedestrian crosswalks from North Quincy Street to North KirkwoodRoad, particularly to the GMU campus, Giant grocery store, thecommercial uses north of Washington Boulevard, to Quincy Park, andthe residences approaching N. Quincy Street. Widen sidewalks toencourage and accommodate pedestrian traffic.

THE VIRGINIASQUARE PLAN

6666666666 THE THE THE THE THE VIRVIRVIRVIRVIRGINIAGINIAGINIAGINIAGINIASQSQSQSQSQUUUUUARE PLANARE PLANARE PLANARE PLANARE PLANFAIRFAX DRIVE66

EXISTING

PROPOSED

82’

82’

6767676767THE THE THE THE THE VIRVIRVIRVIRVIRGINIAGINIAGINIAGINIAGINIASQSQSQSQSQUUUUUARE PLANARE PLANARE PLANARE PLANARE PLAN

13’-8" 11.5

TRAVEL LANE

10’ 10’ 11.5 13’-8"

TRAVEL LANE

TRAVEL LANE

TRAVEL LANE

SIDEWALKin COMMERCIALAREAS

SIDEWALKin COMMERCIAL

AREAS44’

(INCLUDES 1’ CENTERLINE)

WASHINGTON BOULEVARD 67

EXISTING

PROPOSED

41’(INCLUDES 1’ CENTERLINE)

6868686868 THE VIRGINIASQUARE PLANWILSON BOULEVARD68

PROPOSED

EXISTING

57’(INCLUDES 1’ CENTERLINE)

(VARIES)

8’ 8’10’ 10’ 10’ 10’ 16’13’-8"SIDEWALK SIDEWALKPARK/

NUBPARK/NUB

TRAVELLANE

LANE LANE LANE LANE

TRAVELLANE

TRAVELLANE

TRAVELLANE

6969696969THE THE THE THE THE VIRVIRVIRVIRVIRGINIAGINIAGINIAGINIAGINIASQSQSQSQSQUUUUUARE PLANARE PLANARE PLANARE PLANARE PLANNINTH STREET - EXISTING (west of N. Monroe St.) 69

EXISTING

OAKLAND PARK ST. GEORGE’S CHURCH

EXISTING

51’

31’

NOTE: OTHER BLOCKS OF 9th STREET RANGE IN WIDTHBETWEEN 31’-51’ WIDE WITH SIDEWALKS RANGINGFROM 4.5’ TO 6’ WIDE


14’SIDEWALK

8’PARKING LANE

10’TRAVEL LANE

10’TRAVEL LANE

8’PARKING LANE

14’SIDEWALK

VARIESPLANT-ING

VARIESPLANT-ING

37’INCLUDES 1’ CENTERLINE

NINTH STREET - PROPOSED (west of N. Monroe St.)70

PROPOSED

PROPOSED

51’

14’ 14’

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PROPOSAL ’1’

PROPOSAL ’3’

PROPOSAL ’2’

PROPOSAL ’1’

55’

55’7’-8’ 10’ 7’-8’

SIDEWALK PARKING/TRAVELLANE

TRAVELLANE

PARKINGLANE

SIDEWALK

55’

14.5’-15.5’ 14.5’-15.5’

PROPOSAL ’3’

PROPOSAL ’2’


Multiple residential entrances, specialpaving, and landscape plantings makethis narrow street more appealing forpedestrian traffic. 9th Street east ofNorth Lincoln Street could evolvesimilar to this character.

28. Maintain the boulevard concept for Fairfax Drive with four travel lanes,a center median, and on-street parking on both sides of the streetwhere feasible. Install nubs, with approval from VDOT when required,at intersections to shorten the crosswalk length, particularly at NorthMonroe Street and North Nelson Street. Lengthen medians to thecrosswalks to create a pedestrian refuge. Plant additional street treesand low vegetation in the medians to gain additional tree coverage andimprove the overall appearance of this main street.

29. Maintain Monroe Street as a two-lane connector road, providing north-south pedestrian and vehicular access in the central area of VirginiaSquare. Through redevelopment at FDIC or other nearby projects,narrow Monroe Street north of Fairfax Drive to reduce the width ofcrosswalks. Move the curb edge toward the centerline to accommodatetwo 10-foot-wide travel lanes, two 8-foot-wide parking lanes, and a left-turn lane from Monroe Street onto eastbound Fairfax Drive throughredevelopment at FDIC or other nearby projects.

30. As part of the Walk Arlington process, redesign 9th Street, west of NorthMonroe Street, with special elements which could include periodic openspaces, public art, street furniture, and landscape materials. Thisprocess should include a block-by-block analysis and the design shouldcreate a more pedestrian-friendly street. Consider center medians,approximately 10- to 15-feet wide, or moving the curb toward thecenterline to gain additional sidewalk width and to reduce the totalstreet width.

31. Through redevelopment, create a right-of-way for a public pedestrianand vehicle access along the 9th Street alignment east of N. LincolnStreet, consistent with the Special Coordinated Development DistrictUrban Design Guidelines in this sector plan and the Walk Arlington Plan.Develop this right-of-way with special elements such as adjacent openspaces, public art, street furniture, shade trees and ornamentalplantings, and special paving. This area should be designed as part ofthe overall site design and should relate to the surrounding architecturaldetails. This right-of-way should offer public pedestrian and vehicularaccess and should be unlike a typical street section. The space shouldbe created with a higher quality environment for pedestrians, shoulddevelop as an intimate, narrow space, and should be activated byresidential entrances rather than traditional retail. An open space orspecial feature should be provided at the terminus of 9th Street.

32. Provide a raised intersection at the intersection of 9th Street and NorthMonroe Street to increase pedestrian visibility by the Metro station.Once completed/installed, evaluate the effectiveness of the raisedelevation and pedestrian visibility. If determined successful, considerraised intersections, or similar treatment, along 9th Street from NorthPollard Street east to North Kenmore Street (or North Jackson Street ifthe right-of-way remains) to emphasize the pedestrian walkway along9th Street. Design this element in concert with recommendations in theforthcoming Walk Arlington Plan and Public Art Master Plan.

33. Relocate 5th Place between North Quincy Street and North Pollard Streetin Ashton Heights to increase the park size of Quincy Street ExtensionPark and/or facilitate a functional design.

34. Install bike lanes on Quincy Street.35. Install when warranted and synchronize traffic signals along Wilson

Boulevard and Fairfax Drive to improve vehicular flow and pedestrian


Signs such as these direct pedestriansand motorist to their destinations suchas Metro and parking.

circulation, especially from the surrounding neighborhoods to the CoreArea and Metro station.! Upgrade traffic signals at Washington Boulevard/13th Street,

Washington Boulevard/Quincy Street, and Washington Boulevard/North Kirkwood Road.

! Implement the approved traffic signals when warranted at WilsonBoulevard/North Oakland Street and Wilson Boulevard/North PollardStreet.

! Evaluate the intersections of Wilson Boulevard/North Kansas Street,Fairfax Drive/North Nelson Street, and Fairfax Drive/North KansasStreet as a top priority for new traffic signals and install once theyare warranted.

36. In coordination with WMATA, as build-out occurs, continue to study theneed and feasibility of additional entrances to the Virginia Square/GMUMetro station on the north side of Fairfax Drive. Evaluate two potentiallocations: 1) at the “Virginia Square” block north of the current Metrostation entrance; and 2) on GMU/FDIC property near the mid-blockpedestrian walkway.

37. Maintain the existing bus routes in Virginia Square. Explore bus accessto the GMU campus and other primary destinations in Virginia Square,including FDIC, Arlington Funeral Home site, Virginia Square site, andthe Arlington Arts Center.

38. Continue a shuttle-bus route (Lunch Loop) looping to and from theBallston Mall through the Virginia Square station area and returning toBallston.

39. Explore improvements to fixed facilities along bus routes such asshelters and signals.

Parking RecommendationsAs additional parking recommendations are explored and subsequentlyadopted by the County Board for the entire Rosslyn-Ballston Corridor, theserecommendations may be modified as appropriate.40. Ensure that street-level commercial uses have sufficient on- and off-

street, short-term parking available to maintain commercial viability.Require street-level retail uses to provide off-street parking withinassociated parking garage. Provide sufficient parking for cultural and/or educational facilities, for their patrons, for shared use by patrons ofother community events, and for other non-commuter uses in VirginiaSquare.

41. Maximize on-street parking to support commercial, cultural, educationaland recreational uses, and other short-term parking needs whereverfeasible.

42. When planning for new County or other public facilities in VirginiaSquare, consider additional parking spaces to help alleviate short-termparking needs in the station area.

43. Improve parking efficiency by requiring shared parking in all new officeand residential construction throughout Virginia Square, particularly inparking structures. Require shared parking as a condition of site planapproval of commercial office development.

44. Work with property owners to renegotiate parking agreements throughthe site plan amendment process to accommodate shared parkingarrangements.


Illustrative sketch of redevelopmentoption at the eastern gateway leadinginto Virginia Square from Clarendon.

45. Consider providing a parking garage (public, private, or partnership) inVirginia Square or other policy options to help alleviate parking issues/problems if a County study shows present or expected parkingimpairment to cultural, educational, or commercial activities in thestation area. In five years from the adoption of this plan, if a study iswarranted, the County should commence a parking study. If additionalreviews are required, consider undertaking a similar study every fiveyears thereafter or concurrent with the CIP cycle.

46. Improve accessibility inside parking garages for short-term spaces andvisitor spaces. Review site plans or other development plans to requirevisitor and retail parking spaces near parking garage entrances.

Urban Design RecommendationsVirginia Square has the potential to become a “place” that people identify,value, and in which they take ownership. Creating a successful urbancharacter with consistent urban design elements that will encouragepedestrian circulation, improve the building form, and generate quality anddiverse architecture can lead to a pleasant and diverse environment thatpeople understand, respect, and identify. This will go a long way in creatinga sense of place for this area with an urban character that offers a sensiblescale, compatible architecture, and a balance of structures and open space.

As development and redevelopment proceeds in Virginia Square, this planseeks to shape the physical changes to properties with attention to fine-grained urban design elements. This plan recommends implementation ofUrban Design Guidelines, both for area-wide issues and for specific sites.Throughout Virginia Square, the County and community desire high-qualityarchitectural treatments and careful siting of buildings and parking to createpedestrian-oriented, urban developments. Consistent streetscape elementsare highly important to achieve continuity within this station area andthroughout the Rosslyn-Ballston Corridor.


47. Adopt the Area-Wide and Site-Specific Urban Design Guidelines to helpachieve the desired pattern and character of development in the KeyRedevelopment Sites and other areas of Virginia Square.

48. Retrofit existing gateways or other prominent sites in accordance withthis sector plan’s Urban Design Guidelines and guidelines recommendedthrough the future Public Art Master Plan and Open Space Master Planprocesses.! With redevelopment, promote prominent, significant architecture at

the northwest corner of the 10th Street/Wilson Boulevardintersection to create a special entrance into Virginia Square fromClarendon. Maintain compatibility with the existing GMU LawSchool building.

! With redevelopment, promote prominent, significant architecture onthe Arlington Funeral Home site to create a special entrance intoVirginia Square from Ballston and to improve the visibility of andpedestrian connections to Central Library and Quincy Park.

! Promote unique design elements at Quincy Park, especially at thegateway corner of Washington Boulevard and N. Quincy Street.

! Promote high-quality architecture and site design at the corners ofthe N. Kirkwood Road and Washington Boulevard intersection andat the intersection of Wilson Boulevard and North Quincy Street.

49. Construct streetscapes consistent with the Urban Design Guidelinescontained in this sector plan as well as the guidelines included in theforthcoming Walk Arlington Plan, Public Art Master Plan, and OpenSpace Master Plan.

50. Analyze the Rosslyn-Ballston Corridor to develop a comprehensiveapproach to wayfinding signs, brochures, and public parking signs toimprove the visibility of each station areas’ resources, specificallyVirginia Square’s existing and proposed cultural, educational, andrecreational resources.

51. Through the Commercial Revitalization Program develop a program toassist landowners in the revitalization areas identified on the ConceptPlan with site and building conditions improvements such as façaderevitalization and streetscape.

52. Actively enforce code requirements to ensure property owners maintainsafe, clean, and tidy sites and rights-of-way by removing debris andpruning vegetation on a regular schedule.

53. Negotiate with developers to complete full block improvements of thestreetscape, including utility under-grounding.

54. Consider Crime Prevention through Environmental Design (CPTED)techniques when developing site and landscape plans.

55. Preserve and reinforce views along: 1) Fairfax Drive and WilsonBoulevard to the Olmsted Building in Clarendon and beyond, 2) NorthKenmore Street to GMU plaza and commercial areas on WilsonBoulevard, and 3) North Monroe Street to the Arlington Arts Center,Metro plaza, and “Virginia Square”, as new development proceeds.Provide special architectural elements or open spaces at the termini ofviews to direct pedestrians and motorists.

