ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of April 22, 2017 DATE: April 13, 2017 SUBJECT: SP #346 SITE PLAN AMENDMENT to renew an existing above-grade generator and approve an additional above-grade generator at ; located at 2733 and 2777 Crystal Drive (RPC# and -061). Applicant: By: Jeff Adler, Agent McKeever Services Corporation Fairfax Blvd. #405 Fairfax, VA, C.M. RECOMMENDATION: Adopt the site plan amendment to extend the approval for an existing above-grade emergency back-up generator for a period of seven (7) years (April 2024) and approve an additional above-grade emergency back-up generator for a period of seven (7) years (April 2024), subject to all previous conditions, amended Conditions #11.n and #33, and with a County Board review in seven (7) years (April 2024). ISSUES: This is a site plan amendment to renew an existing above-grade generator and approve an additional above-grade generator, and no issues have been identified. SUMMARY: The applicant requests that the County Board renew the approval for an existing 900 kw above-grade emergency back-up generator and approve an additional 35 kw abovegrade emergency back-up generator at 2777 and 2733 Crystal Drive. These generators will/would back up the computer systems of two of the tenants of and Two County Manager: ##### County Attorney: ***** Staff: Adam Watson, DCPHD, Planning Division Kara Smith, DCPHD, Planning Division Rob Gibson, DES, Transportation Division 3.

2 Potomac Yard (2777 and 2733 Crystal Drive, respectively). The existing generator is for the U.S. Army Corps of Engineers (USACE) computer system, while the new proposed generator would back up the computer system for the Metropolitan Washington Airport Authority (MWAA). Both generators are/would be located on the north side of 2777 Crystal Drive, towards the rear of the building and partially beneath the viaduct to Ronald Reagan National Airport (DCA). The existing 900 kw generator is significantly screened by a concrete, noise-attenuating enclosure and evergreen trees. The applicant proposes to screen a new, smaller 35 kw generator with matching evergreen trees and an acoustic enclosure, according to a conceptual landscape plan attached to the staff report. The applicant explored alternative locations for the newly proposed 35 kw generator. The Crystal City Civic Association informed staff that they have no concerns with the subject site plan amendment. Staff finds that the proposal will not be injurious or detrimental to the property or improvements in the neighborhood, or detrimental to the public health, safety and welfare. Pending County Board approval of amended Condition #11.n, the applicant will submit a final landscape plan for the County Manager s approval, detailing the location and screening of the generators. Staffs recommends that the approval for both of the above-grade generators be limited to a seven (7) year period (the current maximum term of the USACE lease), with a County Board review in April 2024 to assess whether generators are still necessary. Therefore, staff recommends that the County Board adopt the site plan amendment for a limited period of seven (7) years, subject to all previous conditions, amended Conditions #11.n and #33, and with a County Board review in seven (7) years (April 2024). BACKGROUND: In March 2002, the County Board approved a final site plan for Land Bay A, for two office towers (2777 Crystal Drive) and Two Potomac Yard (2733 Crystal Drive) totaling 654,000 square feet of office and retail GFA. In March 2010, the County Board approved a site plan amendment for the existing above-grade 900 kw generator for a five (5) year period, corresponding to the term of the USACE (tenant) lease, to back up the USACE computer network. Subsequently, the applicant at the time (Potomac Yard Holding Company, LLC) permanently improved the open space under the viaduct according to a landscape plan approved by the County Manager. In October 2010, the two towers were sold to USGBF Potomac Yard 1 & 2 LLC /USAA Real Estate Company, the current applicant. SP #346 Site Plan Amendment - 2 -

3 Figure 1: Location of (2777 Crystal Drive) Location of generators (under viaduct) 2777 Crystal Drive N Source: Pictometry Figure 2: Street View of Existing Generator, Looking East from Crystal Drive Existing 900 kw generator (and screening) Source: CPHD SP #346 Site Plan Amendment N

