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S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A
DATE: Thursday, November 21, 2019 TIME: SPRC: 7:00 – 9:00 p.m. PLACE: Ellen M. Bozman Government Center
2100 Clarendon Boulevard Room C/D (Lobby Level) Arlington, VA
SPRC STAFF COORDINATOR: Courtney Badger
Item 1.
Key Bridge Marriott- Major Site Plan Amendment (SP #53) (RPC#s 16-004-001, -002, -003, -004, -005, and -006) Planning Commission and County Board meetings to be determined. Brett Wallace (CPHD Staff)
7:00 – 9:00 p.m.
The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following:
1.
Review site plan or major site plan amendment requests in detail.
2.
Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate.
3. Provide a forum by which interested citizens, civic associations and neighborhood
conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood.
In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library’s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://commissions.arlingtonva.us/planning-commission/ For more information on the Site Plan public review process, go to the Arlington County Planning Division’s web site on Development Proposals/Site Plans http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSite_plansMain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://commissions.arlingtonva.us/planning-commission/sprc/
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 2
I T E M 1 Key Bridge Marriott (SP #53)
(RPC#s 16-004-001, -002, -003, -004, -005, and -006)
SPRC AGENDA: 1st Meeting – November 21, 2019 1) Introduction
a) Overview of Site Plan Proposal (Applicant)
2) Analysis of Proposal (Staff) a) Relationship of site to GLUP, sector plans, etc. b) Relationship of project to existing zoning
a. Requested bonus density b. Requested modifications of use regulations
c) LRPC Summary
3) Site Design and Characteristics i) Circulation and access
ii) Natural/ environmental constraints and opportunities iii) Historic interpretation opportunities iv) Allocation of uses on the site v) Relationship and orientation of proposed buildings to public space and other buildings
vi) Streetscape Character vii) View vistas through site
viii) Visibility of site or buildings from significant neighboring perspectives
4) Building Architecture a) Design Issues
i) Building form (height, massing, tapering, stepbacks) ii) Facade treatments, materials, fenestration, historic interpretation elements
iii) Roofline/penthouse form and materials iv) Street level activation/entrances and exits v) LEED
vi) Accessibility b) Retail Spaces
i) Location, size, ceiling heights ii) Storefront designs and transparency
c) Service Issues i) Utility equipment
ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 3
SPRC AGENDA: 2nd Meeting – December 16, 2019
5) Follow-up from SPRC #1
6) Open Space
a) Coordination with Federal agencies b) Orientation and use of open spaces (and pedestrian areas or walkways) c) Relationship to scenic vistas, natural features and/or adjacent public spaces d) Historic interpretation elements e) Gateway Park improvements f) Landscape plan
7) Transportation
a) Infrastructure i) Mass transit facilities and access
ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking
b) Traffic Demand Management Plan c) Automobile Parking
i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths)
d) Delivery Issues i) Drop offs
ii) Loading docks e) Signage (parking, wayfinding, etc.
SPRC AGENDA: 3rd Meeting – January 2020 (date TBD) 8) Follow-up from SPRC #2
9) Community Benefits and Sustainability
a) Affordable Housing b) Public Art c) Underground Utilities d) Other
10) Construction Issues
a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison
11) Wrap-up
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 4
Site Location: The subject site is located at 1401 Lee Highway and is currently occupied by the existing
Key Bridge Marriott hotel, parking garage, and surface parking lot. The site is bounded by vegetation and the George Washington Memorial Parkway to the north, Fort Myer Drive to the east, Lee Highway and Gateway Park to the south, and vegetation with North Oak Street and Palisades Park Townhomes to the west.
