States News Service

The Arlington County Board today approved a plan to redevelop a 1.13-acre, block-long site in the commercial heart of Clarendon with two office buildings and ground floor retail.
The Board's approval of the plan by Penzance Clarendon Assemblage, LLC, paves the way for redevelopment of the block bounded by 11th Street North, North Garfield Street, Washington Boulevard and North Highland Street in a manner consistent with the Clarendon Sector Plan.
"This development accomplishes many of the community's goals for Clarendon," said County Board Chair Mary Hynes. "It provides balance to Clarendon's use mix by providing two new mixed-use buildings with offices built above ground-floor retail. It helps address parking concerns in the area, by providing underground parking that will be available to the public on weeknights and weekends. And it honors our past by fully preserving two key historic buildings and the frontage of a third."
As part of the plan, two other historic buildings within the Clarendon Metro station area -- Walgreens/Kenyon Peck, 2825 Wilson Boulevard, and Boulevard Woodgrill/Faccia Luna, 2901 Wilson Blvd., will be fully preserved. Both buildings are listed as "important" commercial structures in the County's Historic Resources Inventory. Their density rights will be transferred to the redevelopment site, making it possible for the developer to achieve greater height and density, as envisioned in the Clarendon Sector Plan. In addition, the frontage of the building now occupied by 11th Street Lounge and Potomac Crossfit - the former McQuinn's Sporting Goods Store and an ABC liquor store - listed as a "Notable" property on the County's Historic Resources Inventory -- will be preserved and incorporated into the northwest portion of the north office building.
Buildings to share underground parking structure
The two office buildings, with a combined total of 284,012 square feet of office space and 22,479 square feet of ground-floor retail space, will share a four-level underground parking garage with 395 direct-access parking spaces and 48 tandem parking spaces. The 10-story north office building is designed for typical Class A tenants. The eight-story south building is designed for smaller office condominium types of tenants. Each building will have its own lobby entrance.
The development will replace a BBandT branch bank, the 11th Street Lounge, Potomac Crossfit, TA Sullivan and Son monument shop, Atlantic Motors and a vacant automobile-oriented establishment. Extensive streetscape improvements will be made, helping to create a safe, attractive passage for pedestrians from areas south of Washington Blvd. to the Clarendon Metro station.
LEED silver certification
The developer has committed to achieving LEED Silver certification through the US Green Building Council's LEED program.
Public Benefits
In addition to historic preservation, the developer will contribute:
Approximately $1.2 million to the County's Affordable Housing Investment Fund;
Either provide on-site public art, or contribute to the County's Public Art Fund;
$56,500 to the County's Utility Fund;
$150,000 for multi-modal transportation improvements in the Clarendon area.
Parking available to the public
The applicant will make the top three levels of the parking garage available for use by the public on weeknights and on weekends. In addition, the applicant will:
Provide a parking management system (valet) to maximize the efficiency and number of parking spaces available during standard office hours and to the public on weeknights and weekends if the garage exceeds an 85% occupancy threshold.
Contribute up to $24,000 for the installation of multi-space parking meters along the property's public street frontage.
Achieve an additional 11 on-street parking spaces around the site through elimination of driveways.
Project at a Glance
Project Name
3001 Washington Boulevard
Developer:
Penzance Clarendon Assemblage, LLC
2400 N Street NW, Suite 600
Washington, D.C. 20037
By:
Jonathan C. Kinney
Bean, Kinney and Korman, P.C.
2300 Wilson Boulevard, 7th Floor
Arlington, VA 22201
Architect:
Noritake Associates
605 Prince Street
Alexandria, VA 22314
Engineer:
Bowman Consulting
2121 Eisenhower Avenue, Suite 302
Alexandria, VA 22314
Contacts:
Tom Ikeler, Penzance Company, (202() 729-6413, tikeler@penzco.com
Rae Noritake, Noritake Associates, (703) 739-9366, rnoritake@nka-arch.com
Type of Project:
Mixed-use commercial building, with ground-floor retail, built on a 1.13-acre site.
North Mixed-use building
10 stories
197,984 square feet of office space
11,479 square feet of ground-floor retail
Frontage of historic building on site (former McQuinn's Sporting goods store and ABC liquor store) preserved.
Office building of clear vision glass windows with tinted vision glass headers, separated by precast architectural panels between levels
South Mixed-use building
Eight stories
86,027 square feet of office space
10,999 square feet of ground-floor retail
Upper floors of clear vision glass windows and tinted vision glass headers, separated by precast concrete bands with brick infill.
Project Features:
Use of a transfer of development rights (TDR) for purposes of preserving two historically significant commercial structures while permitting increased height and density on-site as recommended by the Clarendon Sector Plan.
Preservation of the frontage of a commercial structure on-site that will be incorporated into the north office building.
Provision of office space in Clarendon which will provide daytime support for retail and restaurant establishments while bringing office workers to the area in a reverse commuting pattern.
Shared parking available to the public on weeknights and weekends for extended hours (until midnight Sunday through Wednesday, 2 a.m. on Thursday, and 3 a.m. on Friday and Saturday). In addition, the shared parking will be provided at reduced rates for the first three years after the building is occupied.
Transportation Demand Management Plan to reduce the impact of the buildings on the existing transportation network. In addition:
$01.0 per square foot of office space, for 15 years, ($427,000 over 15 years) to incentivize multi-modal commuting by employees.
Parking:
Shared underground parking facility
395 direct-access parking spaces
48 tandem parking spaces
Top three levels of the parking garage available for use by the public on week nights and on weekends outside of normal business hours.
Employment of a parking management system (valet) if the garage exceeds an 85% occupancy threshold.
$24,000 developer contribution for installation of multi-space parking meters along the property's public street frontage.
LEED Scorecard:
Both buildings will achieve Silver LEED certification (18% energy savings compared to baseline performance)
Location:
3001 Washington Blvd., a block bounded by 11th St. North, North Garfield St., Washington Blvd. and North Highland St.
Community Benefits:
Historic preservation of two buildings in Clarendon Metro station area listed as "important" in the county's Historic Resources Inventory.
Preservation of the frontage of a third building listed as "notable.'
The dedication of street, sidewalk and utility easements along North Fillmore Street and Wilson Boulevard adjacent to the Boulevard Woodgrill/Faccia Luna TDR Sending Site .
$1.17 million contribution to the County's Affordable Housing Investment Fund
Contribution to the County's Public Art Fund
$56,500 contribution to the County's Utility Fund
Off-site transportation improvements.
$150,000 contribution for multi-modal transportation improvements in Clarendon area.
Arlington, Va., is a world-class residential, business and tourist location that was originally part of the "10 miles square" parcel of land surveyed in 1791 to be the Nation's Capital. It is the geographically smallest self-governing county in the United States, occupying slightly less than 26 square miles. Arlington maintains a rich variety of stable neighborhoods, quality schools and enlightened land use, and received the Environmental Protection Agency's highest award for "Smart Growth" in 2002. Home to some of the most influential organizations in the world - including the Pentagon - Arlington stands out as one of America's preeminent places to live, visit and do business.