4 The following provides additional information about the site and location: Site: The site of existing and proposed generators is immediately north of One Potomac Yard (2777 Crystal Drive) in a landscaped open space under the viaduct to DCA. To the north is a service road and to the east is a major railroad corridor. To the south is the One Potomac Yard tower, and to the west is Crystal Drive and a mixed-use tower containing the Concord apartments. Zoning: The site is zoned C-O-1.5 Mixed Use District. Land Use: The General Land Use Plan (GLUP) designates the site as 1/3 Medium Residential (37-72 units/acre) and 2/3 Low Office-Apartment-Hotel (1.5 FAR office; up to 72 units/acre for apartments; and up to 115 units/acre for hotels). Neighborhood: The site is not located within the boundaries of any civic association. However, staff reached out to the Crystal City and Aurora Highlands Civic Associations. The Crystal City Civic Association responded stating that they have no concerns with the proposal. Staff has not received a response from the Aurora Highlands Civic Association. DISCUSSION: The applicant requests that the County Board renew the approval for an existing 900 kw above-grade emergency back-up generator and approve an additional 35 kw abovegrade emergency back-up generator at 2777 and 2733 Crystal Drive. Existing Generator: The existing generator is a 900 kw diesel generator enclosed in a concrete, noise-attenuating structure with evergreen screening. Currently, the generator backs up the computer systems for the USACE, which has a lease ending in October 2019, with an optional extension to October The applicant has requested that the approval for this generator extend at least until October Additional Proposed Generator: The applicant requests to add an additional 35 kw generator at the behest of the tenant, MWAA, in order to back up the tenant s computer systems. The applicant has provided the Zoning Office detailed civil engineering plans, as well as a conceptual landscape plan (attached to the staff report) illustrating the location and screening of the generator. This generator would be placed, using a dolly, near the larger, existing generator in the landscaped area under the DCA viaduct, with conduits placed underground and screening provided by evergreen trees and an acoustic enclosure. The total disturbed area is 485 square feet, as detailed in the attached plans. The applicant explored alterative locations for this generator. However, the applicant states (in a letter attached to the staff report) that it is cost-prohibitive to place the generator below grade or on the roof, and that placing it above-grade, next to the existing generator is the most feasible option. The tenant lease for the MWAA runs until March Standard site plan conditions require that all new electrical transformers be placed in underground vaults. However, staff recommends making an exception for these generator, given SP #346 Site Plan Amendment - 4 -

5 the temporary nature, the location out of the public right-of-way, the undergrounding of all associated conduits, and the proposed/existing noise-attenuating structures and screening. Furthermore, staff finds that the proposal will not be injurious or detrimental to the property or improvements in the neighborhood, or to the public health, safety and welfare. The placement of the generators underneath the viaduct and the subsequent screening ensures they will not obstruct pedestrian traffic or have an undue negative visual impact. Pending County Board approval of amended Condition #11.n, the applicant will submit a final landscape plan for the County Manager s approval, detailing the location and screening of the generators. Staff recommends that the approval for both of the above-grade generators be limited to a seven (7) year period (the current maximum term of the USACE lease), with a County Board review in April 2024 to assess whether generators are still necessary. Therefore, staff recommends that the County Board adopt the site plan amendment for a limited period of seven (7) years, subject to all previous conditions, amended Conditions #11.n and #33, and with a County Board review in seven (7) years (April 2024). CONCLUSION: The applicant requests that the County Board renew the approval for an existing 900 kw above-grade emergency back-up generator and approve an additional 35 kw above-grade emergency back-up generator at 2777 and 2733 Crystal Drive. Staff finds that the proposal will not be injurious or detrimental to the property or improvements in the neighborhood, or detrimental to the public health, safety and welfare. The Crystal City Civic Association informed staff that they have no concerns with the subject site plan amendment. Therefore, staff recommends that the County Board adopt the site plan amendment for a limited period of seven (7) years, subject to all previous conditions, amended Conditions #11.n and #33, and with a County Board review in seven (7) years (April 2024). SP #346 Site Plan Amendment - 5 -

6 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated February 13, 2017 for Site Plan #346, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in Staff Report[s] provided to the County Board for its April 22, 2017 meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to numerous conditions as revised and set forth in the Staff Report[s]; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on April 22, 2017 and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan as amended: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance; Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as requested by an application dated February 13, 2017 for Site Plan #346 on file in the Office of the Zoning Administrator for an amendment to a special exception for a site plan to extend the approval of a 900 kw above-grade emergency back-up generator and permit an additional 35 kw above-grade emergency back-up generator for the parcels of real property known as 2777 and 2733 Crystal Drive (RPC# and -061), approval is granted and the parcels so described shall be used according to the approval SP #346 Site Plan Amendment - 6 -