Applicant Information:
Applicant KBLH, LLC 1999 Avenue of the Stars Suite 2850 Los Angelos, CA 90067 Aaron Locke (310) 824-2200 [email protected]
Attorney Walsh, Colucci, Lubeley & Walsh, P.C. 2200 Clarendon Boulevard Suite 1300 Arlington VA 22201 Nicholas Cumings (703) 528-4700 [email protected]
Development Manager Duball Development Services, LLC 11710 Plaza America Dr. Reston, VA 20190 Mark Dubick & John Segreti (703) 519-6152 [email protected], [email protected]
Architect- West Residential Master Planner Maurice Walters Architect, Inc. 400 7th St. NW, Suite 502 Washington D.C. 20004 Maurice Walters & Patrick Cheek (202) 675-1094 [email protected], [email protected]
Architect- East Residential Handel Architects, LLP 120 Broadway, 6th Floor New York, NY 10271 Gary Handel & Stephen Sheng (212) 595-4112 [email protected], [email protected]
Architect- Hotel Cooper Carry 6225 N. Washington St., Suite 200 Alexandria, VA 22314 Andrea Schaub & Torrey Law (703) 519-6152 [email protected] [email protected]
Civil Engineer VIKA Virginia, LLC 8180 Greensboro Dr. Suite 200 Tysons, VA 22102 Robert Cochran & Jessica Mack (703) 442-7800 [email protected], [email protected]
Landscape Architect Oehme, Van Sweden 800 G St. SE Washington D.C. 20003 Sheila Brady & Sara Downing (202) 546-7575 [email protected], [email protected]
Traffic Consultant Wells + Associates 1420 Spring Hill Road, Suite 610 Tysons, VA 22102 (703) 917-6620 Michael Workosky [email protected]
LEED Consultant Sustainable Design Consulting, LLC 1432 K St. NW Washington D.C. 20005 (202) 667-1620 Kara Strong [email protected]
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 5
BACKGROUND: The Key Bridge Marriott site is an approximately 5.5-acre site located on the north side of Lee Highway, just outside of the Rosslyn Coordinated Redevelopment District (RCRD). The site is regulated by SP #53, which was approved by the County Board in 1967 and last amended in 1986. The site is currently developed with 582 hotel guestrooms at a density of 105.8 units per acre. Dating back to the late 1890s, the subject site has been home to multiple uses over time, including a brewery, print shop, laundry service, and a Cherry Smash bottling plant. The Marriott company established an interest in the area in 1940, when it built a Hot Shoppe restaurant on the property. The Cherry Smash plant (former brewery building) was later demolished in 1958 to make way for the “Hot Shoppe’s Motel” (called Marriott Motor Hotel by 1959 and currently called the Key Bridge Marriott). The Marriott Motor Hotel consisted of four buildings with a total of 210 guest rooms and was designed to be part of a complex with the existing Hot Shoppe restaurant. The following provides a summary of major County Board actions that have affected the subject site:
• In 1967, the County Board approved a site plan (Site Plan #53) for the Marriott Motor Hotel. The approved plan included: a 12-story high-rise addition to the existing motel, 394 motel units, accessory restaurants and meeting rooms and a total of 482 parking spaces.
• In 1975, the Board adopted a General Land Use Plan (GLUP) showing the site designated “High Residential”.
• In 1977, the County Board approved a site plan amendment to add an addition to the 12-story tower with 189 guest rooms and supporting facilities to the existing hotel.
• In 1978, the Board adopted “on their own motion” an ordinance rezoning the site to “C-O-2.5”, Mixed Use District.
• In 1979, the Board adopted a GLUP showing the site designated “High-Medium” Residential. • In 1986, the County Board approved a site plan amendment to remove the existing two-story building,
west, and construct a 12-story tower. Ultimately, this addition was never built, and was replaced with a 4-story addition approved administratively after this approval.
Since its original approval in 1967, the Key Bridge Marriott site has been approved and developed based on the special exception site plan provisions of the Arlington County Zoning Ordinance. In addition to those specified above, the County Board also approved numerous other site plan amendments for this property involving related elements, such as comprehensive sign plans, modest changes to required parking, and partial enclosures associated with the pool and game room, as examples. A review of the past record associated with special exception site plan applications for this property reveals that primary issue areas and concerns raised by the community related to the site over time generally include: Potential implications the site development and its associated density would have on the preservation
and conservation of the natural and historic qualities of the Potomac Palisades National parkland and the George Washington Memorial Parkway;
Potential visual impacts the bulk and mass of the proposed development would have on vistas originating from the surrounding area, including views of Rosslyn from the Key Bridge, views of the Potomac Palisades from points outside of Rosslyn, and views from within Rosslyn to surrounding areas;
Potential traffic problems that could be generated by the formerly proposed/approved rezoning and the associated permissible levels of development; and
Appropriateness of the level of proposed parking for the site in relation to zoning code requirements.