56. Through the Commercial Revitalization Program, and consistent with theUtility Undergrounding Plan, prioritize utility undergrounding projects inVirginia Square.


! Use County and developer initiatives to relocate utilitiesunderground on a block-by-block basis to improve the appearanceand “walkability” of an entire area and eliminate remnant areasremaining with overhead utilities.

! Locate overhead utilities and/or at-grade utilities (i.e., transformerand traffic signal boxes) away from public view, to the greatestextent possible, when utilities can not be relocated underground.Locate these in alleys, areas along rear lot lines, or similar areaswith low visibility.

! Underground utilities on all County-owned park properties inVirginia Square.

57. Provide signs at parking garage entrances to inform motorists ofavailable parking facilities.

Public Art Recommendations58. Encourage developers to collaborate with artists to generate creative

design solutions in any development or redevelopment project. Artistscould work as integral members of design teams or develop art projectsthat are integrated into either the architectural design or the design ofplazas and public spaces associated with the building. Integrated artprojects should be easily visible to the public (e.g., on the exterior ofbuildings rather than in lobbies or visible from the street and publiclyaccessible open spaces rather than interior courtyards), althoughexceptions could be made for transportation facilities like Metroconcourses and parking garages. As an alternative to integrated publicart projects, contributions to the County’s Public Art Fund may be madeto further enhance art initiatives in Virginia Square’s special publicplaces, streetscape, infrastructure, or gateway projects.

59. Incorporate public art into the design of streetscapes, public buildings,parks, transit, infrastructure, and other public projects in a mannerconsistent with the Public Art Master Plan.

60. Encourage FDIC and GMU to adopt and implement campus-wide publicart master plans that overlay their campus planning objectives and thegeneral urban design objectives of the Virginia Square Sector Plan.

61. Public art proposals should be coordinated through the Department ofParks, Recreation and Community Resources, as recommended by theCounty’s Public Art Policy and future Public Art Master Plan.

Housing RecommendationsThis plan recommends that as a station area primarily focused towardhousing Virginia Square provide a diverse mix of housing to attract a diversepopulation and to preserve housing in the surrounding neighborhoods,particularly the quantity of existing affordable housing units. Of the over2,500 multifamily units existing and/or approved in Virginia Square, morethan ten percent currently have rents that are considered affordable to low-and moderate-income residents6. As new residential projects are proposed,it is expected that at least five percent of those units will be affordable,using existing resources and land use tools.

6 Low-income is considered to be between 50 - 60% of the median family income. Moderateincome is from 60 - 80% of the median family income.


In order to achieve a higher percentage of affordable units, (i.e., tenpercent or more of all new dwelling units) it would be necessary to either:1) change the quality level of the units, in terms of the median incomelevels for whom these units are available, and the length of time a unitremains in the affordable housing program or 2) establish additional fundingresources and/or land use tools. In comparison to other neighboringjurisdictions, Arlington County’s current program targets affordable units forpersons or families with approximately 60 percent of the median income(currently $52,200 for a 4-person household in a 2-bedroom apartment), a30-year term, and two- and three-bedroom units. More affordable unitsmay be achievable if the affordable rent levels are higher than 60 percent ofthe median income, if the terms of affordability are less than 30 years, andif efficiency- and one-bedroom units are provided.62. Use the Affordable Housing Fund (AHF) to pool affordable housing

contributions received through any new Special Exception site planredevelopment projects in Virginia Square. Prioritize this money for usein Virginia Square specifically for revitalization projects, extending theterm length of existing affordable dwelling units (gained throughprevious special exception site plan projects), and to assure theaffordability of existing moderate-rent units to the greatest extentpossible. This funding is intended for use in the areas designated as“Coordinated Multiple-Family Conservation and Development District”(CMFCDD) on the General Land Use Plan. (See Recommendation 6.)

63. Within the East End Special Coordinated Development District, attainfive percent of all new housing units as affordable housing on site andwithin the building height envelope described in the Urban DesignGuidelines. Additionally, a bonus density incentive within the buildingenvelope, up to 25 percent, may be used if at least an additional fivepercent of affordable housing units are provided, either on-site or off-site within the station area. (In designated receiving areas – seeRecommendation 61.) Under either scenario, a contribution may bemade to the Affordable Housing Fund in lieu of providing on-siteaffordable housing units. This contribution amount should be based onthe value of the affordable dwelling units (using current Countymethods to determine “value” or subsidy) and to be increased to apremium amount as an incentive to attain on-site affordable units orbuild a meaningful fund of resources for conservation efforts. Furtherwork between staff and the Housing Commission should occur todetermine an appropriate percentage increase for this contribution levelwhich should be defined with the new Zoning Ordinance district. (TheCounty Board may adjust this contribution amount in response to futureneeds.) On-site units, or units within the station area, should be viewedas preferable to contributions to the Virginia Square Housing Fund.Two- and three-bedroom units are preferred over efficiencies and one-bedroom units in new residential development.

64. Attain contributions to the Affordable Housing Fund from any new officedevelopment in the East End. This contribution is expected to be atleast the current contribution level obtained for office construction(currently equals the above-grade square feet x the construction cost/sfx 2%). (The County Board may adjust this contribution amount inresponse to future needs.)

65. Preserve existing affordable housing units in Virginia Square, primarilyin the Transition Areas. Maintain the zoning and the General Land UsePlan designations for the residential areas south of Wilson Boulevard


This water park in an urban settingprovides a fun place for children andadults. Changes to the water spraymake the space dynamic.

and west of North Monroe Street. Designate these areas as a CMFCDDto promote the preservation of existing affordable units in gardenapartment buildings and/or development of new housing affordable topersons with low and moderate incomes.

66. For other infill redevelopment projects in Virginia Square encourage on-site or within-station affordable dwelling units in new residentialconstruction via the special exception process. On-site units or unitswithin the station area should be viewed as preferable to contributionsto the Virginia Square Housing Fund. Two- and three-bedroom unitsare preferred over efficiencies and one-bedroom units in new residentialdevelopment.! Encourage the use of the bonus density provision in the Zoning

Ordinance to promote on-site affordable housing as part ofresidential developments.

67. Maintain the existing “Low” Residential (11-15 du/ac) GLUP designationfor properties south of Washington Boulevard, west of North MonroeStreet and east of North Nelson Street.

Park and Open SpaceRecommendationsAs redevelopment proceeds in Virginia Square this plan seeks to retainspaces for park and open space uses. The deficient quantity of parks andopen spaces throughout the Rosslyn-Ballston Corridor is a driving factor inultimately achieving additional open spaces and parks. Additionally, thisplan intends to support the Open Space Master Plan and create spaces andwalkways for the recreational enjoyment of all Arlington residents. A mix ofpassive and active recreation uses are desired, preferably distributedthroughout the station area to maintain convenient access to a variety ofspaces from all areas of the community. An urban character is desired forthe parks and open spaces, integrating public art into the design of allpublic places. Urban plazas of various sizes are also desired to permitresidents, workers, and visitors places for informal or formal gatherings.These places are intended to frame building entrances, provide relief fromthe surrounding building mass, and provide public gathering spaces.68. Create new and/or modify existing parks and open spaces consistent

with the Open Space Master Plan.69. Continue to develop Quincy Park for active and passive recreation uses.

Develop a master plan for the park with comprehensive designimprovements, integrating art to attain a more urban character thanexists today.

70. As on ongoing priority, expand Maury Park to North Lincoln Street and8th Street North for park and cultural facilities. (See Recommendations6 and 67.)

71. Master plan and design the Central Wilson parks including: OaklandPark, Gumball Park, Herselle Milliken Park, Quincy Street ExtensionPark, and Maury Park.! Design Oakland Park as a passive urban park with activating

features such as water fountains, public art, and seating/observation areas.


Oakland Park should remain as apassive open space with an urbancharacter. This park should contributeto the urban corridor, especially due toits direct relationship to 9th Street,planned as an urban walkway withspecial characteristics. Oakland Parkshould offer a unique open spaceexperience unlike other park spaces inthe Rosslyn-Ballston Corridor.

! Develop a master plan for Maury Park. Include active and passiverecreation facilities and/or programs. (See Recommendation 6.)

! Design Quincy Street Extension Park as a neighborhood park withactive recreation uses. If possible, acquire additional properties toexpand the park boundary. (See Recommendation 7.)

! Implement the Central Wilson parks listed above.72. Create urban plazas along the streetscape at GMU, FDIC, Virginia

Square site, Arlington Funeral Home site, and in the East End of VirginiaSquare through redevelopment consistent with guidelines in the WalkArlington Plan, Open Space Master Plan, and Public Art Master Plans.See the concept plan and urban design guidelines for additional detailson the size and character of these spaces. The suggestions for possiblepublic art opportunities on the concept plan diagrams are not meant toexclude proposals for other areas of the site or to exclude theconsideration of art projects integrated with architecture, open space,or streetscape.! If and when redevelopment of the Arlington Funeral Home site

occurs, establish an open space to retain visibility of Quincy Parkand Central Library and create a better connection to these publicareas from Fairfax Drive.

! If and when redevelopment of the Virginia Square site occurs,establish an urban plaza along Fairfax Drive to provide for a centralcommunity open space.

! As redevelopment occurs in the East End, establish public openspaces adjacent to the proposed 9th Street alignment east of NorthLincoln Street.

73. Redesign park signs as part of park master planning processes. Provideopportunities for artist involvement in the redesign of signs.

74. As part of park and tree master planning processes identify deficientstreetscapes and tree plantings in and near parks to improve the overallwalkability and appearance of County rights-of-way/properties.


Area-Wide Urban DesignGuidelinesArea-wide urban design guidelines are expected to be followed for all proper-ties in Virginia Square that redevelop through the Special Exception Processdescribed in the Zoning Ordinance and to the greatest extent possiblethrough by-right development projects. These guidelines are advisory andwill be used to review all redevelopment projects in the station area. Devel-opers are advised and expected to follow the guidelines to the greatestextent possible. Modifications may be permitted by the County Board, ortheir designee, if a determination can made that a hardship related to sitetopography, site size, or a conflict with the health, safety, and welfare of thepublic would occur. Every effort should be made to comply with theseguidelines.

Additional urban design guidelines are provided in the Site-Specific Guide-lines section. The Site-Specific Guidelines are intended to supplement thefollowing Area-Wide Guidelines.

Public ArtPublic art can improve public spaces through excellent and harmoniousdesign; preserve or highlight vistas; introduce surprising and enliveningelements into otherwise ordinary spaces; and, engage the public withinsightful interpretations of our community’s activities, aspirations, andhistory. To this end, public art should be used to create exciting, appealing,and harmonious public spaces by integrating art into architecture, urbandesign, and the planning of infrastructure at the earliest design stage and tocelebrate Arlington’s heritage, ethnicity, commonality, and civic pride.

Public art opportunities are included in the following sections. With time,public art is intended to appear in many locations in Virginia Square. Theforthcoming Public Art Master Plan, in coordination with the WALKArlingtonplan, will consider these opportunities and recommend priority projects forthe Virginia Square area.


Architecture and Materialsa. Ensure that large windows and multiple entrances are provided on the

street level of buildings in the Core and Transition Areas, especiallyalong primary streets. These will activate the sidewalk and provideviews of interior spaces including retail shops and cultural/educationalfacilities.

b. Blank walls without windows or doors should be avoided and should notbe used on facades facing streets or other public areas.

c. High quality materials and finishes such as masonry, pre-case concrete,glass, steel, granite, and limestone should be used on all newredevelopment projects. These types of high-quality materials areencouraged for accent elements. Lesser quality materials and materialswith shorter life spans, such as EIFS, should be avoided or modestlyused.

d. The use of dark glass curtain walls on future redevelopment projectsshould be avoided, especially on the ground level adjacent to sidewalks.These facades do not create a welcoming pedestrian environment alongsidewalks and do not support street-level retail businesses. Mirroredglass may be used on upper level facades as long as the selectedmaterial is compatible with other colors and/or textures used on nearbybuildings.

Gateways, Activity Nodes, and ViewsWell-defined access points are inviting, provide a sense of arrival, andprovide a visual clue to signify the transition from one station area to thenext or the transition into an adjacent neighborhood. Through architecturaland site design, gateways in Virginia Square can visually informpedestrians, transit riders, motorists, and others about the cultural,educational, and recreational aspects of this station area.