7 requested by the application, subject to all previously approved conditions and amended Conditions #11.n. and #33 below: 11.n. The developer agrees to submit for review and approval by the County Manager an amended final landscape plan for the open space area adjacent to the north of Two One Potomac Yard, including the area beneath the airport viaduct. The amended final landscape plan shall be consistent with the conceptual landscape plan dated February 26, 2010 March 15, 2017 attached to the staff report, and as approved by the County Board on March 13, 2010 April 22, 2017, and shall also include the location and details of the screening and acoustic enclosure for the 35 kw above-grade emergency back-up generator. The amended final landscape plan shall meet the requirements outlined in Condition #11.a g and Condition # The developer agrees that all new electrical transformers shall be placed underground in vaults which meet Virginia Power standards, with the exception of the 900 kw abovegrade emergency back-up generator approved by the County Board on March 13, 2010 and the 35 kw above-grade emergency back-up generator approved by the County Board on April 22, These vaults may be placed in the street right-of-way or in driveways if approved by the County on the final site engineering plan. Ventilation grates may not be located within public sidewalks or streets, or areas between the street curb and any building which is used as a walkway. Unless precluded by existing conditions, the locations of the vaults shall be coordinated with other utility locations so as to have a minimum clearance of five (5) feet to conduits and manholes and a minimum clearance of 10 feet to water mains and sanitary sewers unless otherwise approved by the owner of that utility. The developer agrees to obtain approval from the County Manager or his designee on the location of all vault ventilation grates and utilities as part of the review of the final site engineering plan and final site development and landscape plan before the issuance of the Excavation, Sheeting and Shoring Permit. Final plans for the location and placement of the 35 kw above-grade emergency back-up generator approved by the County Board on March 13, 2010 April 22, 2017, shall be submitted for review and approval by the County Manager prior to the issuance of any permits for its construction and installation on Land Bay A 2777 Crystal Drive. The plans shall provide details of the noise-attenuated structure or acoustic enclosure that will house the generator, including the dimensions, material and color. The plans shall also include measures that will be taken to screen the structure, including elevations and details of the architectural precast wall, landscaping and noise-attenuation. The plans shall be consistent with the conceptual plan attached to the staff report dated February 26, 2010 March 15, 2017, and as approved by the County Board on March 13, 2010 April 22, Both the existing 900 kw and the proposed 35 kw above-grade emergency back-up generators shall be approved for a period of not more than five (5) years seven (7) years to March 2015 April 30, 2024, and with administrative reviews in one (1) year (March 2011) and three (3) years (March 2013) a County Board review in April 2024 to determine if the government tenant is remaining on the site and if the generators is are still required. If the government tenant decides to renew its lease and desires to retain the above-grade emergency back-up generator beyond March 2015, then an extension of the site plan amendment would have to be approved by the County Board. If, at the time of the County Board review in April SP #346 Site Plan Amendment - 7 -

8 2024, any of the above-grade generators are no longer required by the tenants, then the owner of the of the parcel of real property known as 2777 Crystal Drive shall remove the no longer required generators and shall pay for all of the fees or costs associated with the removal. SP #346 Site Plan Amendment - 8 -

9 PREVIOUS COUNTY BOARD ACTIONS: October 21, 2000 South Tract: Approved a General Land Use Plan (GLUP) Amendment to a striped pattern of 1/3 "Medium" Residential (37-72 units/acre) and 2/3 "Low" Office-Apartment-Hotel, with Note 18. Approved Amendments to the Master Transportation Plan, including Part I to add public streets and designate several streets as private; Arlington Bicycle Plan to add on-street bike lanes; Arlington County Pedestrian Transportation Plan to add a pedestrian corridor; and establishment of a transit way. Approved a rezoning from "M-1" to "C-O-1.5". Approved a Phased Development Site Plan for a mixed-use office, retail, hotel and residential development. Adopted a resolution affirming Arlington County's commitments to developing transit facilities to provide high quality local transit service in the Jefferson Davis Corridor and facilitating traffic movements between U.S. 1 in Arlington and Potomac Avenue. North Tract: Approved a General Land Use Plan (GLUP) Amendment for the area north of 6 th Street South, from "Service Industry" to "Public". Approved a General Land Use Plan (GLUP) Amendment for the area south of 6 th Street from "Service Industry" to "Low" Office-Apartment- Hotel. February 9, 2002 Deferred a site plan for a Land Bay A, for office and retail development totaling 654,000 square feet, including 6,000 square feet of initial retail, 11,784 square feet of potential retail, and 4,000 square feet of fitness center, to February 25, 2002 Planning Commission and March 23, 2002, County Board meeting. SP #346 Site Plan Amendment - 9 -

