Download Archaeology Comments - Friends of the Alexandria Waterfront

DEPARTMENT OF PLANNING AND ZONING
Sent via E-mail
March 21, 2014
Mr. Jonathan Rak
McGuire Woods
1750 Tysons Blvd, Suite 1800
Tyson’s Corner, VA 22102
Re:
DSUP #2014-0006 – Robinson Terminal South – Concept I Review
Dear Mr. Rak:
This letter serves to inform you that City staff has completed review of the Stage I Concept
Plan submitted for the above referenced project. The attached comments are based upon the
submitted Concept Plan, received February 18, 2014.
We understand that this project has already received a lot of review and input from City staff
through more informal discussions and meetings prior to and during the Concept review.
The attached comments acknowledge these discussions as well as address the more technical
issues that are typically associated with a Concept review.
The next step will be a second Stage I Concept Plan, based on the Concept checklist and
attached comments. Prior to preparing the Concept I submission, staff recommends meeting
with Development and Historic Preservation staff to discuss the proposed site layout and
compliance with the Waterfront Plan. With the next submission, please include a response
letter addressing the comments below, a completed checklist, all materials identified in the
checklist and all information requested by staff with the next submission.
In the event you have any questions, or desire a meeting to discuss the comments, please feel
free to contact me at 703-746-3815 or at [email protected].
Sincerely,
Dirk H. Geratz, AICP
Principal Planner, Development Division
cc:
Rob Kerns, Division Chief, Development, P&Z
Jessica McVary, Urban Planner, Development, P&Z
Shanna Austin, Site Plan Coordinator, T&ES
Call: 703.746.4666
Connect: www.alexandriava.gov
Come by: 301 King Street, Room 2100 Alexandria, VA 22314
City Compiled Concept Comments
Robinson Terminal South
DSUP#2014-0006
Please respond in writing to the following comments:
PLANNING AND ZONING
During this review, Planning Staff made an effort to identify what we believe to be key
issues associated with the redevelopment of Robinson Terminal South. These issues have
been grouped into five broad categories and include comments related to the environment,
creation of active amenity spaces / uses, site planning, building design and issues related to
site history and historic preservation. Comments related to each of these categories are
provided below along with our general comments.
Applications
1. Please note that the following applications will be required for this project as
currently proposed:
a. A development special use permit with site plan to increase the FAR above
2.0 per section 5-504(D);
b. A special use permit for a public or private marina per section 5-503(C);
c. A special use permit for a restaurant per section 5-503(C);
d. A special use permit for a retail shopping establishment per section 5-503(C);
e. A special use permit to increase the height from 30 feet to 50 feet pursuant to
section 6-404(B)
f. A parking reduction special use permit;
g. A transportation management plan; and
h. Board of Architectural Review Permit to Demolish and Certificate of
Appropriateness.
Environment
2. Extensive land disturbing activities are anticipated with this proposal that pose
potential harm to the environment. As such staff recommends developing a
comprehensive environmental strategy that should at a minimum include the
following:
a. Develop an approach to meeting the FEMA requirements with regard to
elevating the grade of the site out of the floodplain.
b. Develop an approach to protecting the Potomac River from run-off during the
grading and re-grading of the site.
c. Develop an approach for the transportation of fill and the removal of
contaminated soils. Staff anticipates that the transportation of soil may need
to be done from the waterside via the use of barges.
Please provide a narrative description of the above requested strategies with the next
submission.
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Active Amenity Space / Uses
3. Creation of an active waterfront is a primary goal of the Waterfront Plan. Staff
recommends the following:
a. Develop a vision for the creation of active public space and amenities on the
waterfront boardwalk and pier. Submit materials to support this vision, which
could include a narrative and additional precedent images with greater detail
focused on how the waterfront will be activated.
b. Develop a retail strategy to establish vibrant retail / restaurant uses along The
Strand and the Waterfront. Provide details on the proposed retail strategy
with the next submission and identify a retail consultant with experience in
waterfront retail / entertainment development as part of your team.
4. The Waterfront Plan includes specific development guidelines for Robinson Terminal
South. Staff recommends the following refinements to improve consistency with the
Plan’s development guidelines.
a. Staff acknowledges that the hotel use will no longer be a component of
Robinson Terminal South and understands that this changes the anticipated
dynamics of the land uses. However, this provides an opportunity to identify
other uses and activities to meet the goals of the plan. As such, revise the site
design to increase the amount of active retail / commercial frontage, in
accordance with Development Guideline #1 and Figure 34.
b. Expand the “active uses” along Buildings 1 and 2 to better activate the pier.
