Marymount University Ballston Center Redevelopment · MARYMOUNT UNIVERSITY BALLSTON CENTER 20 June 2013 SPRC #1 Diagram: Project Location Analysis Not to Scale Gateway Site at Major

June 20, 2013

Marymount University Ballston CenterRedevelopment

SPRC #1

MARYMOUNT UNIVERSITY BALLSTON CENTER 20 June 2013 SPRC #1

Team

Owners:

Academic Office Architect:

Residential Architect:

Land Use Council:

Civil Engineer:

Landscape Architect:

Traffic Consultant:

Marymount University

Gensler

The Shooshan Company

SK&I Design Group

Walsh, Colucci, Lubeley, Emrich & Walsh, PC

Bowman Consulting

Studio 39

Wells & Associates


Agenda

01. Overview

02. Site Context

03. Early Massing Studies

04. Project Design Overview

05. Questions + Answers


01. Overview


• Zoning History

• Existing Zoning: C-O-2.5 allows up to 12 Stories Office and 16 Stories Residential

• Surrounding Zoning: Ballston C-O-A, 950 Glebe, and C-O-2.5

• Existing GLUP Designation: “Medium” Office-Apt-Hotel

• Subject to Ballston Sector Plan Recommendations

• Filed on Dec 14, 2012 Request for 165,000 sf of Office & Educational use (9 Stories: Including 3 Floors for future growth) and 272 Residential units, 252,000 SF (15 Stories)

• Request bonus density of 25% and .25 FAR for ADUs and LEED Gold

• Request bonus density equivalent to Marymount academic uses of approx. 110,000 sf for Community Benefits

• Marymount Academic Program Requirement - 110,000 SF at move-in.

• In discussions with county for proffer conditions of community benefits.

Development Program + Assumptions


02. SiteContext


Diagram: Regional Context of Ballston VirginiaNot to Scale

I-66

FAIRFAX DRIVE Ballston Metro

GLEBE R

OA

D

Ballston Common Shopping Center

WILSON BLVD

Arlington Elementary

School

Washington-Lee High School

Bluemont Junction Trail

Welburn Square

Ballston Beaver Pond

Location: Ballston, VirginiaCounty: Arlington

Lot Size:

C-0-2.5 “Commercial Office Building, Hotel, and Apartment District

Current Zoning:

90,437 Square Feet (2.076 Acres)

Site Plan: Arlington 4.1 Process

FAR: 2.5 FAR for Commercial115 apartments units / acre180 hotel units / acre

Height Limit: Twelve (12) stories for officeSixteen (16) stories for apartment and hotel

Bonuses: LEED @ Gold: .35 FARAffordable Dwelling Units: .25 FAR

Ballston Sector Plan:

Transition from the high density, mixed use to the east of Glebe Road to the low density residential neighborhoods to the west. Plan recommends the existing zoning and a mixture of office, residential and public use.

Zoning Map:

N


Diagram: Project Location AnalysisNot to Scale

Gateway Site at Major Entry Point to Arlington from I-66

Site could be seen as the Western Anchor of the Rosslyn-Ballston Corridor

Prominent Location at Corner of one of Arlington’s busiest intersections

Wide streets result in Good Light and Views to all sides of the Site

Excellent Connections to Orange Line Metro, Major Roadways and the Bluemont and Custis Bike Trails

Site Opportunities

Site Constraints:

Vehicular Access is only practical from One Side - North Wakefield Street

Glebe Road is hard to cross at this point and Retail has been less successful west of Glebe

Existing Grade at Building Pad is slightly lower than Glebe Road Elevation

Mature Street Trees on Fairfax Drive

Site is close to Residential Neighborhoods

WEST

EAST

METRO STATION

VIEW

VIEW

VIEW

FROMI-66

TO I -66 WEST

FAIRFAX DRIVE

GLE

BE R

OA

D

1000 NORTH GLEBE ROAD

BALLSTON COMMON MALL


Site Analysis: Views

Diagrams: Site View AnalysisNot to Scale

Gateway

Views from the Site

Primary Views to the Site

Building Site

Urban View

Distant View

* Distant View

Urban View

4321

8765

4

5

3

8

71

6

2


03. Early Massing Studies


Site Analysis: Mitre @ Corner

Diagrams: Corner Site AnalysisNot to Scale

Site Analysis: Hierarchy @ CornerSite Analysis: Quirk Mitre @ Corner

Residence

Marymount and Office

Building Entrance

Building Arcade to Entrance

Residence

Office

Building Entrance


Marymount

Residence

Office

Marymount

Building Entrance


N N N

01. 02. 03.