10 March 23, 2002 April 20, 2002 December 9, 2003 December 9, 2003 July 10, 2004 September 18, 2004 November 16, 2004 February 1, 2005 May 17, 2005 Approved a final site plan for Land Bay A, for office and retail development totaling 654,000 square feet, including 6,000 square feet of initial retail, 11,784 square feet of potential retail, and 4,000 square feet of fitness center. Approved a Preliminary Infrastructure Plan (PIP) for the Potomac Yard PDSP. Approved a final site plan for Land Bay E, for a residential rental building containing 391,714 square feet of residential GFA, 386 units and 4,120 square feet of ground floor retail. Approved a final site plan for Land Bay F, for two residential condominium buildings containing 482,000 square feet of residential GFA, 479 units and 80,000 square feet of ground floor retail, including 50,000 square feet of grocery store use. Deferred a site plan amendment for 2805 Crystal Drive for Potomac Yard PDSP to amend condition #25 to clarify affordable dwelling unit requirement to September 18, Deferred a site plan amendment for 2805 Crystal Drive for Potomac Yard PDSP to amend condition #25 to clarify affordable dwelling unit requirement to November 16, Deferred a site plan amendment for 2805 Crystal Drive for Potomac Yard PDSP to amend condition #25 to clarify affordable dwelling unit requirement to January Deferred a site plan amendment for 2805 Crystal Drive for Potomac Yard PDSP to amend condition #25 to clarify affordable dwelling unit requirement to May 7, Deferred a site plan amendment for 2805 Crystal Drive for Potomac Yard PDSP to amend condition #25 to clarify affordable dwelling unit requirement to a County Board meeting of a later date to be determined by staff and the applicant. SP #346 Site Plan Amendment

11 July 9, 2005 April 22, 2006 September 16, 2006 November 14, 2006 December 9, 2006 January 27, 2007 March 17, 2007 March 20, 2007 April 21, 2007 Approved a minor site plan amendment for Land Bay A, to modify the first floor configuration and uses for the north and south office buildings, subject to amended Condition #57. Approved a site plan amendment request to amend Condition #57(b) regarding a reduction in the size of the three (3) flat screen televisions (Land Bay A). Approved site plan amendment request for a comprehensive sign plan (Land Bay F) conditional upon amendments staff was directed by the County Board to make to the Potomac Yard Sign Guidelines to allow signs for retail tenants located on the interior courtyard. Approved amendment to comprehensive sign plan for 3600 and 3650 S. Glebe Road Approved the site plan amendment request for a comprehensive sign plan (Land Bay F) for a period of ten (10) years. Deferred a PDSP Amendment and final site plans for Land Bays D-East, D-West and E-West to the County Board meeting of March 17, Approved a site plan amendment request for a comprehensive sign plan (Land Bay E-East). Deferred a PDSP Amendment and final site plans for Land Bays D-East, D-West and E-West to the County Board meeting of April 21, Approved a PDSP Amendment to convert office to residential in Land Bay D-West, to increase the maximum permitted residential units to 1,548 units, and to reallocate and convert densities within and between Land Bays B, C, D-East, D-West and E- West, subject to amended PDSP Condition #4. Approved a final site plan for Land Bay D-East, for a residential building containing 425,752 square feet of residential GFA, 360 units and 16,503 square feet of ground floor retail. SP #346 Site Plan Amendment