These gateways as envisioned as focal features in Virginia Square to serveas special, unique places or elements in the urban fabric and to offer relieffrom the standard, or ordinary, mix of buildings. These places enhance thecharacter of the area and are predominant features in the landscape. Focalfeatures can typically take the form of landmark buildings, public art,special walkways, and gathering spaces such as parks, plazas, or culturalfacilities and commonly generate community activity.

Providing special views and vistas in Virginia Square can emphasize specialareas, provide architectural identity, and orient pedestrians. Takingadvantage of existing vistas and architecture in adjacent station areas canincrease the desirability for living, working, and visiting in the VirginiaSquare area. In many instances, people typically take views for granted andonly think of views once they disappear. However, if views and vistas arepronounced and deemed important, they can be retained and can help createmeaningful places.


a. Public art should be integrated at the existing and proposed VirginiaSquare Metro station entrances/gateways to express the cultural,educational, and recreational characteristics of Virginia Square. Publicart should be an integral component to the overall design.

b. Gateways along Wilson Boulevard, Fairfax Drive, and WashingtonBoulevard at their intersections with Quincy Street and 10th Streetshould be designed with unique elements to highlight the mainentrances to the station area. Special signs, architectural elements,open spaces, public art, or other special elements should be utilized todraw special attention to these areas.

c. Revitalization and/or redevelopment projects along the south edge ofWilson Boulevard should be compatible with the Ashton Heights historicneighborhood in terms of height, massing, scale, and materials.

d. Buildings and open spaces at activity nodes, such as the Arlington ArtsCenter, Metro plaza, GMU buildings and plaza, the Virginia Square site,and the Arlington Funeral Home site, should be designed with high-quality materials to emphasize their importance in the Virginia Squareurban fabric.

e. Views from adjacent balconies and terraces should be considered whendesigning buildings. Rooftops should be designed to provide aninteresting skyline and screen mechanical equipment. This is especiallyimportant from the vantage point of taller buildings. Consider rooftopgardens or decorative architectural treatments (such as colored tiles/gravel) to soften views of buildings.

Open Space and Urban PlazasOpen spaces are the public and private outdoor areas between buildings andoffer physical and visual relief from building mass. Open spaces provideplaces for people to gather, play, socialize, walk, or view; can frame a viewor vista; provide a setting for one or more buildings; and, provide vehicular,bicycle, and pedestrian connections. Open space can take the form of parks,plazas, streetscape (sidewalk and street area), or natural areas; each type isdesigned differently based on the location, surrounding context, andintended use and users.

a. Open spaces should be designed with seating opportunities, lighting,trash receptacles, bike racks, and landscape areas.

b. Pathways should be provided for adequate pedestrian circulation to,through, and from open spaces.

c. Landscape material should be used in open spaces to provide shadecover, color, visual interest, and to define spaces or architecture.

d. Urban plazas, parks, or similar should be provided in new developmentprojects to accommodate outside dining spaces, concerts, or outsidetheater, public art, and uses/programs to meet the needs of thecommunity.

e. Open spaces should be identifiable features in the Virginia Squarelandscape.

f. Plazas should be located to terminate vistas, accent backgroundbuildings, provide outdoor café seating, provide space for concerts orother special events, and create space for public art.

Plazas along the street provide a placefor pedestrians to gather, talk,socialize, eat lunch, and enjoy outdoorconcerts. Plazas also provide awelcomed break in the building lineand building mass.


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pt F

airf

ax D

rive,

the

sou

th s

ide

of W

ilson

Bou

leva

rd a

nd t

he n

orth

sid

e of

Was

hing

ton

Boul

evar

d *

*La

rger

tre

e pi

ts a

nd g

rate

s m

ay b

e ne

cess

ary

for

larg

er c

alip

er t

ree

inst

alla

tions

.


g. Open spaces should be provided at or adjacent to any cultural facility tofacilitate visibility, prominence and opportunity for outside gatherings.

h. Open spaces should typically provide public or semi-public access.

Streetscape Elements – Sidewalks, Street Trees, Lighting,Site FurnishingsThe horizontal and vertical space contained between property lines across astreet is referred to as the “streetscape.” This area is typically in the publicright-of-way, and “streetscape” is primarily a term used to describe thestreet edge and sidewalk condition. In urban conditions, building facadestypically frame the outer edges of the streetscape; in suburban conditions,the streetscape is less defined with adjacent parking lots, lawn areas,landscape plantings, or open space provided beyond the property line. Insome instances, the urban streetscape may extend beyond the property line ifadditional sidewalk width is provided and the building edge is recessed.This is commonly used to provide additional space for outdoor cafes orurban plazas. Sidewalks, trees, lighting fixtures, street furnishings such asbenches, trash receptacles and planters, and signs are all components of thestreetscape area. The streetscape establishes the public view along a streetor corridor and can determine an area’s visual success or failure.Streetscapes are typically discussed in terms of their order or rhythm,attractiveness, and compatibility for pedestrian mobility.

a. Public art should be integrated into the streetscape to enhance theviews from nearby office and residential buildings as well as from thestreet. Public art should be designed consistently with the Public ArtMaster Plan, Walk Arlington, and the Open Space Master Plan.

b. Infrastructure such as the walkway surface, site furnishings, andarchitecture, are elements that should be considered for public art andthe contribution of artists.

c. Openings, or breaks in the building edge, should be created for publicopen spaces, plazas, parks, and café seating along wider sidewalks.Otherwise, a continuous building edge should be maintained at the backof sidewalks or plazas along all streets in the Core and Transition Areasof Virginia Square. In the Transition Areas, where buildings may be setback from sidewalks, provide low walls and/or fencing at the sidewalkedge to provide a definition between the sidewalk and private propertyand to screen surface parking lots.

d. Special landscape plantings such as ornamental trees, woody shrubs,perennials, and/or annuals should be used in addition to shade trees inopen spaces, including plazas.

e. Demarcation of different zones in the right-of-way should beemphasized, including the building edge, walking path, streetfurnishings area, curb-and-gutter, parking lanes, bike lanes, and travellanes.

f. Property owners/business owners should maintain, improve, and cleanbuilding facades as necessary to sustain economic vitality and provideattractive properties.

Cafe seating along the sidewalk createsan interesting and activatingenvironment that attracts pedestriantraffic.


Parkinga. Parking quantities should be provided consistent with the Zoning

Ordinance.

b. Parking structures should be constructed wholly underground or, ifabove grade, screened from public view with street-level commercial,office, or residential uses. In Transition Areas, parking areas should belocated in side or rear yards. Where parking areas abut sidewalks, lowmasonry walls and/or evergreen hedges, with a maximum height of 4feet, should be installed at the back edge of the sidewalk to screenparking areas from the street and separate pedestrians from parkinglots.

c. Entrances to parking garages should be located on secondary (side)streets, rather than primary streets such as Fairfax Drive, WilsonBoulevard and Washington Boulevard to reduce the visual impact ofparking and service areas from public view on these main streets.

d. Entrances to parking garages should be minimized to the greatestextent possible on any given street. No more than two garageentrances on the same side of a street block should be provided.

SignsSigns are a component of the streetscape and primarily serve threefunctions: business signs, regulatory signs (including vehicular andpedestrian controlled signs), and identification/informational signs(including entryway, neighborhood, and directional signs).

On upper-levels of buildings signs can provide visual interest and character,while at lower elevations signs can provide human-scale to the pedestrianenvironment. Signs for buildings should balance intensity, color, andtechnology. The size, style, and proportions should be integrated with theoverall building design and other associated building systems such as theexterior lighting.

a. Building signs should be designed to complement the skyline at alltimes of the day and evening but should not dominate the skyline.Building signs should be dispersed and organized to limit visual clutter.

b. Building signs, freestanding signs, and directional signs should beconsistent with the Zoning Ordinance.

c. Signs should be designed as an integral component of the building.

d. Signs should be made of compatible materials as the overall buildingmaterials.

e. Signs should be accommodated in sign panels above entrances orshould project from the building façade (“blade” signs). Signs shouldnot obstruct pedestrian walkways and should be located at least 8 feetabove the walking surface. Blade signs (affixed perpendicular to abuilding façade) shall extend no further than 3 feet from the buildingwall.

Screening surface parking lotsimproves views along the streetscapeand also separates pedestrians fromparked vehicles.


f. Indirect or overhead lighting should be utilized to accent building signs.Lighting should not create unnecessary glare or visually dominate thearchitecture. Signs may be illuminated either: 1) externally, withfixtures affixed to the building or the sign, and shall wash the sign incolor-corrected light or 2) back-lit, with the fixtures hidden completelybehind individual characters and/or icons.

g. Freestanding signs should not impede pedestrian traffic or blockmotorists’ visibility of roadways. Freestanding signs should be groundmounted rather than pole mounted. Special lighting is encouraged toaccent freestanding signs during evening hours; however, lightingshould not create excessive glare and should be contained to lightingthe sign area.

h. Parking locations should be identified throughout the Virginia Squarearea through the use of building signs and directional signs. Buildingsigns should identify garage entrances, particularly if spaces areaccessible to the public. Public parking garages and surface parking lotsshould be identified on Rosslyn-Ballston Corridor wayfinding signs.Parking signs should be located on the exterior facades of parkingstructures to clearly identify parking locations.

i. County park signs should be redesigned to present a more urbancharacter rather than the current wood-constructed freestanding signs.Higher quality materials should be selected and should be consistentthroughout the Rosslyn-Ballston Corridor.

j. A comprehensive evaluation should be made when any signs areproposed in the Virginia Square area, including installation of Countytransportation-related regulatory signs, individual business signs, andfreestanding signs. Efforts should be made to reduce visual clutter,organize signs and their placement, and consolidate signs wherepossible. Information should be consolidated on common poles or asfew poles as possible.

AwningsAwnings serve several functions: to provide shelter to pedestrians fromweather elements, to carry a sign message, and to provide color and scale tothe pedestrian environment. Awnings add interest to the streetscapeenvironment.

8’ min. 8’ min.

4’ max. 3’ max.

Awnings Projecting Signs

8888888888

a. Awnings should be used along sidewalks above retail storefronts andentrances. Awnings should not be used above the street level.

b. Awnings should be made of canvas or other weather-durable syntheticmaterial. The internal structure of awnings should be metal.

c. Awnings and canopies for commercial establishments should bepermitted to encroach over the sidewalk. Awnings should overhangfacades at least 4 feet to provide shade and shelter to pedestrians.

d. Awnings may have side panels, but should not have a panel enclosingthe underside of the awning.

e. Sign information on awnings must be consistent with the ZoningOrdinance requirements.

f. Awnings should not be internally illuminated.

g. The color of awnings should be compatible with the colors and finishesused on the building.

UTILITIESa. Utilities should be relocated underground when redevelopment occurs.

Opportunities to underground utilities on adjacent properties should beexplored when possible to complete the under grounding process inVirginia Square.

b. Underground utilities should be located to avoid conflicts with streettree roots, underground parking structures, and lighting fixtures.

c. Parking and Metro ventilation systems (grates) should be located awayfrom pedestrian walkways.

d. Streetlights should be installed along all sidewalks. Utilize and installthe Carlyle streetlight.

e. Locate transformer boxes or other utility structures deemed necessaryto remain above ground away from public view and avoid conflicts withpedestrian traffic. Screen utility structures with vegetation orarchitectural elements. Consider opportunities for public art ifarchitectural elements are used for screening purposes.

f. Screen/buffer utility service areas from public view.

THE VIRGINIASQUARE PLAN

8989898989

ACTION PLAN

9090909090

9191919191

Implementation MatrixThe Implementation Matrix for the Virginia Square Sector Plan lists theproposed recommendations, timeframes for accomplishment, agency(s)responsible for implementation (lead agency shown in bold), and themechanism(s) to help achieve the recommendation. The implementationmatrix also identifies recommendations that may have an impacton current and future County budgets. These recommendationsmay be a combination of funds currently available in the CapitalImprovement Program (CIP) (current CIP funding available) and/or additional funds needed for implementation (unallocatedfunds/future funding). These recommendations show estimatesof possible budget requests within a five year period or longer. Itis important to note that while the County Manager is notrecommending these requests at this time, the requests may bepart of future budget cycles for County Board consideration.

ACTION PLAN

9292929292

9393939393ACTION PLAN

No.

A

ctio

ns

Tim

ing1

Im

plem

enti

ng

Age

ncy

(s)

Mec

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ism

P

ubl

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Adop

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AWP

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N/A

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pla

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com

men

datio

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and

incl

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reco

mm

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mis

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3

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impl

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re

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datio

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pla

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DC

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N/A

N/A

4

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Fun

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a)

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pos

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9494949494

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ACTION PLAN

9595959595

No.

Act

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Impl

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gen

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perc

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N/A

ACTION PLAN

9696969696

No.