At a minimum, active uses should be the primary use for the ground level of
buildings east of The Strand and 2 Duke Street. Similarly, the Plan’s
restriction on ground floor residential units should be respected, at a
minimum, for buildings which front the Potomac River and public parks.
c. Examples of uses that may be appropriate on the first floor in addition to the
restaurant may include a pub or café, gallery, small office space and
community room.
d. Provide additional information on the unit types proposed to clarify how the
proposed residential use and design are compatible with a high-level of public
activity, particularly those proposed to front on the activated spaces.
e. Revise the design to provide all parking below grade as required by the
Waterfront Plan. Doing so provides a number of significant advantages for
both the City and the applicant (including future residents and owners),
specifically:
i. Increases the amount of ground-level open space;
ii. Eliminates unattractive alley views;
iii. Introduces a rear garden at the ground floor of townhouse units, which
is the predominant typology in historic residential buildings in the
adjoining historic district; and
iv. Allows for a more traditional townhouse configuration with the
primary living space located on the first floor, at street level, as
opposed to devoting half or more of the ground floor to garage space.
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f. Provide additional information on the proposed renovation of the existing pier
for public use, as noted in the Site Development Narrative on sheet 2. The
Plan “recommends that connections be provided at both the northern and
southern ends of the pier, and improvements made to ensure the safety of
users.”
These additional pedestrian connections were specified in
Development Goal #4, and were placed to achieve two important plan goals:
1) offer a choice between a land-side and water-side experience for people
walking along the Waterfront, and 2) encourage a higher volume of pedestrian
activity on the pier to activate the water-side uses envisioned by the Plan. The
Plan also provides examples of potential uses on the pier area.
5. Buildings 1, 2 and 3 shall also include primary entrances along the Waterfront and
Wolfe Street, respectively, to activate these frontages.
Site Plan
6. Continue The Strand further south to create an enhanced east-west alignment between
Waterford Place and the existing pier. This relocation of The Strand also offers an
opportunity to increase the active frontages, as it allows a larger building footprint
(lined with active uses) to the north and a smaller, less active building footprint to the
south. This can be accomplished without changing the number or sizes of any
building footprints, as shown in Attachments 1 and 2. Please see these diagrams for
clarification.
7. Continue to work with staff on the extension of The Strand into the site. For
example, the material, paving patterns and width of The Strand extension should be
consistent with the design of The Strand north of the site.
8. Locate townhouse residences along the public street edges (Union and Wolfe).
9. Locate the small multi-family building towards the center of the block with frontage
on Union Street. Alternatively, locate the multi-family building at the corner of Union
and Duke Streets to create a transition from the scale of the approved hotel and the
subject property.
10. The site is overwhelmingly covered in hard surfaces. Staff recommends the provision
of more green open space and a reduction in impervious surface areas. With
underground parking, the alley ways between the townhouses can become small back
yards in keeping with the historic pattern of small rear yards found throughout Old
Town.
11. In consultation with City staff, establish appropriate sidewalk conditions to ensure
adequate space for a standard sidewalk and street trees along the adjoining public
street frontages.
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12. The Waterfront Plan recommends the creation of “a continuous waterfront public
space of at least 50 feet and preferably 100 feet or more to comply to the greatest
degree possible with Chesapeake Bay Preservation Act guidelines and to better
achieve the goals of the Eco-City Charter. There shall be a continuous waterfront
walkway with a minimum width of 25 feet or wider, where appropriate.” (Page 35)
Confirm that the walkway adjacent to the Waterfront is a minimum of 25 feet in
width. Likewise, confirm that the publicly accessible space adjacent to the waterfront
is a minimum of 50 feet in width.
13. Explore strategies to establish a stronger relationship between Roberdeau Park
(located at the end of Wolfe Street) and the waterfront open space associated with the
Harborside community.
Building Design
14. This particular block is bounded by the Potomac River to the east, a proposed new
hotel at 220 South Union Street to the north, the Waterford development to the west,
and the Harborside development to the south. The BAR’s Guidelines discourage any
mews-type developments and building entrances should be located on all public
streets. Buildings should have little or no setback and new buildings should reflect
the traditional pattern of spacing along the waterfront to maintain a consistent rhythm.
Staff generally supports a range of building sizes and architectural expressions on the
site as long as they have an appropriate quality of materials and architectural detail.
As the project is comprised of a full block, each block face must relate to the
character of the historic waterfront (waterfront, park, townhouses) with respect to
architectural design, height, scale and mass.
15. The project must be in conformance with the BAR’s Standards and Additional
Standards-Potomac River Vicinity outlined in Chapter 10 of the zoning ordinance.
The applicant should reference the BAR’s adopted Design Guidelines for the
waterfront in developing the design. The design should reflect the traditional
waterfront building character, which was historically warehouse uses closest to the
river, and should not be highly ornamented. Therefore, staff encourages an
innovative architectural program that complements and is compatible with the overall
character of the waterfront and historic district as a whole. Staff also reminds the
applicant of the Plan’s encouragement to develop rooftop open spaces, as another
way to maximize water views, while making a distinction between public and private
uses (Development Goal #7). This goal can be combined with building setbacks at
upper levels to also address issues of scale and specific BAR requirements.