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General Land Use Plan History for the Site The County’s first General Land Use Plan (GLUP) was adopted in 1961. At that time, the GLUP designation for the subject site was depicted as "General Business." Since then, the County Board has amended the GLUP designation for the subject site on several occasions, as reflected in the GLUP Map printings listed below. In the 1964 GLUP, the site was designated as "Motel." In comparison, the 1975 GLUP designated the site as "High" Residential, with planned densities of 91-135 residential units per acre or 136-210 hotel units per acre. Table. Site Designation on the General Land Use Plan (Map) at Select Reprintings
GLUP Map(s) Designation Planned Densities (stated) 1961 General Business - 1964, 1966 Motel - 1975 High Residential 91-135 units/acre apartment
136-210 units/acre hotel 1979, 1983 High-Medium Residential 73-90 units/acre apartment
72-135 units/acre hotel 1987, 1990, 1996, 2004, 2011, 2013, 2014
High-Medium Residential 3.24 FAR residential
Current (2017) High-Medium Residential 3.24 FAR residential
Shortly following its approval of the September 1977 site plan amendment, in November 1977 the County Board amended the GLUP for this site from "High" Residential to "High-Medium" Residential, with planned densities of 73-90 residential units per acre or 72-135 hotel units per acre. Although the actual land use designation for the site itself has not changed since 1977, the revisions to the 1987 GLUP map changed the planned densities for "High-Medium" Residential to 3.24 FAR residential and removed hotel use/densities from this designation as well. These parameters for "High-Medium" Residential have remained unchanged over the past 40 years. Zoning History for the Site The County’s 1930-1942 Zoning Map booklet depicts this site as being zoned "Heavy Industry." The County’s 1950 Zoning Map booklet depicts the subject site as being zoned "C-M." It has been thus far deduced that between 1950 and 1967, the County Board approved a rezoning of the property from "C-M" to "C-O." In 1978, the County Board, on its own motion, approved a rezoning of the property from "C-O" to "C-O-2.5," shortly after the County Board approved a GLUP change for the site from "High" Residential to "High-Medium" Residential. For the last 39 years, the site has retained its zoning of "C-O-2.5."
Table. Zoning Classification of the Site at Select Dates
Zoning Map(s) / Action
Designation Permitted Densities
1930-42 "Heavy Industry" n/a 1950 "C-M" 1.5 FAR (limited industrial district uses) by 1967 "C-O" 3.8 FAR Office/Commercial
4.8 FAR Residential/Hotel 1978, Current "C-O-2.5" 2.5 FAR Office/Commercial
115 units/acre Residential 180 units/acre Hotel
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 7
The following provides additional information about the site and location:
Site: The site is located 1401 Lee Highway (RPC#s 16-004-001, -002, -003, -004, -005, and -006), within the North Rosslyn neighborhood. The site is defined by the following uses:
To the north: The George Washington Memorial Parkway and vegetation owned by National Park
Service and zoned “S-3 A” To the east: Fort Myer Drive and property known as “Rosslyn Circle” owned by National Park
Service and zoned “S-3 A” To the west: Vegetation owned by National Park Service and zoned “S-3 A” with North Oak Street
and Palisades Park Townhomes zoned “C-O-1.5” To the south: Lee Highway and Gateway Park zoned “S-3 A”
Existing Zoning: “C-O-2.5” Mixed Use District Proposed Zoning: No re-zoning proposed. General Land Use Plan Designation: “High-Medium” Residential
Neighborhood: The site is located within the North Rosslyn Civic Association.
Site Location
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 8
Site Location
Existing Development: The site is occupied by the existing Key Bridge Marriott hotel, parking garage, and surface parking lot. The existing hotel is comprised of three (3) buildings with 592 hotel rooms or 107.25 rooms per acre. There is a total of 625 surface and structured parking spaces or 1.05 spaces per hotel room. The site is bounded by Lee Highway, Custis Trail, and Gateway Park to the south and land owned by the United States Department of the Interior, National Park Service on the east, west, and north sides of the property. Proposed Development:
SP #53 1401 Lee Highway SITE AREA TOTAL RESIDENTIAL SITE AREA HOTEL SITE AREA
240,486 sf (5.52 acres) 143,129 sf (3.28 acres)
97,356 sf (2.23 acres) Density (Residential) Proposed Residential GFA 636,717 sf Proposed Residential Units/acre 137.3 Base Residential Units/acre 115 Proposed Residential Dwelling Units 451 Base Maximum Number of units 377 Proposed Bonus Dwelling Units 74 Proposed Exclusions 15,362 sf Density (Hotel) Proposed Hotel GFA 297,870 sf Proposed Hotel Units/acre 199.1 Base Hotel Units/acre 180 Proposed Hotel Units 445 Base Maximum Number of units 402 Proposed Bonus Units 43 Proposed Exclusions 3,155 sf
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 9
SP #53 1401 Lee Highway Total FAR1 3.89 FAR Green Building LEED Certification (Residential & Hotel) Silver Bonus Density (Residential) 30 units Bonus Density (Hotel) 43 units Affordable Housing Affordable Housing Bonus 25% Bonus Density (Residential) 18 units Building Height Average Site Elevation Above Sea Level 70.70 feet West Residential Main Roof Height (above average grade) 173.71 feet Penthouse Height (above average grade) 196.71 feet Number of Stories 16 Hotel Main Roof Height (above average grade) 110.90 feet Penthouse Height (above average grade) 144.40 feet Number of Stories 13 West Residential Main Roof Height (above average grade) 185.84 feet Penthouse Height (above average grade) 208.84 feet Number of Stories 16 “C-O-2.5” Max. Permitted Bldg. Height 16 stories Parking Hotel Total Number of Spaces 215 Standard Spaces 178 Compact Spaces 30 Handicapped spaces 7 Compact Ratio 13.95% West Residential Total Number of Spaces 209 Standard Spaces 134 Compact Spaces 70 Handicapped spaces 19 Compact Ratio 33.5% East Residential Total Number of Spaces 210 Standard Spaces 171 Compact Spaces 32 Handicapped spaces 7 Compact Ratio 15% “C-O-2.5” Minimum Required Residential Parking Ratio 1.125 spaces/unit
1 For reference purposes only. The C-O-2.5 zoning district regulates only commercial density in terms of Floor Area Ratio (FAR). Residential and hotel density is regulated in units per acre.