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s Ti

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) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

10

Sout

h Ed

ge o

f W

ilson

Bou

leva

rd a

nd N

orth

Edg

e of

W

ashi

ngto

n Bo

ulev

ard:

Con

tinue

to

expl

ore

revi

taliz

atio

n st

rate

gies

for

com

mer

cial

are

as, i

nclu

ding

ch

ange

s to

the

�C-2

� di

stric

t, s

tree

tsca

pe

impr

ovem

ents

, site

and

buf

fer

impr

ovem

ents

, and

the

po

ssib

le c

reat

ion

of a

Spe

cial

Rev

italiz

atio

n D

istr

ict.

O

DC

PH

D

DED

/DPW

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P/

Des

ign

Gui

delin

es/

Zoni

ng

Ord

inan

ce

Amen

dmen

ts

CIP4

�

N/A

Addi

tiona

l fun

ding

fo

r im

plem

enta

tion

wou

ld b

e ne

cess

ary

base

d on

the

des

ign.

5

11

Co

ntin

ue t

o im

plem

ent

the

Qui

ncy

Stre

et P

lan

with

a

mix

of

med

ium

-den

sity

res

iden

tial a

nd o

pen

spac

e us

es.

O

DC

PH

D

DPR

CR

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

12

Neg

otia

te w

ith F

DIC

as

rede

velo

pmen

t pl

ans

proc

eed

to d

evel

op a

n ur

ban

cam

pus

with

ped

estr

ian-

orie

nted

bu

ildin

gs a

nd s

idew

alks

; pr

ovid

e sh

ared

par

king

and

co

mm

unity

fac

ilitie

s (o

n- o

r of

f-si

te).

O

DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

13

Im

plem

ent

the

reco

mm

enda

tions

in t

he R

etai

l Act

ion

Plan

to

gene

rate

a v

arie

ty o

f ty

pes,

siz

es, a

nd s

pace

s of

ret

ail.

O

DC

PH

D/D

ED

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

Cu

ltu

ral,

Edu

cati

onal

an

d H

isto

ric

Res

ourc

e R

ecom

men

dati

ons

14

Enco

urag

e pr

ivat

e de

velo

pmen

t of

new

cul

tura

l and

ed

ucat

iona

l use

s, in

clud

ing

a co

mm

unity

cu

ltura

l/per

form

ing

arts

fac

ility

, pre

fera

bly

at t

he

Arlin

gton

Fun

eral

Hom

e si

te a

nd t

he V

irgin

ia S

quar

e si

te.

O

DC

PH

D/D

PR

CR

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

15

Neg

otia

te w

ith G

MU

, FD

IC, W

MAT

A or

oth

er m

ajor

in

stitu

tions

/age

ncie

s, a

s po

ssib

le p

ublic

par

tner

s in

de

velo

ping

cul

tura

l and

/or

educ

atio

nal v

enue

s in

Vi

rgin

ia S

quar

e or

oth

er r

esou

rces

tha

t w

ould

ben

efit

the

Virg

inia

Squ

are

and

Arlin

gton

com

mun

ity.

If t

he

Coun

ty c

an a

ssis

t in

dev

elop

ing

cultu

ral a

nd/o

r ed

ucat

iona

l ven

ues

in V

irgin

ia S

quar

e, p

ossi

bly

thro

ugh

site

acq

uisi

tion,

a d

evel

opm

ent

stra

tegy

sho

uld

be

expl

ored

and

the

top

prio

rity

shou

ld b

e th

e Ar

lingt

on

Fune

ral H

ome

site

. Th

e Vi

rgin

ia S

quar

e si

te s

houl

d be

a

seco

nd p

riorit

y.

O

DC

PH

D

OSS

/DPR

CR

Spec

ial

Exce

ptio

n Pr

oces

s/

CIP

CIP

N

/A

Arlin

gton

Fun

eral

H

ome

Site

: $

1.5

mill

ion6

VA S

Q S

ite:

$2.

7 m

illio

n7 Ad

ditio

nal f

unds

w

ould

be

nece

ssar

y fo

r pl

anni

ng, d

esig

n an

d co

nstr

uctio

n

4 Thi

s pr

ojec

t cou

ld b

e a

cand

idat

e fo

r fut

ure

fund

ing

as p

art o

f the

Com

mer

cial

Rev

italiz

atio

n P

rogr

am.

5 Thi

s pr

ojec

t cou

ld o

ccur

thro

ugh

priva

te re

deve

lopm

ent i

nitia

tives

. 6 2

002

Rea

l Est

ate

Ass

essm

ent.

Thi

s pr

ojec

t cou

ld oc

cur t

hrou

gh p

rivat

e re

deve

lopm

ent i

nitia

tives

. 7 2

002

Rea

l Est

ate

Ass

essm

ent.

Thi

s pr

ojec

t cou

ld oc

cur t

hrou

gh p

rivat

e re

deve

lopm

ent i

nitia

tives

.

ACTION PLAN

9797979797

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

16

Cont

inue

to

expl

ore

the

desi

gnat

ion

of V

irgin

ia S

quar

e as

a s

peci

al c

ultu

ral a

nd/o

r ar

ts d

istr

ict

(or

sim

ilar)

with

th

e Ar

ts C

omm

issi

on a

nd h

ow t

hat

desi

gnat

ion

can

be

used

to

faci

litat

e ad

ditio

nal c

ultu

ral v

enue

s.

(See

the

Ar

ts C

omm

issi

on r

ecom

men

datio

n fo

r Ti

er 2

cul

tura

l ar

eas

in A

Vis

ion

for

the

Futu

re �

Janu

ary

2000

).

LT

DP

RC

R

DCP

HD

/DED

/DM

F

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

17

As p

art

of a

spe

cial

cul

tura

l and

/or

arts

dis

tric

t in

Vi

rgin

ia S

quar

e, d

evel

op in

cent

ives

and

mar

ketin

g pr

ogra

ms

to a

ttra

ct c

ultu

ral-

and

educ

atio

nal-

supp

ortiv

e bu

sine

sses

to

Virg

inia

Squ

are

in s

tore

fron

t lo

catio

ns s

uch

as g

alle

ries,

art

and

sup

ply

stor

es,

book

stor

es, p

hoto

grap

hy g

alle

ries,

arc

hite

ctur

e an

d de

sign

firm

s, a

nd li

ve/w

ork

spac

e fo

r ar

tists

, con

sist

ent

with

the

Ret

ail A

ctio

n Pl

an.

Uni

que

sign

s an

d ba

nner

s �

at g

atew

ays,

alo

ng t

he s

tree

tsca

pe o

r at

tach

ed t

o bu

ildin

gs �

coul

d al

so b

e us

ed in

Virg

inia

Squ

are

to

mar

k th

e st

atio

n ar

ea�

s cult

ural

iden

tity.

LT

DED

D

CPH

D/D

PRCR

/ D

MF

N/A

N/A

18

Cont

inue

to

colla

bora

te w

ith G

MU

on

expa

nsio

n of

the

Ar

lingt

on C

ampu

s, c

onsi

sten

t w

ith t

he M

emor

andu

m o

f U

nder

stan

ding

(M

OU

).

Iden

tify

mea

sure

s to

incr

ease

tr

ansi

t us

e an

d re

duce

veh

icle

trip

s to

the

cam

pus.

W

ork

with

the

Uni

vers

ity t

o pe

rmit

com

mun

ity u

se o

f th

e ca

mpu

s fa

cilit

ies,

suc

h as

mee

ting

room

s, p

arki

ng,

audi

toriu

ms,

and

cla

ssro

oms.

O

DED

D

CPH

D/D

PW

N/A

N/A

19

M

aint

ain

the

hist

oric

cha

ract

er o

f th

e M

aury

Sch

ool s

ite

as p

ark

expa

nsio

n oc

curs

. O

D

PR

CR

O

SS/D

CPH

D

N/A

N/A

20

En

cour

age

the

use

of h

isto

ric p

rese

rvat

ion

tax

cred

it pr

ogra

ms

whe

n un

dert

akin

g re

nova

tions

to

hist

oric

re

sour

ces.

O

D

CP

HD

N

/A

N

/A

Tran

spor

tati

on a

nd

Cir

cula

tion

Rec

omm

enda

tion

s

21

Thro

ugh

rede

velo

pmen

t an

d Co

unty

initi

ativ

es, cr

eate

re

adily

iden

tifia

ble

and

conv

enie

nt p

edes

tria

n co

nnec

tions

acr

oss

stre

ets

by r

edes

igni

ng

inte

rsec

tions

, m

arki

ng c

ross

wal

ks a

nd/o

r in

stal

ling

high

-tec

h pe

dest

rian

cros

sing

dev

ices

, suc

h as

co

untd

own

sign

als.

Sh

orte

n th

e le

ngth

of

cros

swal

ks b

y in

stal

ling

nubs

in a

reas

of

heav

y pe

dest

rian

traf

fic a

nd

whe

re o

n-st

reet

par

king

is p

rovi

ded,

par

ticul

arly

al

ong

Fairf

ax D

rive,

Wils

on B

oule

vard

and

cro

ss

stre

ets

in t

he C

ore

Area

.

WRO

D

PW

D

CPH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

ACTION PLAN

9898989898

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

22

Enha

nce

wal

kway

s to

ent

ice

pede

stria

n ci

rcul

atio

n an

d im

prov

e pe

dest

rian

safe

ty a

nd v

isib

ility

con

sist

ent

with

th

e fo

rthc

omin

g W

alk

Arlin

gton

Pla

n an

d Pu

blic

Art

M

aste

r Pl

an.

Impr

ovem

ents

incl

ude

wid

enin

g si

dew

alks

with

spe

cial

pav

ing

and

inst

allin

g st

reet

tr

ees,

str

eetli

ghts

, be

nche

s, t

rash

rec

epta

cles

, an

d pu

blic

art

and

the

inst

alla

tion

of m

ore-

visi

ble

cros

swal

ks. I

nfra

stru

ctur

e, s

tree

t fu

rnitu

re, a

nd

arch

itect

ure

are

plac

es t

hat

shou

ld b

e co

nsid

ered

for

pu

blic

art

.

O

DP

W

DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

23

Impr

ove

pede

stria

n ci

rcul

atio

n by

lim

iting

the

num

ber

of c

urb

cuts

and

min

imiz

ing

the

quan

tity

of p

orte

-co

cher

es a

nd d

rop-

off

area

s.

Cons

olid

ate

gara

ge

and/

or lo

adin

g en

tran

ces.

O

DP

W

DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

24

Red

esig

n W

ilson

Bou

leva

rd f

rom

Nor

th L

inco

ln S

tree

t to

N

orth

Ran

dolp

h St

reet

as

a fu

ture

pro

ject

with

fou

r,

thro

ugh

trav

el la

nes

(10

feet

wid

e) a

nd w

ide

side

wal

ks.

Alig

n th

e no

rth

and

sout

h cu

rb e

dges

for

con

tinuo

us

trav

el la

nes

and

side

wal

ks.

Whe

re f

easi

ble,

pro

vide

on

-str

eet

park

ing

(8 f

eet

wid

e) a

long

bot

h cu

rbs

and

inst

all l

eft-

turn

lane

s at

Nor

th Q

uinc

y St

reet

. In

stal

l nu

bs (

proj

ectin

g ap

prox

imat

ely

6 fe

et)

at d

eter

min

ed

inte

rsec

tions

to

redu

ce t

he c

ross

wal

k di

stan

ce.

Impr

ove

the

side

wal

ks a

nd s

tree

tsca

pe a

long

the

sou

th

edge

of

Wils

on B

oule

vard

to

achi

eve

a 13

-foo

t an

d 8-

inch

-wid

e si

dew

alk.

Im

prov

e si

dew

alks

and

st

reet

scap

e on

the

nor

th e

dge

to a

chie

ve a

16-

feet

-w

ide

side

wal

k (e

xcep

t fo

r si

dew

alks

tha

t ha

ve a

lread

y be

en a

ppro

ved

to 1

4 fe

et).

W

here

con

stra

ints

exi

st,

such

as

the

Wils

on B

oule

vard

Chr

istia

n Ch

urch

, co

nstr

uct

side

wal

ks w

ith t

he m

axim

um w

idth

pos

sibl

e.