16. The Waterfront Small Area Plan recommends that building and open spaces reflect
Alexandria’s maritime history. Provide opportunities to recall and interpret the site’s
history in the site and building designs. The Plan encourages modern architectural
design inspired by historic precedent and should reflect the historic east-west
orientation of buildings, alleys and wharves. The proposed alleys do not extend
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through the entire block from east-west. Consider, for example, designing the
residential condominium building and the townhouses on the western half of the
property to read as small “warehouse” style buildings as opposed to appearing as
individual townhouse units; this would better reflect the rhythm of varying footprints
and heights along South Union Street which is established by the remaining, restored
commercial and warehouse buildings to the north of this property. See Attachment 1
for how these issues could be addressed.
17. As noted earlier in the comments, Staff recommends that the townhouses take on a
more historically accurate floor plan layout that relates more closely to the layout of
historic homes whereby the main (active) living space is on the first floor as opposed
to be elevated to the second floor and above the street level.
Site History - Preservation
18. Develop a plan that addresses the history of the site and archaeology review. Explain
how the history of the site can be used in the design of the site plan and / or the
buildings.
19. The buildings on the project site include the following:
a. 2 Duke Street: two-story brick commercial building (Built: Probably prior to
1877, with extensive repair work after 1897, and new north façade approved
in 1989)
b. 300 South Union Street: Metal warehouse built around portions of 2 Duke
Street (Built: 1937-1939)
c. 226 The Strand: Alexandria Marine Building (Built: Pre-1920, with some
parts possibly pre-1877
d. Other building remnants possible as main site is an agglomeration of buildings
20. Historic maps show that the old Pioneer Mill, Bryant fertilizer warehouses and
lumber piles were located on this block.
21. The subject property is located within the Old & Historic Alexandria District and any
demolition or capsulation more than 25 square feet, alterations, signage, and new
construction require approval by the Board of Architectural Review (BAR). The
zoning ordinance requires the applicant to obtain a Permit to Demolish and a
Certificate of Appropriateness from the BAR. A schedule of filing deadlines and fees
can be found at http://www.alexandriava.gov/preservation. BAR Concept Review
should be completed prior to submission of development Concept 2 plan.
22. In order to request a Permit to Demolish/Capsulate to demolish any buildings or any
part of a building, the applicant will need to provide additional documentation,
prepared by a Secretary of the Interior qualified architectural historian, regarding the
history of the buildings and their current condition and integrity. Based on a site visit
and very limited research, BAR staff finds that 2 Duke Street retains a high level of
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integrity and should be retained and restored. While staff believes that 226 The
Strand has been significantly altered, it is a historic building and additional research is
necessary in order to make a final determination about whether all or portions of it
retain historic integrity.
23. The Waterfront Small Area Plan notes that the southern point of the City’s original
shoreline can be found on this property. As the concept plan is refined, please
consider how the proposal will “recall or interpret the site’s history in the design and
function of the project” – including the location of the original shoreline.
General Comments
24. In future submission, please ensure consistent orientation on all plan sheets.
25. Pursuant to Table 2 on page 103 of the Waterfront Small Area Plan, the maximum
permitted floor area permitted on the site is 380,529 sq. ft. (2.32 FAR). Please revise
the site tabulations on sheet 3 of the submission accordingly and submit a more
detailed zoning tabulation with the next submission.
26. Provide additional information related to the proposed uses. Specifically, identify the
unit types proposed for the residential uses to determine the required parking.
Likewise, estimate the number of seats anticipated in the proposed restaurant(s) and
other non-residential uses to determine the required parking.
27. Confirm that the townhouses are proposed as “townhouse-style” condominiums,
rather than fee-simple townhomes.
Future Conditions
28. As noted in the Waterfront Small Area Plan, public art should be a prominent feature
of the public realm, both on public and private property. The proposal is subject to
compliance with the City’s Public Art Policy, and as noted in the Plan, “the
recommendations of the Art Plan should be incorporated, to the greatest extent
possible, in the design for the redeveloped warehouses, pier and public spaces.”
Provide a comprehensive, project specific narrative describing how this project will
address public art with the next submission.
29. Improvements to the pier shall be completed prior to the issuance of a certificate of
occupancy for buildings which front the Waterfront. Please provide a phasing
strategy with the next submission to demonstrate that this will be achieved.
30. The proposal shall comply with the City’s Green Building Policy.
31. All existing above grade utilities shall be located below grade.
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32. The existing historic building at 2 Duke Street retains a high level of integrity and
shall be retained and restored. Potential uses of the building should be identified and
could include a restaurant or café on the first floor and gallery or office space on the
second floor.
33. Public access shall be provided in several locations on the site, including along the
Waterfront (Parcel H and the pier), The Strand (both the vehicular and pedestrian
extensions) and other east-west connections on the site.