Proposal Concepts: Phasing Options for Marymount University and Residential CornerNot to Scale

The Shooshan Company + Marymount University July 9, 2012

•The northern wing of the building has a lower roof elevation that relates to the neighboring office building to the north and creates the opportunity for a green roof, outdoor pool, or terrace as an additional amenity for the residents. •The unit mix is based on 1 bed, 2 bed and 2 bed + den units in a proportion typical for multi-family developments in the area. We would recommend an area allowance for the for the residential spaces of 880-square-feet/unit.

FAIRFAX DRIVE

N. GLEBE ROAD

MARYMOUNTUNIVERSITY

RETAIL

LOADING

GARAGE

STUDENT ENTRANCE

COURT

RESIDENTIAL ENTRANCE

PROPOSED CONCEPTS : SCENARIO ONE(b)


PROPOSED CONCEPTS : SCENARIO TWO(b)

FAIRFAX DRIVE

N. GLEBE ROAD

MARYMOUNT UNIVERSITY

OFFICE

RETAIL / OFFICE

LOADING

GARAGE

STUDENT ENTRANCE

OFFICE ENTRANCE

COURT

MARYMOUNTFLOORS 1 -5 @ 20,000 SF

OFFICEFLOORS 2 -12 @ 30,200 SF


OFFICEFLOORS 4 - 12 @ 26,800 SF

PROPOSED CONCEPTS : SCENARIO TWO(a)

FAIRFAX DRIVE

N. GLEBE ROAD

MARYMOUNTUNIVERSITY

OFFICE

RETAIL / OFFICE

LOADING

GARAGE

STUDENT ENTRANCE

OFFICE ENTRANCE

COURT

MARYMOUNTFLOORS 2 & 3 @ 40,000 SF

OFFICELOBBY ATRIUM

01. 02. 03.


04. Project Design Overview


Aerial Perspectives: Building Massing and Layout

1: View of Buildings from the Southeast

N. Gleb

e Roa

d

Fairfax Drive

**All


Site Plan: Building Massing and LayoutNot to Scale

N

Nor

th W

akefi

eld

N. G

lebe Road

Fairfax Drive

RESIDENTIAL ENTRY

MARYMOUNT ENTRY

OFFICE ENTRY

LOADING

LOADING

GARAGE

GARAGE ENTRYRESIDENTIAL

ACADEMIC OFFICE

N. G

lebe Road


Site Plan: Building Ground Floors and LayoutNot to Scale

N. G

lebe Road

Fairfax Drive

Nor

th W

akefi

eld

N

GARAGE

LOADING

LOADING

GARAGE ENTRY

RESIDENTIAL ENTRY

MARYMOUNT ENTRY

OFFICE ENTRY

Site Plan

Nor

th W

akefi

eld

N. G

lebe Road

Fairfax Drive

RESIDENTIAL ENTRY

MARYMOUNT ENTRY

OFFICE ENTRY

LOADING

LOADING

GARAGE


ACADEMIC OFFICE


Ground Floor: Academic Office BuildingNot to Scale

Site Plan

**All

Nor

th W

akefi

eld

N. G

lebe Road

Fairfax Drive

RESIDENTIAL ENTRY

MARYMOUNT ENTRY

OFFICE ENTRY

LOADING

LOADING

GARAGE


ACADEMIC OFFICE

PARKINGGARAGE

RAMPAUDITORIUM

MARYMOUNTUNIVERSITY

LOBBY

LOADING SERVICE

FOODSERVICE

OFFICELOBBY

MARYMOUNTPROGRAM

SPACE

Nor

th W

akefi

eld

Fairfax Drive

N


Perspective: View from Intersection of Fairfax Drive and North Glebe Road


Detailed Perspective: Academic Office


Rendered Image of Academic Office: Detail View


View of Residential Building


**All

Residential: Building and Courtyard View


Perspective: View of the Courtyard

Marymount UniversityBallston Center

Marymount UniversityThe Shooshan Company

Avison Young

09.7308.000

Thank You!


05. Questions + Answers

Documents

Marymount University Ballston Center Redevelopment · MARYMOUNT UNIVERSITY BALLSTON CENTER 20 June 2013 SPRC #1 Diagram: Project Location Analysis Not to Scale Gateway Site at Major