ST

DP

W

OSS

/DCP

HD

CI

P

$15

0K (

FY97

) to

de

sign

and

co

nstr

uct

stre

etsc

ape

impr

ovem

ents

in

fron

t of

the

Ind

ian

Spic

e sh

op, P

izza

H

ut, an

d O

akla

nd

Park

Addi

tiona

l cos

ts t

o co

mpl

ete

stre

etsc

ape

and

side

wal

k im

prov

emen

ts

($ p

er li

near

foo

t)

25

Red

esig

n W

ilson

Bou

leva

rd f

rom

10t

h St

reet

Nor

th t

o N

orth

Lin

coln

Str

eet

as a

fut

ure

proj

ect

with

fou

r, 1

0-fo

ot w

ide

thro

ugh-

trav

el la

nes

and

13-f

oot

and

8-in

ch-

wid

e si

dew

alks

alo

ng t

he s

outh

sid

e an

d 12

fee

t w

ide

alon

g th

e no

rth

side

unt

il re

deve

lopm

ent

occu

rs a

t w

hich

tim

e 16

-foo

t-w

ide

side

wal

ks w

ill b

e re

quire

d.

Al

ign

the

nort

h an

d so

uth

curb

edg

es f

or c

ontin

uous

tr

avel

lane

s an

d si

dew

alks

. W

here

fea

sibl

e, p

rovi

de

on-s

tree

t pa

rkin

g (8

fee

t w

ide)

alo

ng b

oth

curb

s.

Inst

all n

ubs

(pro

ject

ing

appr

oxim

atel

y 6

feet

) at

de

term

ined

inte

rsec

tions

to

redu

ce c

ross

wal

k di

stan

ces.

W

here

con

stra

ints

exi

st, c

onst

ruct

sid

ewal

ks

with

the

max

imum

wid

th p

ossi

ble.

ST

DP

W

OSS

CI

P

CIP

CIP

$60

K (

FY97

) $

500K

(FY

99)

to

desi

gn a

nd

cons

truc

t st

reet

scap

e im

prov

emen

ts

whi

ch in

clud

e 10

-fe

et-w

ide

side

wal

ks, t

ree

pits

, an

d in

stal

l str

eet

tree

s

Addi

tiona

l fun

ding

ne

eded

for

des

ign

& c

onst

ruct

ion

to

relo

cate

cu

rb/g

utte

r, b

uild

nu

bs, a

nd t

o bu

ild

12-f

eet-

wid

e si

dew

alks

inst

ead

of t

he o

rigin

ally

de

sign

ed 1

0-fe

et-

wid

e si

dew

alks

.

ACTION PLAN

9999999999

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

26

As p

art

of t

he C

lare

ndon

Lan

d U

se a

nd T

rans

port

atio

n St

udy,

und

erta

ke a

com

preh

ensi

ve e

valu

atio

n of

the

tr

ansp

orta

tion

netw

ork

thro

ugh

Virg

inia

Squ

are

and

Clar

endo

n to

ens

ure

safe

and

eff

icie

nt m

ovem

ent

for

mot

oris

ts, pe

dest

rians

and

bic

yclis

ts.

Cons

ider

nat

ion-

wid

e �

best

tran

spor

tatio

n pr

actic

es�

and

poss

ible

new

st

reet

con

figur

atio

ns.

Impl

emen

t re

com

men

datio

ns

mad

e du

ring

that

pla

nnin

g pr

oces

s.

Red

esig

n th

e in

ters

ectio

ns o

f W

ilson

Bou

leva

rd

and

10th S

tree

t, W

ashi

ngto

n Bo

ulev

ard

and

Wils

on

Boul

evar

d, a

nd 1

0th S

tree

t an

d Fa

irfax

Driv

e to

fa

cilit

ate

pede

stria

n us

e.

Reb

uild

the

seg

men

t of

W

ilson

Bou

leva

rd b

etw

een

10th S

tree

t an

d W

ashi

ngto

n Bo

ulev

ard

to im

prov

e pe

dest

rian

safe

ty a

nd c

onve

nien

ce.

ST/L

T D

PW

D

CPH

D

N/A

N/A

27

Ret

ain

Was

hing

ton

Boul

evar

d as

a f

our-

lane

roa

dway

. In

stal

l or

impr

ove

pede

stria

n cr

ossw

alks

fro

m N

orth

Q

uinc

y St

reet

to

Nor

th K

irkw

ood

Roa

d, p

artic

ular

ly t

o th

e G

MU

cam

pus,

Gia

nt g

roce

ry s

tore

, the

com

mer

cial

us

es n

orth

of

Was

hing

ton

Boul

evar

d, t

o Q

uinc

y Pa

rk,

and

the

resi

denc

es a

ppro

achi

ng N

. Q

uinc

y St

reet

.

Wid

en s

idew

alks

to

enco

urag

e an

d ac

com

mod

ate

pede

stria

n tr

affic

.

LT

DP

W

DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s/ C

IP

CIP8

N

/A

$/L

F fo

r st

reet

scap

e im

prov

emen

ts

28

Mai

ntai

n th

e bo

ulev

ard

conc

ept

for

Fairf

ax D

rive

with

fo

ur t

rave

l lan

es, a

cen

ter

med

ian,

and

on-

stre

et

park

ing

on b

oth

side

s of

the

str

eet

whe

re f

easi

ble.

In

stal

l nub

s, w

ith a

ppro

val f

rom

VD

OT

whe

n re

quire

d,

at in

ters

ectio

ns t

o sh

orte

n th

e cr

ossw

alk

leng

th,

part

icul

arly

at

Nor

th M

onro

e St

reet

and

Nor

th N

elso

n St

reet

. Le

ngth

en m

edia

ns t

o th

e cr

ossw

alks

to

crea

te

a pe

dest

rian

refu

ge. P

lant

add

ition

al s

tree

t tr

ees

and

low

veg

etat

ion

in t

he m

edia

ns t

o ga

in a

dditi

onal

tre

e co

vera

ge a

nd im

prov

e th

e ov

eral

l app

eara

nce

of t

his

mai

n st

reet

.

O

DP

W

DPR

CR/D

CPH

D

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P CI

P9

N/A

$

/LF

for

stre

etsc

ape

impr

ovem

ents

8 Thi

s pr

ojec

t cou

ld b

e a

cand

idat

e fo

r fut

ure

fund

ing

as p

art o

f the

Com

mer

cial

Rev

italiz

atio

n P

rogr

am.

9 Thi

s pr

ojec

t cou

ld b

e a

cand

idat

e fo

r fut

ure

fund

ing

as p

art o

f the

Com

mer

cial

Rev

italiz

atio

n P

rogr

am.

ACTION PLAN

100100100100100

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

29

Mai

ntai

n M

onro

e St

reet

as

a tw

o-la

ne c

onne

ctor

roa

d,

prov

idin

g no

rth-

sout

h pe

dest

rian

and

vehi

cula

r ac

cess

in

the

cen

tral

are

a of

Virg

inia

Squ

are.

Th

roug

h re

deve

lopm

ent

at F

DIC

or

othe

r ne

arby

pro

ject

s,

narr

ow M

onro

e St

reet

nor

th o

f Fa

irfax

Driv

e to

red

uce

the

wid

th o

f cr

ossw

alks

. M

ove

the

curb

edg

e to

war

d th

e ce

nter

line

to a

ccom

mod

ate

two

10-f

eet-

wid

e tr

avel

la

nes,

tw

o 8-

feet

-wid

e pa

rkin

g la

nes,

and

a le

ft-t

urn

lane

fro

m M

onro

e St

reet

ont

o ea

stbo

und

Fairf

ax D

rive

thro

ugh

rede

velo

pmen

t at

FD

IC o

r ot

her

near

by

proj

ects

.

WRO

D

PW

/DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

30

As p

art

of t

he W

alk

Arlin

gton

pro

cess

, red

esig

n 9th

St

reet

, wes

t of

Nor

th M

onro

e St

reet

, with

spe

cial

el

emen

ts w

hich

cou

ld in

clud

e pe

riodi

c op

en s

pace

s,

publ

ic a

rt, s

tree

t fu

rnitu

re a

nd la

ndsc

ape

mat

eria

ls.

This

pro

cess

sho

uld

incl

ude

a bl

ock

by b

lock

ana

lysi

s an

d th

e de

sign

sho

uld

crea

te a

mor

e pe

dest

rian-

frie

ndly

str

eet.

Co

nsid

er c

ente

r m

edia

ns,

appr

oxim

atel

y 10

- to

15-

feet

wid

e, o

r m

ovin

g th

e cu

rb

tow

ard

the

cent

erlin

e to

gai

n ad

ditio

nal s

idew

alk

wid

th

and

to r

educ

e th

e to

tal s

tree

t w

idth

.

a)

ST

(des

ign)

b)

LT (Im

plem

ent

atio

n)

DP

W

DCP

HD

/DPR

CR

Ope

ratin

g a)

O

pera

ting

b)

CIP

N/A

Ba

sed

on d

esig

n

31

Thro

ugh

rede

velo

pmen

t, c

reat

e a

right

-of-

way

for

a

publ

ic p

edes

tria

n an

d ve

hicl

e ac

cess

alo

ng t

he 9

th

Stre

et a

lignm

ent

east

of

N. L

inco

ln S

tree

t, c

onsi

sten

t w

ith t

he S

peci

al C

oord

inat

ed D

evel

opm

ent

Dis

tric

t ur

ban

desi

gn g

uide

lines

in t

his

sect

or p

lan

and

the

Wal

k Ar

lingt

on P

lan.

Dev

elop

thi

s rig

ht-o

f-w

ay w

ith

spec

ial e

lem

ents

suc

h as

adj

acen

t op

en s

pace

s, p

ublic

ar

t, s

tree

t fu

rnitu

re, s

hade

tre

es a

nd o

rnam

enta

l pl

antin

gs, a

nd s

peci

al p

avin

g.

This

are

a sh

ould

be

desi

gned

as

part

of

the

over

all s

ite d

esig

n an

d sh

ould

re

late

to

the

surr

ound

ing

arch

itect

ural

det

ails

. Th

is

right

-of-

way

sho

uld

offe

r pu

blic

ped

estr

ian

and

vehi

cula

r ac

cess

and

sho

uld

be u

nlik

e a

typi

cal s

tree

t se

ctio

n.

The

spac

e sh

ould

be

crea

ted

with

a h

ighe

r qu

ality

env

ironm

ent

for

pede

stria

ns, sh

ould

dev

elop

as

an in

timat

e, n

arro

w s

pace

, and

sho

uld

be a

ctiv

ated

by

resi

dent

ial e

ntra

nces

, rat

her

than

tra

ditio

nal r

etai

l. A

n op

en s

pace

or

spec

ial f

eatu

re s

houl

d be

pro

vide

d at

th

e te

rmin

us o

f 9th

Str

eet.

WRO

D

PW

/DC

PH

D

DRPC

R

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

ACTION PLAN

101101101101101

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

32

Prov

ide

a ra

ised

inte

rsec

tion

at t

he in

ters

ectio

n of

9th

Stre

et a

nd N

orth

Mon

roe

Stre

et t

o in

crea

se p

edes

tria

n vi

sibi

lity

by t

he M

etro

sta

tion.

O

nce

com

plet

ed/in

stal

led,

eva

luat

e th

e ef

fect

iven

ess

of t

he

rais

ed e

leva

tion

and

pede

stria

n vi

sibi

lity.

If

det

erm

ined

su

cces

sful

, con

side

r ra

ised

inte

rsec

tions

, or

sim

ilar

trea

tmen

t, a

long

9th S

tree

t fr

om N

orth

Pol

lard

Str

eet

east

to

Nor

th K

enm

ore

Stre

et (

or N

orth

Jac

kson

Str

eet

if th

e rig

ht-o

f-w

ay r

emai

ns)

to e

mph

asiz

e th

e pe

dest

rian

wal

kway

alo

ng 9

th S

tree

t.

Des

ign

this

el

emen

t in

con

cert

with

rec

omm

enda

tions

in t

he

fort

hcom

ing

Wal

k Ar

lingt

on P

lan

and

Publ

ic A

rt M

aste

r Pl

an.

MT

DP

W

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P CI

P

N/A

$

150K

33

Rel

ocat

e 5th

Pla

ce b

etw

een

Nor

th Q

uinc

y St

reet

and

N

orth

Pol

lard

Str

eet

in A

shto

n H

eigh

ts t

o in

crea

se t

he

park

siz

e of

Qui

ncy

Stre

et E

xten

sion

Par

k an

d/or

fa

cilit

ate

a fu

nctio

nal d

esig

n.