34. Pursuant to the Waterfront Plan, the applicant shall provide $20 per square foot in
2013 dollars in contributions. Dedications of land and improvements to the piers can
be credited against the contribution, down to a floor of $9 per square foot in 2012
dollars. The $9 per square foot shall be dedicated to off-site public park development
and improvements within the Waterfront Plan area. The $9 per square foot is in 2012
dollars and would be inflated to the year of construction.
35. The applicant will be required to participate in the long-term operations and
maintenance of the Waterfront through a to-be determined management structure,
such as a business improvement district.
36. A separate ownership regime shall be established for the commercial and residential
components of the development.
37. Parcels E and M shall be dedicated to the City for public use.
TRANSPORTATION AND ENVIRONMENTAL SERVICES
Findings
38. A transportation study will be required for this site. (Transportation)
39. A parking study will be required to support any proposed parking reduction.
(Transportation)
40. Transit has no comments on the Concept submission.
41. The applicant is reminded that unless a VSMP permit is issued prior to July 1, 2014
that the project will have to meet the new stormwater regulations. (OEQ)
42. The applicant is reminded of the restrictions associated with redeveloping in the RPA
as indicated in Alexandria’s Environmental Management Ordinance section 13-107.
(OEQ)
43. The applicant should be aware the parcel is immediately adjacent to a historic
methane producing swamp area. (OEQ)
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44. Green/sustainable measures should be planned for and incorporated during the
conceptual design phase. Incorporating facilities such as rainwater harvesting, green
roofs or flow through planter boxes into the building’s architecture will make it easier
to meet the new stormwater regulations. (OEQ)
Recommendations
45. According to Section 6-300 (FLOODPLAIN DISTRICT) of Article VI (SPECIAL
AND OVERLAY ZONES) of the City of Alexandria Zoning Ordinance, Section 6305 - Administration, (C) No site plan, subdivision plat or building permit application
which proposes to construct or make substantial improvements within any floodplain
district shall be approved by any agency of the City of Alexandria without
certification by the Director of Transportation and Environmental Services that the
plan, plat or permit application meets the requirements of this Section 6-300. The
Director of Transportation and Environmental Services shall insure that all other
required permits related to development in the floodplain from state or federal
governmental agencies have been obtained.
Therefore, under this requirement the preliminary plan will not be certified to be
compliant with section 6-300 for the following reasons:
a. This proposed development is considered, in planning terms, a mixed-use
development. Under the Floodplain Ordinance, this development does not
meet the definition of a mixed-use development and must be regulated as a
residential development. Section 6-306 (K).
b. New residential developments in the floodplain are required to have the
lowest floor, including basements (includes below ground parking) 1-foot
above the Base Flood Elevation (BFE). Section 6-306 (A). The proposed
development shows underground parking in the floodplain boundary; which is
not compliant with the Floodplain Ordinance for residential structures.
(Engineering)
46. If the development chooses to relocate the floodplain boundary by the application of
fill material, the following section will apply: (Engineering)
a. 6-307 Other Conditions.
No filling of any kind shall be allowed within the boundaries of any A or AE Zone
except where such filling, when considered in conjunction with all other uses,
existing and proposed, will not increase the base flood elevation more than 0.5 foot
[regulated to no rise]. Persons proposing such filling shall furnish specific
engineering data and information as to the effect of their proposed action on future
flood heights and shall obtain approval from the Director of Transportation and
Environmental Services prior to any filling.
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In order for the proposed development to be certified as compliant with the City’s
Floodplain Ordinance, the applicant must provide the City with a FEMA Letter of
Map Revision Based on Fill (LOMR-F) for the site, removing the floodplain
boundary to within 20’ of any proposed residential building underground parking
footprint. In addition, the applicant shall be required to demonstrate, using accepted
engineering practices, that all structures are reasonably safe from flooding. An
accepted method would be to demonstrate compliance with FEMA publication
Technical Bulletin #10-01 by performing the Engineered Basement Option soils study
and engineering analysis. Additional information may be required by the Director of
Transportation and Environmental Services as authorized by Section 6-305 of the
Floodplain Ordinance to ensure the development is reasonably safe from flooding.