12 SP #346 Site Plan Amendment Approved a final site plan for Land Bay D-West, for a residential building containing 398,435 square feet of residential GFA, 331 units and 15,868 square feet of ground floor retail. Approved a final site plan for Land Bay E-West, for an office development containing 374,379 square feet of office GFA and 71,418 square feet of ground floor retail. Approved Conceptual Design Plan for Center Park. November 13, 2007 Deferred PDSP Amendment to convert 22,313 square feet of office use in Land Bay C to ground floor initial and potential retail use in Land Bay C to December 15, 2007 (RPC # , -072). Deferred final site plan for Land Bay C for approximately 1,064,673 square feet office, approximately 23,675 square feet initial retail, 17,275 square feet potential retail, modification of use regulations for fewer loading bays than required, and to exclude approximately 5,598 square feet garage entry from GFA to December 15, 2007 (RPC # , -072) (Potomac Yard Land Bay C). December 18, 2007 Approved PDSP Amendment to convert 22,313 square feet of office use in Land Bay C to ground floor initial and potential retail use in Land Bay C (RPC # , -072). Approved final site plan for Land Bay C for approximately 1,064,673 square feet office, approximately 23,675 square feet initial retail, 17,275 square feet potential retail, modification of use regulations for fewer loading bays than required, and to exclude approximately 5,598 square feet garage entry from GFA (RPC # , -072) (Potomac Yard Land Bay C). Approved final site plan to construct approx. 625 hotel rooms, approx. 10,000 sq. ft. retail with modification of use regulations for exclusion of storage area from gross floor area, parking ratio (Land Bay B, RPC # ).

13 June 17, 2008 July 19, 2008 September 13, 2008 October 18, 2008 November 15, 2008 April 28, 2009 Deferred site plan amendment for an amendment to the comprehensive sign plan for Land Bay F to July 17, Deferred site plan amendment for an amendment to the comprehensive sign plan for Land Bay F to September 13, Approved a comprehensive sign plan amendment to add six (6) window signs for the Bank of America, increasing the existing site sign area by a total of square feet. Approved proposed amendment to the comprehensive sign plan for two (2) freestanding signs, pursuant to the conditions of the staff report, and with a County Board Review in ten (10) years (October 2018). Approved a site plan amendment for a comprehensive sign plan (Land Bay E-West). Approved a site plan amendment request to modify Condition #69.b regarding the timing of final design review by U.S. Green Building Council and Condition #34 to eliminate the requirement to provide parking garage doors at 2800 and 2850 S. Potomac Ave. (Land Bay B). Deferred consideration of a site plan amendment request to revise Condition #1 allowing extension of time to submit a building permit for two land bays and park concept design plan to the July 11, 2009 County Board meeting. (Note: this item was removed from the agenda on July 11, 2009). Approved a site plan amendment for live entertainment request at McGinty s Pub (The Eclipse at Potomac Yard) with a County Board Review in one (1) year (April 2010). March 13, 2010 Approved site plan amendment to permit an abovegrade emergency back-up generator at 2733 Crystal Drive for a five (5) year period to March 2015, subject to all previous conditions and amended SP #346 Site Plan Amendment

14 Condition #11.n and #33, with administrative reviews in one (1) year (March 2011) and three (3) years (March 2013). April 24, 2010 Approved site plan amendment request for a comprehensive sign plan amendment at Land Bay E-West in Potomac Yard subject to revised Condition #79. Renewed the site plan amendment for live entertainment at McGinty s Public House subject to the approved conditions of the staff report and with a County Board review in three (3) years (April 2013). May 22, 2010 June 12, 2010 October 15, 2011 January 21, 2012 July 21, 2012 October 20, 2012 December 8, 2012 Deferred consideration of a site plan amendment request for façade modifications and a comprehensive sign plan including rooftop signs at Potomac Yard Land Bay B to the June 12, 2010 County Board meeting. Approved a site plan amendment for façade modifications and a comprehensive sign plan for Land Bay B. Approved a site plan amendment for food delivery service for Paisano s Pizza for one (1) year. Approved a use permit associated with a site plan for live entertainment and dancing at Melody Tavern with a County Board review in one (1) year (January 2013). Approved a PDSP Amendment to temporarily expand the types of uses permitted within space designed for retail use in Land Bay A. Renewed site plan amendment for food delivery service for Paisano s Pizza for three (3) years. Approved a site plan amendment to convert approximately 1,458 square feet of GFA belowgrade from residential storage to other building operations for Potomac Yard Land Bay D-East. SP #346 Site Plan Amendment