O

DR

PC

R

DPW

/OSS

/ D

CPH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

34

In

stal

l bik

e la

nes

on Q

uinc

y St

reet

. M

T D

PW

CI

P CI

P N

/A

Cost

s fo

r st

ripin

g

35

a)

Inst

all w

hen

war

rant

ed a

nd s

ynch

roni

ze t

raff

ic

sign

als

alon

g W

ilson

Bou

leva

rd a

nd F

airf

ax D

rive

to im

prov

e ve

hicu

lar

flow

and

ped

estr

ian

circ

ulat

ion,

esp

ecia

lly f

rom

the

sur

roun

ding

ne

ighb

orho

ods

to t

he C

ore

Area

and

Met

ro

stat

ion.

b)

Upg

rade

tra

ffic

sig

nals

at

Was

hing

ton

Boul

evar

d/13

th S

tree

t, W

ashi

ngto

n Bo

ulev

ard/

Qui

ncy

Stre

et, a

nd W

ashi

ngto

n Bo

ulev

ard/

Nor

th K

irkw

ood

Roa

d.

c)

Impl

emen

t th

e ap

prov

ed t

raff

ic s

igna

ls w

hen

war

rant

ed a

t W

ilson

Bou

leva

rd/N

orth

Oak

land

St

reet

, Wils

on B

oule

vard

/Nor

th P

olla

rd S

tree

t.

d)

Eval

uate

the

inte

rsec

tions

of

Wils

on

Boul

evar

d/N

orth

Kan

sas

Stre

et, F

airf

ax

Driv

e/N

orth

Nel

son

Stre

et, a

nd F

airf

ax

Driv

e/N

orth

Kan

sas

Stre

et a

s a

top

prio

rity

for

new

tra

ffic

sig

nals

and

inst

all o

nce

they

are

w

arra

nted

.

O

DP

W

DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P CI

P

N/A

$

100K

per

tra

ffic

si

gnal

(5

new

si

gnal

s pr

opos

ed)

36

In c

oord

inat

ion

with

WM

ATA,

as

build

-out

occ

urs,

co

ntin

ue t

o st

udy

the

need

and

fea

sibi

lity

of a

dditi

onal

en

tran

ces

to t

he V

irgin

ia S

quar

e/G

MU

Met

ro s

tatio

n on

th

e no

rth

side

of

Fairf

ax D

rive.

Ev

alua

te t

wo

pote

ntia

l lo

catio

ns:

1) a

t th

e �

Virgin

ia S

quar

e� b

lock

nort

h of

the

cu

rren

t M

etro

sta

tion

entr

ance

; an

d 2)

on

GM

U/F

DIC

pr

oper

ty n

ear

the

mid

-blo

ck p

edes

tria

n w

alkw

ay.

1) M

T 2)

LT

DP

W

DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s

WM

ATA

ACTION PLAN

102102102102102

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

37

Mai

ntai

n th

e ex

istin

g bu

s ro

utes

in V

irgin

ia S

quar

e.

Expl

ore

bus

acce

ss t

o th

e G

MU

cam

pus

and

othe

r pr

imar

y de

stin

atio

ns in

Virg

inia

Squ

are,

incl

udin

g FD

IC,

Arlin

gton

Fun

eral

Hom

e si

te, V

irgin

ia S

quar

e si

te, a

nd

the

Arlin

gton

Art

Cen

ter.

O

DP

W

N/A

Ope

ratin

g $

60K

/yea

r $

60K

/yea

r

38

Co

ntin

ue a

shu

ttle

-bus

rou

te (

Lunc

h Lo

op)

loop

ing

to

and

from

the

Bal

lsto

n M

all t

hrou

gh t

he V

irgin

ia S

quar

e st

atio

n ar

ea a

nd r

etur

ning

to

Balls

ton.

O

D

PW

N

/A

Ope

ratin

g/

Cost

s sh

arin

g $

60K

/yea

r

$60

K/y

ear

39

Ex

plor

e im

prov

emen

ts t

o fix

ed f

acili

ties

alon

g bu

s ro

utes

suc

h as

she

lters

and

sig

nals

.

40

Ensu

re t

hat

stre

et-le

vel c

omm

erci

al u

ses

have

su

ffic

ient

on-

and

off

-str

eet

shor

t-te

rm p

arki

ng

avai

labl

e to

mai

ntai

n co

mm

erci

al v

iabi

lity.

Re

quire

st

reet

-leve

l ret

ail u

ses

to p

rovi

de o

ff-s

tree

t pa

rkin

g w

ithin

ass

ocia

ted

park

ing

gara

ge.

Prov

ide

suff

icie

nt

park

ing

for

cultu

ral a

nd/o

r ed

ucat

iona

l fac

ilitie

s, f

or

thei

r pa

tron

s, f

or s

hare

d us

e by

pat

rons

of

othe

r co

mm

unity

eve

nts,

and

for

oth

er n

on-c

omm

uter

use

s in

Virg

inia

Squ

are.

O

DC

PH

D/D

PW

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

41

Max

imiz

e on

-str

eet

park

ing

to s

uppo

rt c

omm

erci

al,

cultu

ral,

educ

atio

nal a

nd r

ecre

atio

nal u

ses

and

othe

r sh

ort-

term

par

king

nee

ds w

here

ver

feas

ible

by

mai

ntai

ning

exi

stin

g pa

rkin

g ar

ound

all

build

ings

, in

clud

ing

secu

re b

uild

ings

, and

acq

uirin

g ne

w o

n-st

reet

sp

aces

.

O

DC

PH

D/D

PW

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

42

Whe

n pl

anni

ng f

or n

ew c

ount

y or

oth

er p

ublic

fac

ilitie

s in

Virg

inia

Squ

are,

con

side

r ad

ditio

nal p

arki

ng s

pace

s to

hel

p al

levi

ate

shor

t-te

rm p

arki

ng n

eeds

in t

he

stat

ion

area

.

O

OS

S D

CPH

D/D

PW

N/A

N/A

43

Impr

ove

park

ing

effic

ienc

y by

req

uirin

g sh

ared

par

king

in

all

new

off

ice

and

resi

dent

ial c

onst

ruct

ion

thro

ugho

ut V

irgin

ia S

quar

e, p

artic

ular

ly in

par

king

st

ruct

ures

. Req

uire

sha

red

park

ing

as a

con

ditio

n of

si

te p

lan

appr

oval

of

com

mer

cial

off

ice

deve

lopm

ent.

O

DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

44

W

ork

with

pro

pert

y ow

ners

to

rene

gotia

te p

arki

ng

agre

emen

ts t

hrou

gh t

he s

ite p

lan

amen

dmen

t pr

oces

s to

acc

omm

odat

e sh

ared

par

king

arr

ange

men

ts.

O

DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

ACTION PLAN

103103103103103

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

45

Cons

ider

pro

vidi

ng a

par

king

gar

age

(pub

lic, p

rivat

e or

pa

rtne

rshi

p) in

Virg

inia

Squ

are

if a

Coun

ty s

tudy

sho

ws

pres

ent

or e

xpec

ted

park

ing

impa

irmen

t to

cul

tura

l, ed

ucat

iona

l or

com

mer

cial

act

iviti

es in

the

sta

tion

area

. In

fiv

e ye

ars

from

the

ado

ptio

n of

thi

s pl

an, i

f a

stud

y is

war

rant

ed, t

he C

ount

y sh

ould

com

men

ce a

par

king

st

udy.

If

add

ition

al r

evie

ws

are

requ

ired,

con

side

r un

dert

akin

g a

sim

ilar

stud

y ev

ery

five

year

s th

erea

fter

, or

con

curr

ent

with

the

CIP

cyc

le.

O

DED

/DP

W

OSS

/DM

F CI

P CI

P10

46

Impr

ove

acce

ssib

ility

insi

de p

arki

ng g

arag

es f

or s

hort

-te

rm s

pace

s an

d vi

sito

r sp

aces

. Rev

iew

site

pla

ns o

r ot

her

deve

lopm

ent

plan

s to

req

uire

vis

itor

and

reta

il pa

rkin

g sp

aces

nea

r pa

rkin

g ga

rage

ent

ranc

es.

O

DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

Urb

an D

esig

n R

ecom

men

dati

ons

47

Adop

t th

e Ar

ea-W

ide

and

Site

Spe

cific

Urb

an D

esig

n G

uide

lines

to

help

ach

ieve

the

des

ired

patt

ern

and

char

acte

r of

dev

elop

men

t in

the

Key

Red

evel

opm

ent

Site

s an

d ot

her

area

s of

Virg

inia

Squ

are.

AWP

DCP

HD

N

/A

N/A

Enco

urag

e de

velo

pers

to

colla

bora

te w

ith a

rtis

ts t

o ge

nera

te c

reat

ive

desi

gn s

olut

ions

in a

ny d

evel

opm

ent

or r

edev

elop

men

t pr

ojec

t.

Inte

grat

e pu

blic

art

in n

ew

deve

lopm

ent

proj

ects

or

cont

ribut

e to

the

Pub

lic A

rt

fund

, as

def

ined

in t

he f

orth

com

ing

Publ

ic A

rt M

aste

r Pl

an.

OD

CPH

D/D

PRCR

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

10 T

his

proj

ect c

ould

be

a ca

ndid

ate

for f

utur

e fu

ndin

g as

par

t of t

he C

omm

erci

al R

evita

lizat

ion

Pro

gram

. Th

is p

roj

ect c

ould

occur

thro

ugh

priv

ate

rede

velo

pmen

t in

itiat

ives

.

ACTION PLAN

104104104104104

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

48

Ret

rofit

exi

stin

g ga

tew

ay o

r ot

her

prom

inen

t si

tes

with

pu

blic

art

, in

acco

rdan

ce w

ith t

his

sect

or p

lan�

s urb

an

desi

gn g

uide

lines

and

gui

delin

es r

ecom

men

ded

thro

ugh

the

Publ

ic A

rt M

aste

r Pl

an a

nd O

pen

Spac

e M

aste

r Pl

an p

roce

sses

. a)

W

ith r

edev

elop

men

t, p

rom

ote

prom

inen

t,

sign

ifica

nt a

rchi

tect

ure

at t

he n

orth

wes

t co

rner

of

the

10th S

tree

t/W

ilson

Bou

leva

rd in

ters

ectio

n to

cr

eate

a s

peci

al e

ntra

nce

into

Virg

inia

Squ

are

from

Cl

aren

don.

M

aint

ain

com

patib

ility

with

the

exi

stin

g G

MU

Law

Sch

ool b

uild

ing.

b)

With

red

evel

opm

ent,

pro

mot

e pr

omin

ent,

si

gnifi

cant

arc

hite

ctur

e on

the

Arli

ngto

n Fu

nera

l H

ome

site

to

crea

te a

spe

cial

ent

ranc

e in

to V

irgin

ia

Squa

re f

rom

Bal

lsto

n, a

nd t

o im

prov

e th

e vi

sibi

lity

of a

nd p

edes

tria

n co

nnec

tions

to

Cent

ral L

ibra

ry

and

Qui

ncy

Park

. c)

Pr

omot

e un

ique

des

ign

elem

ents

at

Qui

ncy

Park

, es

peci

ally

at

the

gate

way

cor

ner

of W

ashi

ngto

n Bo

ulev

ard

and

N. Q

uinc

y St

reet

. d)

Pro

mot

e hi

gh-q

ualit

y ar

chite

ctur

e an

d si

te d

esig

n at

th

e co

rner

s of

N. K

irkw

ood

Roa

d an

d W

ashi

ngto

n Bo

ulev

ard

inte

rsec

tion

and

at t

he in

ters

ectio

n of

W

ilson

Bou

leva

rd a

nd N

orth

Qui

ncy

Stre

et.

WRO

D

CP

HD

D

PRCR

/DPW

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P CI

P11

49

Co

nstr

uct

stre

etsc

apes

con

sist

ent

with

the

urb

an

desi

gn g

uide

lines

and

the

Wal

k Ar

lingt

on P

lan,

Pub

lic

Art

Mas

ter

Plan

and

Ope

n Sp

ace

Mas

ter

Plan

. O

D

PW

D

PRCR

/DCP

HD

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P N

/A

D

esig

n in

fras

truc

ture

ele

men

ts, p

laza

s, p

arks

and

ar

chite

ctur

e w

ith p

ublic

art

con

sist

ent

with

the

fo

rthc

omin

g Pu

blic

Art

Mas

ter

Plan

. O

D

PR

CR

D

CPH

D/D

PW

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P

N/A

CI

P12

N/A

50

Anal

yze

the

Ros

slyn

-Bal

lsto

n Co

rrid

or t

o de

velo

p a

com

preh

ensi

ve a

ppro

ach

to w

ayfin

ding

sig

ns,

broc

hure

s, a

nd p

ublic

par

king

sig

ns t

o im

prov

e th

e vi

sibi

lity

of e

ach

stat

ion

area

s� r

esou

rces

, sp

ecifi

cally

Vi

rgin

ia S

quar

e�s

exis

ting

and

prop

osed

cul

tura

l, ed

ucat

iona

l and

rec

reat

iona

l res

ourc

es.