(Engineering)
47. Sheet 2; verify graphic depiction of floodplain. The base flood elevation is 10.2
within this section of the city. (Engineering)
48. Sheet 2; ensure all existing utilities are labeled and flow arrows provided as
appropriate. (Engineering)
49. Provide an update on the status of the project’s Letter of Map Revision (LOMR)
application. The required grading to remove the site from the flood plain shall be a
part of the preliminary plan submittal. (Engineering)
50. The RPA line must be field verified. Contact OEQ at 703-746-4070 to schedule a
field inspection. (OEQ)
51. Sheet 3 - The Strand should provide public access through the site. Provide more
information with the next submission. (Transportation)
52. Sheet 3 – Additional streetscape area may be required along S. Union Street. The
presently shown ~8 foot streetscape area on the east side of the street is likely not
wide enough to support street trees as well as a sidewalk. (Transportation)
53. Sheets 2 & 3 – Show all existing crosswalks (missing 2nd crosswalk line on the east
side of the Union & Wolfe intersection). (Transportation)
54. Sheet 6 – Show/identify a location for bicycle parking within the garage.
(Transportation)
55. Sheet 6 – The proposed triple stacked commercial parking spaces will not be
supported unless compelling additional information and justification on how they will
be effectively utilized is provided. Provide additional information on how the
commercial triple stacked and tandem parking spaces are proposed to be utilized with
the next submission. (Transportation)
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56. Sheet 6 – There are likely too many residential tandem spaces to be effectively
utilized unless the plan is to have different condo owners or apartment units share
tandem spaces. Staff has concerns that shared tandem spaces will not operate
effectively in such a layout. Provide additional information on how these parking
spaces are proposed to be utilized with the next submission. Explore limiting the
number of tandem parking spaces and providing additional traditional parking spaces.
Note that tandem parking spaces count as one parking space for zoning ordinance
requirement purposes, and a parking reduction will be required if tandem spaces are
to be considered as two parking spaces. (Transportation)
Future conditions:
57. The applicant shall be aware that a major water quality impact assessment will be
required for this project. (Engineering)
58. An enhanced two phase erosion and sediment control plan will be required given the
close proximity of the project site to the river. (Engineering)
59. A detailed phasing plan will be required. The means of delivering and removal of fill
and excavated material will need to be detailed in this plan and these methods will
require approval by the Director of Transportation and Environmental Services.
(Engineering)
60. A future condition will require a monetary contribution to Capital Bikeshare.
(Transportation)
61. The applicant should be aware that a site characterization, risk assessment,
management plan and health and safety plan will be required to be submitted to the
City during final site plan process for review and approval. (OEQ)
AlexRenew Comments:
62. Drawings shall include sanitary flow computations and complete layout of proposed
sanitary mains. Please provide computations and proposed sanitary layout.
63. Proposed construction & discharge limits from the new facility could be regulated by
ASA Pretreatment. Engineer/Owner is required to contact Alexandria Renew
Enterprises (AlexRenew) Quality Manager, (703) 549-3382 ex: 2106.
64. Future Condition: Ensure all discharges are in accordance with City of Alexandria
Code 4035.
65. Future Condition: The Applicant shall coordinate with City of Alexandria T&ES to
insure that planned flow capacity does not exceed City of Alexandria allotted
AlexRenew plant capacity of 21.6.
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66. Future Condition: The Applicant shall coordinate with City of Alexandria T&ES to
ensure to AlexRenew in writing that proposed additional flow does not exceed
capacity in AlexRenew Potomac Interceptor (located in S. Union St.) during wet &
average flow conditions. Written notice shall be provided from City that flow
capacities to AlexRenew Interceptors & Trunk Sewers from proposed development
will not exceed City’s wet & average allocated flow.
VAWC Comments:
67. VAWC has no comments at this time. The attached water map is provided for
reference.
RECREATION PARKS AND CULTURAL ACTIVITIES
68. If any public park, open space or ROW is within the limits of work, then during
construction, the applicant shall be responsible for all grounds maintenance within the
limits of work. Upon completion of work, the Applicant shall restore impacted areas
to the satisfaction of the City. Restoration shall include remedy of compacted soil,
turf management, vegetation, irrigation, lighting and other site conditions.
69. Architectural finishes of buildings and structures adjacent to any public park, open
space or ROW must present a public face.
70. Proposed landscape changes to public park, open space or ROW will be subject to
City of Alexandria Landscape Guidelines including arboricultural review of existing
vegetation.
HOUSING
71. The applicant should be aware that the City’s Affordable Housing Contribution Work
Group (AHCWG) recommended new voluntary contribution rates in October 2013.
City Council received the AHCWG report in December of 2013. The voluntary
contribution formula rates for 2014 are provided in the table below. Please contact
the Office of Housing to discuss a contribution for affordable housing.
Development Category
Non-Residential
Tier 1 Residential
For-Sale
Rental
Tier 2 Residential
* Adjusted annually by the CPI-U Housing
12
2014 $/Sq. Ft Rates*
$1.82
$2.43
$2.43
$4.85
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ARCHAEOLOGY
Open Space and Landscaping
72. In conformance with the Waterfront Small Area Plan and the work being done by the
Olin team, hire a professional consultant to work with staff and the landscape
designers to incorporate and interpret elements of the historical character and
archaeological findings into the design of the open space and to prepare interpretive
elements, which shall be erected as part of the development project. Prior to the
Concept 2 submission, coordinate with staff to develop potential themes and locations
for interpretive elements.