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 10
SP #53 1401 Lee Highway Proposed Residential Ratio 0.93 spaces/unit Proposed Hotel Ratio 0.48 spaces/unit
Proposed Site Layout
Density and Uses: The applicant proposes to partially demolish and renovate the existing hotel to accommodate 445 hotel units at 299,870 square feet, in addition to constructing one (1) apartment building with 300 units at 301,732 square feet, and two (2) condominium buildings with 151 units at 334,985 square feet.
Residential- The “C-O-2.5” zoning district permits dwelling units at a maximum 115 units per acre, which would result in a total of 377 units for this site. The applicant is requesting bonus density for green building certification (0.3 FAR, consisting of an additional 30 units), provision of open space and other environmental amenities per Section 15.5.7.A.1 of the Zoning Ordinance (24 units), particular construction problems and techniques per Section 15.5.7.A.5 of the Zoning Ordinance (2 units), and for affordable housing in accordance with Section 15.5.9 of the Zoning Ordinance (4.8% bonus density, consisting of an additional 18 dwelling units) for either the provision of on-site committed affordable housing or a cash contribution to the Affordable Housing Investment Fund.2
Hotel- The “C-O-2.5” zoning district permits hotel units at a maximum 180 units per acre, which would result in a total of 402 units for this site. The applicant is requesting bonus density for green building certification (0.3 FAR, consisting of an additional 43 units).
2 The maximum permissible affordable housing bonus density is 25%.
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 11
Site and Design: The applicant proposes partial demolition of and substantial renovations to the existing hotel and the construction of three new residential buildings, two new streets and public open spaces. The West Apartments will be constructed on top of the existing partially below grade parking structure, and will envelope and shield the parking structure, which will remain in use. The apartments and hotel will be accessed off Lee Highway with by extending North Nash Street into the site. This new street will connect with an esplanade on the northern end of the site, accessible to pedestrians and cyclists but not general vehicle traffic. This area, which will be open to the public, will offer views of the Potomac River and connect to the bike path leading to Key Bridge. The renovations to the existing hotel will modernize the building and façade. The hotel will be accessed from an additional street parallel with Nash Street and accessed from Lee Highway. The existing hotel main entrance currently faces east with a loading dock facing Lee Highway. The renovation will relocate the loading to the new street and position the main hotel entrance on Lee Highway activating the streetscape and adding to the pedestrian and cyclist experience. The hotel also includes an on-site restaurant and café which will be open to the public and accessible from both the interior of the hotel and the esplanade. The two new East Residential condominium buildings will be located where the existing surface parking lot is today. The two towers will sit on a two-story podium with private residential terraces above. The buildings will be served by a new below grade parking and loading accessed from the new street. A new, public open space is proposed on the east side of the building fronting on Fort Myer Drive and the Rosslyn Circle area. The applicant also proposes to remove the existing pedestrian bridge over Lee Highway from Gateway Park. Proposal Rendering – Looking Northwest from Rosslyn
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 12
Proposal Rendering – Looking Southwest from Key Bridge
Sustainable Design: The renovated hotel and new residential buildings are proposed to be designed at the LEED Silver level. The following commitments are expected for all buildings to demonstrate alignment with Arlington’s Community Energy Plan goals:
a) At least 15% energy savings compared to the ASHRAE baseline b) Commitment to earn the Energy Star label based on performance within 4 years of occupancy c) LEED Gold certification
Transportation: This project is in Rosslyn, specifically at 1401 Lee Highway. The site is bounded by vegetation and the George Washington Memorial Parkway to the north, Fort Myer Drive to the east, Lee Highway and Gateway Park to the south, and vegetation with North Oak Street and Palisades Park Townhomes to the west. The site is accessible from Lee Highway at North Nash Street and an additional driveway entrance to the east. There is also an entrance from Fort Myer Drive to the existing surface parking lot on National Park Service property. The site is approximately .3 miles from the Rosslyn Metrorail Station (serving the blue, orange, and silver lines). The site is linked to Gateway Park via a pedestrian skybridge over eastbound Lee Highway. The Custis bike trail abuts the site on the Lee Highway frontage and connects with the Key Bridge and Lynn Street Esplanade to the east. There is one bus stop on Lee Highway served by the 3Y Metrobus and ART 55. Additionally, there are two Capital Bikeshare stations within ¼ mile of the site. Streets and Sidewalks: The Master Transportation Plan (MTP) identifies Lee Highway as a Type B- Primary Urban Mixed-Use Street. This street typology is characterized as having two (2) travel lanes one-way or four (4) travel lanes two-way, frequent transit service, bike/shared lanes, high priority for on-street parking, 6-12 ft sidewalks and 6 ft furniture zone or tree pits.
