DENSITY CALCULATION Site Area: 2 ac. (87,120 sf) Use Site Area Allocation (sf) Density (FAR) Gross Floor Area (sf) Maximum Permitted (C-O-1.5) Retail 7,142 1.5 FAR 10,713 Office 79,978 1.5 FAR 119,967 Total 87,120 1.5 FAR 130,680 Bonus Density Requested LEED Gold .35 FAR 30,492 Community Facilities .10 FAR 8,712 Affordable Housing .15 FAR 13,068 Total Bonus Requested .6 FAR 52,272 Proposed with Bonus Density Retail 7,142 2.1 FAR 15,000 Office 79,978 2.09 FAR 167,000 Exclusions Requested 0 Total 87,120 2.09 FAR 182,000 Max. Allowed with Requested Bonuses 2.1 FAR 182,952 Residential/Retail Example BUILDING PROPOSAL Level Use Units Retail (sf) Gross Floor Area (sf) Exclusions (sf) Net Floor Area (sf) Height (ft) Elevation (ASE) G2 Parking 0 0 0 10 30 G1 Parking 0 0 0 10 40 L1 Retail/Residential 28 15,000 45,000 2,000 43,000 20 60 L2 Residential 43 0 45,000 2,000 43,000 10 70 L3 Residential 43 0 45,000 2,000 43,000 10 80 L4 Residential 38 0 40,000 2,000 38,000 10 90 L5 Residential 15 0 20,000 2,000 18,000 12 102 Penthouse Mechanical 0 0 0 0 0 18 120 Total 167 15,000 195,000 10,000 185,000 80 120 Density Calculation Site Area 75,000 sf (1.72 ac) Zoning C-O-1.5 Maximum Residential Density Permitted 72 du/ac Maximum Commercial Density Permitted 1.5 FAR Site Area Allocated to Residential 66,500 sf (1.527 ac) Site Area Allocated to Retail 8,500 sf (0.195 ac) Base Residential Density 109 units
Type of Development Minimum Development2 Type of Analysis3 1. Consistent with GLUP1 and located within Metrorail Corridors4 Less than 100,000 square feet of commercial space or 100 dwelling units/hotel rooms Site traffic at site access points 100,000 square feet of commercial space or 100 dwelling units/hotel rooms or greater Site traffic to nearby critical intersections 2. Beyond GLUP1 or located outside of Metrorail Corridors4 Less than 75,000 square feet of commercial space or 75 dwelling units/hotel rooms Site traffic at site access points 75,000 square feet of commercial space or 75 dwelling units/hotel rooms or greater Site traffic in excess of forecast superimposed on future forecast of traffic volumes, to nearby critical intersections, analyzed for levels of service with and without 3. Previously analyzed Same as for 2 above Same type as previously analyzed (either 1. or 2.) 1 GLUP refers to General Land Use Plan; development beyond General Land Use Plan may be a result of requested amendments, bonus densities or use of densities from vacated public streets or alleys, any of which results in more than 15,000 square feet of commercial space or 50 dwelling units in excess of the GLUP standards. 2 For a mixed use development, add the percentage of each type of use to see if it would be greater than 100 percent. For example, a mixed use development in category 1 with 40,000 square feet of commercial space (40 percent of threshold) and 75 hotel units (75 percent of threshold) would require a TIA (40% + 75% > 100%). 3 Applications shall use assumptions as to mode split, trip generation, distribution and assignment recommended by DES as a baseline. Deviations from the guidelines must be justified. 4 Metrorail Corridor boundaries refer to the Rosslyn-Ballston and Jefferson Davis Metrorail Corridors as specified in the GLUP. Attachment H Receipt of Approved Site Plan and Developer Agreement to Conditions I/We have received the “applicant’s copy” of the final Site Plan for , which was approved by the Arlington County Board on _______________,