LT

DP

W/D

ED

DCP

HD

CI

P

CIP

Ope

ratin

g/

CIP13

N

/A

N/A

N/A

51

Thro

ugh

the

Com

mer

cial

Rev

italiz

atio

n Pr

ogra

m,

deve

lop

a pr

ogra

m t

o as

sist

land

owne

rs in

the

re

vita

lizat

ion

area

s id

entif

ied

on t

he C

once

pt P

lan

with

si

te a

nd b

uild

ing

cond

ition

s im

prov

emen

ts s

uch

as

fa�

ade r

evita

lizat

ion

and

stre

etsc

ape.

O

DED

/DC

PH

D

CIP

N/A

N

/A

11 T

his

proj

ect c

ould

be

a ca

ndid

ate

for f

utur

e fu

ndin

g as

par

t of t

he C

omm

erci

al R

evita

lizat

ion

Pro

gram

. Th

is p

roj

ect c

ould

occur

thro

ugh

priv

ate

rede

velo

pmen

t in

itiat

ives

. 12

Thi

s pr

ojec

t cou

ld b

e a

cand

idat

e fo

r fut

ure

fund

ing

as p

art o

f the

Com

mer

cial

Rev

italiz

atio

n P

rogr

am.

13 T

his

proj

ect c

ould

be

a ca

ndid

ate

for f

utur

e fu

ndin

g as

par

t of t

he C

omm

erci

al R

evita

lizat

ion

Pro

gram

.

ACTION PLAN

105105105105105

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

52

Activ

ely

enfo

rce

code

req

uire

men

ts t

o en

sure

pro

pert

y ow

ners

mai

ntai

n sa

fe,

clea

n an

d tid

y si

tes

and

right

s-of

-way

by

rem

ovin

g de

bris

and

pru

ning

veg

etat

ion

on

a re

gula

r sc

hedu

le.

O

DC

PH

D

Zoni

ng

Ord

inan

ce/

Care

of

Pre

mis

es/

Spec

ial

Exce

ptio

n Pr

oces

s/

Smar

tsca

pe

Prog

ram

N/A

53

N

egot

iate

with

dev

elop

ers

to c

ompl

ete

full

bloc

k im

prov

emen

ts o

f th

e st

reet

scap

e, in

clud

ing

utili

ty

unde

r-gr

ound

ing.

W

RO

D

PW

/DC

PH

D

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

54

Co

nsid

er C

rime

Prev

entio

n th

roug

h En

viro

nmen

tal

Des

ign

(CPT

ED)

tech

niqu

es w

hen

deve

lopi

ng s

ite a

nd

land

scap

e pl

ans.

W

RO

D

CP

HD

Po

lice

Dep

artm

ent

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

55

Pres

erve

and

rei

nfor

ce v

iew

s al

ong:

1)

Fairf

ax D

rive

and

Wils

on B

oule

vard

to

the

Olm

sted

Bui

ldin

g in

Cl

aren

don

and

beyo

nd;

2) N

orth

Ken

mor

e St

reet

to

GM

U p

laza

and

com

mer

cial

are

as o

n W

ilson

Bou

leva

rd;

and

3) N

orth

Mon

roe

Stre

et t

o th

e Ar

lingt

on A

rts

Cent

er, M

etro

pla

za, a

nd �

Virg

inia

Squ

are�

, as

new

de

velo

pmen

t pr

ocee

ds. P

rovi

de s

peci

al a

rchi

tect

ural

el

emen

ts o

r op

en s

pace

s at

the

ter

min

i of

view

s to

di

rect

ped

estr

ians

and

mot

oris

ts.

O

DC

PH

D

DPW

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

56

a)

Thro

ugh

the

Com

mer

cial

Rev

italiz

atio

n Pr

ogra

m,

and

cons

iste

nt w

ith t

he U

tility

Und

ergr

ound

ing

Plan

, pr

iorit

ize

utili

ty u

nder

grou

ndin

g pr

ojec

ts in

Vi

rgin

ia S

quar

e.

b)

Use

Cou

nty-

and

dev

elop

er in

itiat

ives

to

relo

cate

ut

ilitie

s un

derg

roun

d on

a b

lock

by

bloc

k ba

sis

to

impr

ove

the

appe

aran

ce a

nd �

walk

abili

ty�

of

an

entir

e ar

ea a

nd e

limin

ate

rem

nant

are

as

rem

aini

ng w

ith o

verh

ead

utili

ties.

c)

Loca

te o

verh

ead

utili

ties

and/

or a

t-gr

ade

utili

ties

(i.e.

, tra

nsfo

rmer

and

tra

ffic

sig

nal b

oxes

) aw

ay

from

pub

lic v

iew

, to

the

gre

ates

t ex

tent

pos

sibl

e,

whe

n ut

ilitie

s ca

n no

t be

rel

ocat

ed u

nder

grou

nd.

Loca

te t

hese

in a

lleys

, ar

eas

alon

g re

ar lo

t lin

es,

or s

imila

r ar

eas

with

low

vis

ibili

ty.

d)

Und

ergr

ound

util

ities

on

all C

ount

y-ow

ned

park

pr

oper

ties

in V

irgin

ia S

quar

e.

a)

O

b)

O

c)

O

d)

O

DP

W

OSS

/DPR

CR/

DCP

HD

Co

mm

erci

al

Rev

italiz

atio

n &

St

reet

scap

e Pr

ogra

m T

ask

Forc

e

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P

N/A

CI

P14

N/A

N/A

57

Pr

ovid

e si

gns

at p

arki

ng g

arag

e en

tran

ces

to in

form

m

otor

ists

of

avai

labl

e pa

rkin

g fa

cilit

ies.

O

D

CP

HD

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

14 T

his

proj

ect c

ould

be

a ca

ndid

ate

for f

utur

e fu

ndin

g as

par

t of t

he C

omm

erci

al R

evita

lizat

ion

Pro

gram

.

ACTION PLAN

106106106106106

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

58

Enco

urag

e de

velo

pers

to

colla

bora

te w

ith a

rtis

ts t

o ge

nera

te c

reat

ive

desi

gn s

olut

ions

in a

ny d

evel

opm

ent

or r

edev

elop

men

t pr

ojec

t.

Artis

ts c

ould

wor

k as

in

tegr

al m

embe

rs o

f de

sign

tea

ms,

or

deve

lop

art

proj

ects

tha

t ar

e in

tegr

ated

into

eith

er t

he a

rchi

tect

ural

de

sign

or

the

desi

gn o

f pl

azas

and

pub

lic s

pace

s as

soci

ated

with

the

bui

ldin

g.

Inte

grat

ed a

rt p

roje

cts

shou

ld b

e ea

sily

vis

ible

to

the

publ

ic (

e.g.

, on

the

exte

rior

of b

uild

ings

rat

her

than

in lo

bbie

s, o

r vi

sibl

e fr

om t

he s

tree

t an

d pu

blic

ly a

cces

sibl

e op

en s

pace

s ra

ther

tha

n in

terio

r co

urty

ards

), t

hrou

gh e

xcep

tions

co

uld

be m

ade

for

tran

spor

tatio

n fa

cilit

ies

like

Met

ro

conc

ours

es a

nd p

arki

ng g

arag

es.

As a

n al

tern

ativ

e to

in

tegr

ated

pub

lic a

rt p

roje

cts,

con

trib

utio

ns t

o th

e Co

unty

�s Pub

lic A

rt F

und

may

be

mad

e to

fur

ther

en

hanc

e ar

t in

itiat

ives

in V

irgin

ia S

quar

e�s

speci

al

publ

ic p

lace

s, s

tree

tsca

pe, i

nfra

stru

ctur

e, o

r ga

tew

ay

proj

ects

.

O

DC

PH

D/D

PR

CR

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

59

Inco

rpor

ate

publ

ic a

rt in

to t

he d

esig

n of

str

eets

cape

s,

publ

ic b

uild

ings

, pa

rks,

tra

nsit,

infr

astr

uctu

re a

nd o

ther

pu

blic

pro

ject

s in

a m

anne

r co

nsis

tent

with

the

Pub

lic

Art

Mas

ter

Plan

.

O

DP

RC

R

DCP

HD

/DPW

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P N

/A

60

Enco

urag

e FD

IC a

nd G

MU

to

adop

t an

d im

plem

ent

cam

pus-

wid

e pu

blic

art

mas

ter

plan

s th

at o

verla

y th

eir

cam

pus

plan

ning

obj

ectiv

es a

nd t

he g

ener

al u

rban

de

sign

obj

ectiv

es o

f th

e Vi

rgin

ia S

quar

e Se

ctor

Pla

n.

O

DC

PH

D/D

PR

CR

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

61

Publ

ic a

rt p

ropo

sals

sho

uld

be c

oord

inat

ed t

hrou

gh t

he

Dep

artm

ent

of P

arks

, Rec

reat

ion

and

Com

mun

ity

Res

ourc

es, a

s re

com

men

ded

by t

he C

ount

y�s

Publ

ic A

rt

Polic

y an

d fu

ture

Pub

lic A

rt M

aste

r Pl

an.

O

DP

RC

R

Spec

ial

Exce

ptio

n Pr

oces

s/CI

P N

/A

Hou

sin

g R

ecom

men

dati

ons

62

Use

the

Aff

orda

ble

Hou

sing

Fun

d (A

HF)

to

pool

af

ford

able

hou

sing

con

trib

utio

ns r

ecei

ved

thro

ugh

any

new

Spe

cial

Exc

eptio

n si

te p

lan

rede

velo

pmen

t pr

ojec

ts

in V

irgin

ia S

quar

e.

Prio

ritiz

e th

is m

oney

for

use

in

Virg

inia

Squ

are

spec

ifica

lly f

or r

evita

lizat

ion

proj

ects

, ex

tend

ing

the

term

leng

th o

f ex

istin

g af

ford

able

dw

ellin

g un

its (

gain

ed t

hrou

gh p

revi

ous

spec

ial

exce

ptio

n si

te p

lan

proj

ects

), a

nd t

o as

sure

the

af

ford

abili

ty o

f ex

istin

g m

oder

ate-

rent

uni

ts t

o th

e gr

eate

st e

xten

t po

ssib

le.

This

fun

ding

is in

tend

ed f

or

use

in t

he a

reas

des

igna

ted

as �

Coor

dina

ted

Mul

tiple

-Fa

mily

Con

serv

atio

n an

d D

evel

opm

ent

Dis

tric

t�

(CM

FCD

D)

on t

he G

ener

al L

and

Use

Pla

n (s

ee

reco

mm

enda

tion

61).

O/W

RO

D

CP

HD

N

/AN

/A

ACTION PLAN

107107107107107

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

63

With

in t

he E

ast

End

Spec

ial C

oord

inat

ed D

evel

opm

ent

Dis

tric

t, a

ttai

n fiv

e pe

rcen

t of

all

new

hou

sing

uni

ts a

s af

ford

able

hou

sing

on

site

and

with

in t

he b

uild

ing

heig

ht e

nvel

ope

desc

ribed

in t

he u

rban

des

ign

guid

elin

es.

Addi

tiona

lly, a

bon

us d

ensi

ty in

cent

ive

with

in t

he b

uild

ing

enve

lope

, up

to 2

5%, m

ay b

e us

ed

if at

leas

t an

add

ition

al fiv

e pe

rcen

t of

aff

orda

ble

hous

ing

units

are

pro

vide

d, e

ither

on-

site

or

off

site

w

ithin

the

sta

tion

area

(in

des

igna

ted

rece

ivin

g ar

eas

� se

e Rec

omm

enda

tion

61).

U

nder

eith

er s

cena

rio,

a co

ntrib

utio

n m

ay b

e m

ade

to t

he A

ffor

dabl

e H

ousi

ng

Fund

in li

eu o

f pr

ovid

ing

on-s

ite a

ffor

dabl

e ho

usin

g un

its.

This

con

trib

utio

n am

ount

sho

uld

be b

ased

on

the

valu

e of

the

aff

orda

ble

dwel

ling

units

(us

ing

curr

ent

Coun

ty m

etho

ds t

o de

term

ine

�val

ue�

or

subs

idy)

and

to

be in

crea

sed

to a

pre

miu

m a

mou

nt a

s an

ince

ntiv

e to

att

ain

on-s

ite a

ffor

dabl

e un

its o

r bu

ild a

m

eani

ngfu

l fun

d of

res

ourc

es f

or c

onse

rvat

ion

effo

rts.

Fu

rthe

r w

ork

betw

een

staf

f an

d th

e H

ousi

ng

Com

mis

sion

sho

uld

occu

r to

det

erm

ine

an a

ppro

pria

te

perc

enta

ge in

crea

se f

or t

his

cont

ribut

ion

leve

l whi

ch

shou

ld b

e de

fined

with

the

new

Zon

ing

Ord

inan

ce

dist

rict.