Archaeology Comments
73. Hire an archaeological consultant to complete a Documentary Study and an
Archaeological Evaluation. If significant resources are discovered, the consultant
shall complete a Resource Management Plan, as outlined in the City of Alexandria
Archaeological Standards. Preservation measures presented in the Resource
Management Plan, as approved by the City Archaeologist, will be implemented.
(Archaeology)
74. The Final Site Plan, Grading Plan, or any other permits involving ground disturbing
activities (such as coring, grading, filling, vegetation removal, undergrounding
utilities, pile driving, landscaping and other excavations as defined in Section 2-151
of the Zoning Ordinance) shall not be released until the City archaeologist confirms
that all archaeological field work has been completed or that an approved Resource
Management Plan is in place to recover significant resources in concert with
construction activities. * (Archaeology)
75. Call Alexandria Archaeology (703/746-4399) two weeks before the starting date of
any ground disturbance so that an inspection or monitoring schedule for city
archaeologists can be arranged. The language noted above shall be included on all
final site plan sheets involving any ground disturbing activities. (Archaeology)
76. Call Alexandria Archaeology immediately (703-746-4399) if any buried structural
remains (wall foundations, wells, privies, cisterns, etc.) or concentrations of artifacts
are discovered during development. Work must cease in the area of the discovery
until a City archaeologist comes to the site and records the finds. The language noted
above shall be included on all final site plan sheets involving any ground disturbing
activities. (Archaeology)
77. The applicant shall not allow any metal detection and/or artifact collection to be
conducted on the property, unless authorized by Alexandria Archaeology. Failure to
comply shall result in project delays. The language noted above shall be included on
all final site plan sheets involving any ground disturbing activities. (Archaeology)
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78. Certificates of Occupancy shall not be issued for this property until interpretive
elements have been constructed, interpretive markers have been erected, and the final
archaeological report has been received and approved by the City Archaeologist.***
(Archaeology)
Archaeology Findings
The subject property is situated at one of Alexandria’s most historic places, Point
Lumley, named for a ship’s captain who frequented the area. When the City of
Alexandria was formally established in 1749, Point Lumley formed the south end of
the surveyed town. By 1752 Thomas Fleming established the city’s first shipyard at
Point Lumley, and the property continued from that point forward to be closely
associated with shipbuilding, shipping, and other water-related industries. Fleming’s
shipbuilding business flourished throughout the 1760s, but began to decline by the
early 1770s, perhaps due in part to a lack of raw materials and timber. In the 1770s
Robert Townsend Hooe built a wharf on the property. In the process of extending his
wharf into the Potomac River, Hooe fortified the marshy Point Lumley with soil,
extending the shoreline and making it buildable land. Hooe then proceeded to build a
large stone warehouse which functioned as one of Alexandria’s most active shipping
terminals. Hooe stored and sold copious amounts of goods that arrived from around
the world. He also was elected Alexandria’s first mayor in 1780. He knew George
Washington well, dined often at Mount Vernon, and handled much of Washington’s
shipping from his wharf.
F-1
Hooe’s heirs continued to operate the wharf and warehouse at Point Lumley well into
the nineteenth century. In the mid-1850s the American Steam Flour Company built
an enormous milling complex on the subject property known as Pioneer Mill. At six
stories tall, Pioneer Mill was the tallest building in the city at the time. The complex
could churn out 800 barrels of flour per day; grain was brought to it by rail. During
the Civil War the Union Army used the facility as a commissary warehouse. After
the war the mill was never able to return to its prewar luster. In 1897 a huge fire
gutted the complex. Several decades later the block was purchased by the Robinson
Terminal Warehouse Corporation. It is believed that some of the original Pioneer
Mill structures were renovated and that portions of Robinson Terminal South date to
the nineteenth century.
79. If this project is a federal undertaking or involves the use of any federal funding, the
applicant shall comply with federal preservation laws, in particular Section 106 of the
National Historic Preservation Act of 1966. The applicant will coordinate with the
Virginia Department of Historic Resources and the federal agency involved in the
project, as well as with Alexandria Archaeology.
Code
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C-1
All required archaeological preservation measures shall be completed in compliance
with Section 11-411 of the Zoning Ordinance.
CODE ADMINISTRATION
F-1
The following comments are for concept site plan review. Once the applicant has
filed for a building permit and additional information has been provided, code
requirements will be based upon that information and the building permit plans. If
there are any questions, the applicant may contact Ken Granata, Plan Review
Division Chief at [email protected] or 703-746-4193.
C-1
Demolition, Building and trade permits are required. Six sets of construction
documents sealed by a Registered Design Professional that fully detail the
construction as well as layout and schematics of the mechanical, electrical, and
plumbing systems shall accompany the permit application(s) The building official
shall be notified in writing by the owner if the registered design professional in the
responsible charge is changed or is unable to continue to perform the duties.