15 January 26, 2013 April 20, 2013 May 18, 2013 May 10, 2014 May 16, 2015 July 18, 2015 Discontinued a use permit associated with a site plan (SP-346-U-11-1) for live entertainment and dancing at Melody Tavern. Approved a site plan amendment to allow approximately 187,000 square feet of office GFA (gross floor area) in the National Gateway building to be used for a school of higher instruction; subject to all previously approved conditions, and new Condition #83 of the ordinance. Approved a use permit associated with a site plan (SP-346-U-13-2) for a child care center up to 108 children; located at 3650 S. Glebe Road, subject to the conditions of the staff report and with a County Board review in one (1) year (May 2014). Renewed a use permit associated with a site plan (SP-346-U-13-2) for a child care center up to 108 children; located at 3650 S. Glebe Road, subject to the conditions of the staff report and with a County Board review in one (1) year (May 2015). Renewed a use permit associated with a site plan (SP-346-U-13-2) for a child care center up to 108 children; located at 3650 S. Glebe Road, subject to the conditions of the staff report and with a County Board review in one (1) year (May 2016). PDSP and Site Plan Amendment to permit the change in use of approximately 13,053 square feet of residential GFA and approximately 10,853 square feet of retail GFA for use as approximately 23,906 square feet of religious institutions use; located at 3001 Jefferson Davis Highway (Potomac Yard Land Bay D-West) subject to the conditions of the ordinance. Accepted withdrawal of a use permit associated with a site plan application (SP-346-U-15-3) for food delivery service at Papa John s located at 3535 S. Ball Street. October 17, 2015 Renewed a site plan amendment for food delivery service at Paisano s Pizza subject to the approved conditions of the ordinance with amended SP #346 Site Plan Amendment

16 Condition #83, with a County Board review in five (5) years (October 2020). May 14, 2016 December 10, 2016 Renewed a use permit associated with a site plan (SP-346-U-13-2) for a child care center up to 108 children; located at 3650 S. Glebe Road, subject to the approved conditions of the staff report and amended Condition #1, with an administrative review in eight (8) months (January 2017) and with a County Board review in one (1) year (May 2017). Approved a use permit associated with a site plan (SP-346-U-16-4) for food delivery service at Domino's Pizza; located at 3535 South Ball St. (Potomac Yard Land Bay E-East), subject to the proposed conditions of the staff report, with a County Board review in one (1) year (December 2017). SP #346 Site Plan Amendment

17 TH ST S RAMP 26TH ST S RAMP RAMP 2611 ROUTE ROUTE 233 S CLARK ST 2799 C-O 2600 CRYSTAL DR 2733 RAMP RAMP S-3A TH ST S POTOMAC AVE C-O-1.5 M M C-O-2.5 SP # & 2733 Crystal Dr RPC #s & -061 Scale: ICase Location(s) 1:1,800 Note: These maps are for property location assistance only. They may not represent the latest survey and other information. Department of Community Planning, Housing and Development County Use Only Date Placard Posted By Removed

18 March 22, 2017 Adam Watson Associate Planner Arlington County 2100 Clarendon Boulevard, Suite 1000 Arlington, Va (703) Re: Application for Minor Site Plan Amendment Description of Proposed Use Generator Installation: 2733 S. Crystal Drive, Arlington, Va Dear Mr. Watson: This correspondence is provided in justification for the proposed 35 KW Generator location on grade, with appropriate screening. The proposed location has no adverse impact to the public or private use of the site either on property or adjacent, being located in close proximity to an existing larger unit. While other locations such as below grade or roof top might be considered, the excavation and foundation wall reinforcement of the former, building structural reinforcement, fuel pumps, piping and other added system requirements for the latter increase the project costs to an unreasonable level. Current anticipated costs for the Generator as proposed are already in excess of $150,000 which while over the anticipated and normal cost for this size generator on grade, are acceptable to our client. The alternatives of placing the generator below grade, or up on the roof, are cost prohibitive, and do not appear to provide any improvement to the property appearance or use from that proposed. We ask that this minor site plan change be reviewed with approval given the context of the change proposed. Sincerely, Ken Terzian, RA, LEED AP BD+C Principal Cc: CF

19 Civil Engineer: Greening Urban, LLC 1500 Massachusetts Ave. NW, Suite 523 Washington DC, (804) greeningurban.com # Date Revisions Existing / Proposed Landscaping Plan GENERATOR PAD MWAA Offices Potomac Yard, North Bldg S. Crystal Drive Crystal City, VA CONSTRUCTION DOCUMENTS North Arrow Scale 1"= 2' Sheet # Date Drawn By G.W. Checked By C.E., T.R. Sheet Title EXISTING & PROPOSED LANDSCAPING PLANS C ft.