(T

he C

ount

y Bo

ard

may

adj

ust

this

co

ntrib

utio

n am

ount

in r

espo

nse

to f

utur

e ne

eds)

. O

n-si

te u

nits

, or

uni

ts w

ithin

the

sta

tion

area

, sh

ould

be

view

ed a

s pr

efer

able

to

cont

ribut

ions

to

the

Virg

inia

Sq

uare

Hou

sing

Fun

d.

Two

and

thre

e be

droo

m u

nits

ar

e pr

efer

red

over

eff

icie

ncie

s an

d on

e-be

droo

m u

nits

in

new

res

iden

tial d

evel

opm

ent.

WRO

D

CP

HD

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

64

Atta

in c

ontr

ibut

ions

to

the

Affo

rdab

le H

ousi

ng F

und

from

any

new

off

ice

deve

lopm

ent

in t

he E

ast

End.

Th

is c

ontr

ibut

ion

is e

xpec

ted

to b

e at

leas

t th

e cu

rren

t co

ntrib

utio

n le

vel o

btai

ned

for

offic

e co

nstr

uctio

n (c

urre

ntly

equ

als

the

abov

e-gr

ade

squa

re f

eet

x th

e co

nstr

uctio

n co

st/s

f x

2%).

(T

he C

ount

y Bo

ard

may

ad

just

thi

s co

ntrib

utio

n am

ount

in r

espo

nse

to f

utur

e ne

eds)

.

WRO

D

CP

HD

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

65

Pres

erve

exi

stin

g af

ford

able

hou

sing

uni

ts in

Virg

inia

Sq

uare

, pr

imar

ily in

the

Tra

nsiti

on A

reas

. M

aint

ain

the

zoni

ng a

nd t

he G

ener

al L

and

Use

Pla

n de

sign

atio

ns f

or

the

resi

dent

ial a

reas

sou

th o

f W

ilson

Bou

leva

rd a

nd

wes

t of

Nor

th M

onro

e St

reet

. D

esig

nate

the

se a

reas

as

a C

MFC

DD

to

prom

ote

the

pres

erva

tion

of e

xist

ing

affo

rdab

le u

nits

in g

arde

n ap

artm

ent

build

ings

and

/or

deve

lopm

ent

of n

ew h

ousi

ng a

ffor

dabl

e to

per

sons

w

ith lo

w a

nd m

oder

ate

inco

mes

.

O

DC

PH

D

GLU

P Am

endm

ents

/ Zo

ning

O

rdin

ance

Am

endm

ents

/ Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

ACTION PLAN

108108108108108

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

66

For

othe

r in

fill r

edev

elop

men

t pr

ojec

ts in

Virg

inia

Sq

uare

, enc

oura

ge o

n-si

te o

r w

ithin

-sta

tion

affo

rdab

le

dwel

ling

units

in n

ew r

esid

entia

l con

stru

ctio

n, v

ia t

he

spec

ial e

xcep

tion

proc

ess.

O

n-si

te u

nits

, or

uni

ts

with

in t

he s

tatio

n ar

ea, s

houl

d be

vie

wed

as

pref

erab

le

to c

ontr

ibut

ions

to

the

Virg

inia

Squ

are

Hou

sing

Fun

d.

Two

and

thre

e be

droo

m u

nits

are

pre

ferr

ed o

ver

effic

ienc

ies

and

one-

bedr

oom

uni

ts in

new

res

iden

tial

deve

lopm

ent.

En

cour

age

the

use

of t

he b

onus

den

sity

pro

visi

on

in t

he Z

onin

g O

rdin

ance

to

prom

ote

on-s

ite

affo

rdab

le h

ousi

ng a

s pa

rt o

f re

side

ntia

l de

velo

pmen

ts.

WRO

D

CP

HD

Sp

ecia

l Ex

cept

ion

Proc

ess

N/A

67

Mai

ntai

n th

e ex

istin

g �L

ow�

Resi

dent

ial (

11-1

5 du

/ac)

G

LUP

desi

gnat

ion

for

prop

ertie

s so

uth

of W

ashi

ngto

n Bo

ulev

ard,

wes

t of

Nor

th M

onro

e St

reet

and

eas

t of

N

orth

Nel

son

Stre

et.

O

DC

PH

D

N/A

Par

k an

d O

pen

Spa

ce R

ecom

men

dati

ons

68

Cr

eate

new

and

/or

mod

ify e

xist

ing

park

s an

d op

en

spac

es c

onsi

sten

t w

ith t

he O

pen

Spac

e M

aste

r Pl

an.

O

DP

RC

R

N/A

N/A

N/A

69

Cont

inue

to

deve

lop

Qui

ncy

Park

for

act

ive

and

pass

ive

recr

eatio

n us

es.

Dev

elop

a m

aste

r pl

an f

or t

he p

ark

with

com

preh

ensi

ve d

esig

n im

prov

emen

ts, i

nteg

ratin

g ar

t to

att

ain

a m

ore

urba

n ch

arac

ter

than

exi

sts

toda

y.

LT

DP

RC

R

CIP

N/A

Fu

ndin

g fo

r m

aste

r pl

an a

nd

impl

emen

tatio

n.

70

As

on

ongo

ing

prio

rity,

exp

and

Mau

ry P

ark

to N

orth

Li

ncol

n St

reet

and

8th S

tree

t N

orth

for

par

k an

d cu

ltura

l fa

cilit

ies.

(S

ee R

ecom

men

datio

n 6

and

67).

O

D

PR

CR

O

SS

CIP

CI

P

CI

P N

/A

2002

Ass

essm

ents

71

Mas

ter

plan

and

des

ign

the

Cent

ral W

ilson

par

ks

incl

udin

g: O

akla

nd P

ark,

Gum

ball

Park

, Her

selle

M

illik

en P

ark,

Qui

ncy

Stre

et E

xten

sion

Par

k, a

nd M

aury

Pa

rk.

a)

Des

ign

Oak

land

Par

k as

a p

assi

ve u

rban

par

k w

ith

activ

atin

g fe

atur

es s

uch

as w

ater

fou

ntai

ns, p

ublic

ar

t an

d se

atin

g/ob

serv

atio

n ar

eas.

b)

Dev

elop

a m

aste

r pl

an f

or M

aury

Par

k.

Incl

ude

activ

e an

d pa

ssiv

e re

crea

tion

faci

litie

s an

d/or

pr

ogra

ms.

(S

ee R

ecom

men

datio

n 6)

. c)

D

esig

n Q

uinc

y St

reet

Ext

ensi

on P

ark

as a

ne

ighb

orho

od p

ark

with

act

ive

recr

eatio

n us

es.

If

poss

ible

, ac

quire

add

ition

al p

rope

rtie

s to

exp

and

the

park

bou

ndar

y.

(See

Rec

omm

enda

tion

7).

d)

Impl

emen

t th

e Ce

ntra

l Wils

on p

arks

list

ed a

bove

.

a)

MT

b)

M

T c)

M

T d)

LT

DP

RC

R

DCP

HD

/DED

CIP/

Spec

ial

Exce

ptio

n Pr

oces

s CI

P

$12

5K

(FY0

5 Pa

rk B

ond)

fo

r m

aste

r pl

anni

ng

$

500K

(F

Y07)

for

im

plem

enta

tion

Addi

tiona

l fun

ding

w

ill b

e ne

cess

ary

for

impl

emen

tatio

n

ACTION PLAN

109109109109109

No.

Act

ion

s Ti

min

g1

Impl

emen

tin

g A

gen

cy(s

) M

ech

anis

m

Pu

blic

Fu

ndi

ng

Cu

rren

t C

IP

Fun

din

g A

vaila

ble

Un

allo

cate

d Fu

nd

s/Fu

ture

Fu

ndi

ng

72

Crea

te u

rban

pla

zas

alon

g th

e st

reet

scap

e at

GM

U,

FDIC

, Virg

inia

Squ

are

site

, Arli

ngto

n Fu

nera

l Hom

e si

te,

and

in t

he E

ast

End

of V

irgin

ia S

quar

e th

roug

h re

deve

lopm

ent

cons

iste

nt w

ith g

uide

lines

in t

he W

alk

Arlin

gton

Pla

n, O

pen

Spac

e M

aste

r Pl

an a

nd P

ublic

Art

M

aste

r Pl

ans.

Se

e th

e co

ncep

t pl

an a

nd u

rban

des

ign

guid

elin

es f

or a

dditi

onal

det

ails

on

the

size

and

ch

arac

ter

of t

hese

spa

ces.

a)

If

and

whe

n re

deve

lopm

ent

of t

he A

rling

ton

Fune

ral H

ome

site

occ

urs,

est

ablis

h an

ope

n sp

ace

to r

etai

n vi

sibi

lity

of Q

uinc

y Pa

rk a

nd

Cent

ral L

ibra

ry, a

nd c

reat

e a

bett

er c

onne

ctio

n to

th

ese

publ

ic a

reas

, fro

m F

airf

ax D

rive.

b)

If

and

whe

n re

deve

lopm

ent

of t

he V

irgin

ia S

quar

e si

te o

ccur

s, e

stab

lish

an u

rban

pla

za a

long

Fai

rfax

D

rive

to p

rovi

de f

or a

cen

tral

com

mun

ity o

pen

spac

e.

c)

As r

edev

elop

men

t oc

curs

in t

he E

ast

End,

es

tabl

ish

publ

ic o

pen

spac

es a

djac

ent

to t

he

prop

osed

9th S

tree

t al

ignm

ent

east

of

Nor

th

Linc

oln

Stre

et.

WRO

D

CP

HD

D

PRCR

/DPW

Spec

ial

Exce

ptio

n Pr

oces

s N

/A

73

Red

esig

n pa

rk s

igns

as

part

of

park

mas

ter

plan

ning

pr

oces

ses.

Pro

vide

opp

ortu

nitie

s fo

r ar

tist

invo

lvem

ent

in t

he r

edes

ign

of s

igns

O

D

PR

CR

N

/A

74

As p

art

of p

ark

and

tree

mas

ter

plan

ning

pro

cess

es,

iden

tify

defic

ient

str

eets

cape

s an

d tr

ee p

lant

ings

in a

nd

near

par

ks t

o im

prov

e th

e ov

eral

l wal

kabi

lity

and

appe

aran

ce o

f Co

unty

rig

hts-

of-w

ay/p

rope

rtie

s.

Wor

k w

ith p

rope

rty

owne

rs a

nd c

ivic

ass

ocia

tions

thr

ough

out

Virg

inia

Squ

are

to p

rote

ct t

he a

rea�

s exi

stin

g m

atur

e tr

ee c

anop

y an

d st

art

to p

lant

and

nur

ture

the

nex

t ge

nera

tion

of p

ublic

ly-

and

priv

atel

y-ow

ned

tree

s.

O

DP

RC

R/D

PW

N

/A

N/A

N/A

ACTION PLAN

112112112112112

Gabriela Acurio, Assistant County Manager, CMOKen Augenbaugh, Housing Director, DCPHDJustin Clarke, Research Planner, DCPHDCurtis Graham, Computer Graphic Artist, DCPHDLisa Grandle, Supervisor, DPRCRLisa Fowler, Demographic Planner, DCPHDKimberly Galliher, Administrative Assistant, DCPHDLu Hou, Urban Designer, DCPHDGizele Johnson, Administrative Assistant, DCPHDTara Lake, Capital Projects Planner, DPWMichael Leventhal, Historic Preservation Planner, DCPHDRodney Sutton, Graphic Designer, DCPHDLeon Vignes, Urban Designer, DCPHDRichard Viola, Planning Supervisor, DPWClaude Williamson, Master Planning Team Coordinator, DCPHD

Susan Bell, Director, DCPHDRobert Brosnan, Division Chief, DCPHD, Planning DivisionJim Snyder, Supervisor, DCPHD, Planning Division

Jennifer Smith, Project Leader, Sector Plan Coordinator, DCPHDBetts Abel, Development Specialist, DCPHDRichard Best, Transportation Commission Coordinator, DPWRichard Gerbracht, Planner, DCPHD*Carlton Hart, Planner, DPRCR

Acknowledgements

Project Team Resource Members:

Project Team Core Members:

*Former Staff

CMO: County Manager�s OfficeDCPHD: Department of Community Planning, Housing and DevelopmentDPRCR: Department of Parks, Recreation and Cultural ResourcesDPW: Department of Public Works

2100 Clarendon Boulevard, Suite 700

Arlington, Virginia 22201

www.arlingtonva.us

(703) 228-3525

Department of Community Planning, Housing & Development

Planning Division

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