FIRE DEPARTMENT
F-1
The following comments are for concept review only. Additional comments may be
forthcoming once the applicant provides supplemental information for review. Please
direct
any
questions
to
Maurice
Jones
at
703-746-4256
or
[email protected].
F-2
Plans should show location of all existing fire hydrants in and around site and existing
fire department connections so that a determination can be made regarding the impact
of construction and the ability of the fire department to provide a water supply.
F-3
All new and existing fire hydrants on property shall be City owned and maintained
with the appropriate easements granted to the City for access, inspection, testing,
maintenance, and service.
C-1
The applicant shall provide a separate Fire Service Plan which illustrates where
applicable: a) emergency ingress/egress routes to the site; b) two sufficiently remote
fire department connections (FDC) to building buildings over 5 stories or 55 feet; c)
all existing and proposed fire hydrants where fire hydrants are located between forty
(40) and one hundred (100) feet of each required FDC; d) on site fire hydrants spaced
with a maximum distance of three hundred (300) feet between hydrants and the most
remote point of vehicular access on site; e) emergency vehicle easements (EVE)
around the building with a width of twenty-two (22) feet; f) the location and size of
the separate fire line(s) for the building fire service connection and fire hydrants.
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C-2
The applicant shall provide a building code analysis with the following building code
data on the plan: a) use group; b) number of stories; c) type of construction; d) floor area
per floor; e) fire protection plan. This information will determine if item C-3
requirements apply.
C-3
If building or structure is over 50 feet in height, it is required to have ladder truck
access to 48% perimeter of the buildings by public roads or recorded emergency vehicle
easements (EVE). For a building face to be considered accessible by a ladder truck the
curb line shall be at least 15 feet and no more than 30 feet from the face of the building.
Alternatives that demonstrate equivalency to this requirement will be considered on a
case by case basis. Equivalency may be demonstrated through methods outlined in the
City Fire Prevention Code Appendix D. All elevated structures used for this purpose shall
be designed to AASHTO HS-20 loadings.
C-4
The applicant shall provide three wet stamped copies of the fire flow analysis for each
building performed by a certified licensed fire protection engineer to assure adequate
water supply for the structure being considered. The three copies shall be submitted to
Alexandria Fire Department, Fire Prevention, C/O A. Maurice Jones, Jr. 900 Second
Street, Alexandria, Va. 22314.
C-5
A Knox Box Rapid Entry key access system shall be installed to facilitate building
entry by fire department personnel during an emergency. The size and number of Knox
Boxes, number of key sets, and required keys or access devices shall be determined by
Alexandria Fire Department personnel.
C-6
The applicant of any building or structure constructed in excess of 10,000 square feet;
any building or structure which constructs an addition in excess of 10,000 square feet; or
any building where there is a level below grade shall contact the City of Alexandria
Radio Communications Manager in the Department of Emergency Communications prior
to submission of a final site plan. The proposed project shall be reviewed for compliance
with the radio requirements of the City of Alexandria to the satisfaction of the City of
Alexandria Radio Communications Manager prior to site plan approval. Such buildings
and structures shall meet the following conditions:
a. The building or structure shall be designed to support a frequency range
between 806 to 824 MHz and 850 to 869 MHz.
b. The building or structure design shall support a minimal signal transmission
strength of -95 dBm within 90 percent of each floor area.
c. The building or structure design shall support a minimal signal reception
strength of -95 dBm received from the radio system when transmitted from
within 90 percent of each floor area.
d. Areas deemed critical by the City of Alexandria, such as fire control rooms,
exit stairways, and exit passageways shall provide 99 percent coverage
exceeding -95 dbm when transmitting or receiving.
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e. The building or structure shall be tested annually for compliance with City
radio communication requirements to the satisfaction of the Radio
Communications Manager. A report shall be filed annually with the Radio
Communications Manager which reports the test findings.
If the building or structure fails to meet the above criteria, the applicant shall install to
the satisfaction of the Radio Communications Manager such acceptable amplification
systems incorporated into the building design which can aid in meeting the above
requirements. Examples of such equipment are either a radiating cable system or an
FCC approved type bi-directional amplifier. A bi-directional amplifier or other
powered equipment must consist of two power sources:
a. Primary Source: Dedicated branch circuit.
b. Secondary Source: Battery backup capable of powering the system for 12
hours at 100 percent capacity.
Final testing and acceptance of amplification systems shall be reviewed and approved
by the Radio Communications Manager.
C-7
The final site plans shall show placement of emergency vehicle easement signs. See
sign detail and placement requirements are as follows:
a. Emergency Vehicle Easements. Emergency vehicle easements shall be a
minimum of 22 feet across the travel lane. The emergency vehicle easement
shall provide access to strategic areas of the building and fire protection
systems. Curbing and street components shall conform to the standards
established by Transportation and Environmental Services and this document
for emergency vehicle easements.
b. Sign Specifications. Emergency vehicle easement signs shall be metal
construction, 12-inches wide and 18 inches in height. Provide red letters on
reflective white background with a ⅜-inch red trim strip around the entire
outer edge of the sign. The lettering shall say "NO PARKING,"
"EMERGENCY VEHICLE EASEMENT," "EM. VEH. EAS," and "City of
Alex.," Lettering size shall be as follows: "NO PARKING" - 2 inches,
"EMERGENCY VEHICLE EASEMENT" - 2½ inches. EM. VEH. EAS. - 1
inch, CITY OF ALEX. - ½ inch. Directional Arrows - 1 inch by 6 inches solid
shaft with solid head - 1½ inches wide and 2 inches deep (For examples, see
Figures D102.1, D102.2, and D102.3). Signs shall be mounted with the
bottom of the sign 7 feet above the roadway, and shall be properly attached to
a signpost or other approved structure such as designated by the fire official.
Posts for signs, when required, shall be metal and securely mounted. Signs
shall be parallel to the direction of vehicle travel and posted so the directional
arrows clearly show the boundaries and limits of the Emergency Vehicle
Easement. In areas where emergency vehicle easements involve two-way
traffic, double mounted signs shall be provided. The maximum distance
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between signs shall be 100 feet. Other special signs or modifications to
emergency vehicle easement signs shall be approved by the fire official.
c. Fire Dept. Access Lanes/Mountable Curbs. Where curbing is a component of
the emergency vehicle easement, the curbing construction shall conform to
weight and grade requirements for vehicular traffic. In no circumstances shall
a raised curb be located in the path of travel in an emergency vehicle
easement. Where a mountable curb is provided as part of an emergency
vehicle easement, emergency vehicle easement signs shall be posted at the
point nearest the edge of the emergency vehicle easement, but in no case
within the clear width of the emergency vehicle easement.
Fire Lane Sign Left Arrow
C-8
Fire Lane Sign Right Arrow
Show fire apparatus vehicle turning radius based on the following specifications:
Tower 203 Turning Specifications
a. Turning Radius
i. Wall to Wall = 54.98 feet + / – 2 feet
ii. Curb to Curb = 51.33 feet + / - 2 feet
iii. Inside turning radius = 37.73 feet + / - 2 feet
b. Overall Length – 47’ – 4 ½”
c. Overall Width – 98”
d. Wheel Bases from front axle to both rear axles – 240”
e. Tandem axle spacing – 56” CL of axle to CL of axle
f. Gross Weight – As built with no equipment or water gross weight = 66,000#
g. Angle of Approach – 13 Degrees
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h. Angle of Departure – 11 degrees
i. Ramp Break Over – Break over angle is 9°
C-9
Provide Stairway Identification. A sign shall be provided at each floor landing in
interior vertical exit enclosures connecting more than three stories designating the floor
level, the terminus of the top and bottom of the stair enclosure and the identification of
the stair. The signage shall also state the story of, and the direction to the exit discharge
and the availability of roof access from the stairway for the fire Department, in
accordance with USBC 1020.1.6.
a. Stairway identification signs. Stairway identification signs shall be provided at
each landing in all interior exit stairways connecting more than three stories.
Stairways shall be identified by letter designation starting next to the main
entrance with "A" and continuing in a clockwise or left to right pattern using
consecutive letters of the alphabet for each additional stairway. Two copies of
the stairway signs shall be submitted to the fire official for approval within 30
days of completion of construction or receipt of notification.
b. Sign requirements. Stairway signs shall designate the stairway letter, state the
floor level, the level of exit discharge, and if there is access or no access to the
roof regardless if the access door or roof hatch locks. The bottom of the sign
shall be located five (5) feet above the floor landing in a position that is
readily visible when the stairwell door is opened or closed. The signs must
have lettering that is a minimum of 2 inches but no greater than 4 inches in
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height. This information may be stenciled directly onto the wall but all
lettering must be of a color contrasting with the background stairway wall
color. (See Figure 1020.1.6.1)
c. Footprint requirements. In buildings greater than three stories where there is
no graphic representation of the building footprint, a simplified building
schematic must be display in the lobby. The simplified building footprint shall
be an overhead view of the building’s exterior and the general layout of the
lobby of the first floor. Stairways shall be denoted by letter as stated in section
1020.1.6. (See Figure 1020.1.6.2)
Example Stairway Identification Sign
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Figure 1020.1.6.2 Example Building Footprint Sign
C-10 A separate fire line is required for the building fire service connection. Show location
and line size on plans
R-1
To improve fire department operational capabilities, it is recommended that all
stairways extend to the roof level for direct access to the roof.
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ATTACHMENT 1
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ATTACHMENT 2
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ATTACHMENT 3
24