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 13
The applicant is proposing two north/south streets to break up the block and provide access to the site. The proposal includes an extension of North Nash Street and a new street equidistant between Nash and Fort Myer Drive, approximately where there is an existing drive entrance providing access to the eastern hotel lobby. The existing drive entrance (on National Park Service land) from Fort Myer Drive is proposed to be removed to minimize pedestrian/bicycle conflicts and provide additional public open space. National Park Service has also requested this entrance be removed and restored to landscape. The proposal also includes an east/west secondary street set back from Lee Highway to serve as a port cochere and pick-up/drop-off for the hotel. This connection would also provide access to shared garage for the west residential building and hotel. An additional east/west connection is also provided on the north edge of the site but is limited to emergency vehicles only. The applicant proposes to remove the pedestrian bridge over Lee Highway to create an improved hotel frontage and visual connection to Gateway Park. Removal of the bridge will force pedestrians to use the Nash and Fort Myer Drive intersections. The streetscape and street design are currently being reviewed by staff. Trip Generation: A Traffic Impact Analysis (TIA) was submitted by the applicant, prepared by Wells and Associates dated February 28, 2019. Vehicular traffic counts were collected on April 11, 2018 at the study intersections, including the site driveways. The observed peak hour traffic volumes at the three (3) site driveways serving the existing hotel total 179 AM peak hour trips (109 in and 70 out) and 209 PM peak hour trips (116 in and 93 out). The hotel will contain both meeting and conference space. The peak hour trips associated with this space are accounted for in the trip generation rates, with most of demand occurring outside of the AM and PM peak hours. The new vehicle trips associated with the residential development equates to 99 AM peak hour trips (38 in and 61 out) and 104 PM peak hour trips (60 in and 44 out). When combining the trips generated by the existing hotel and the proposed residential site trips, the site is expected to generate a total of 278 AM peak hour trips (147 in and 131 out) and 313 PM peak hour trips (176 in and 137 out).
The study concludes that: • The site is well-served by a multimodal transportation system. • The eight (8) signalized study intersections currently operate at overall acceptable LOS “D” or better
during the AM and PM peak hours, and all turning movements at the unsignalized study intersections operate at acceptable LOS.
• Upon completion of the redevelopment the site is estimated to generate an additional 99 AM peak hour trips (38 in and 61 out) and additional 104 PM peak hour trips (60 in and 44 out) when compared to the existing hotel. These totals account for the residential portion of the site. The hotel trips were maintained on the network to provide for a conservative analysis since the proposed hotel is smaller than the existing building.
Parking and Loading: The applicant is proposing two (2) new street entrances from Lee Highway providing access to existing hotel and new residential buildings on-site. The below grade portion of the existing parking garage will be extended beneath the new street and ballroom portion of the hotel providing a shared garage for the apartments and hotel. Both apartment residents and hotel guests will access parking from the Nast Street
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extension on the west side of the street. Loading for the apartments will be provided via two (2) loading bays will occur on the northeast corner of the building at the terminus of the street adjacent to the esplanade. Loading for the hotel is provided via two (2) loading bays on the east side of the Nast Street extension, approximately midblock. East Residential condominium residents will access a below grade parking structure on the east side of the new street. Loading for the condominium buildings is provided via two (2) loading bays. The applicant is proposing a total of 419 residential parking spaces at 0.93 space/unit and 0.48 spaces per unit for the hotel; with the use of tandem and managed parking that ratio will increase to 0.60 parking spaces per hotel room. Open Space: [This section will be updated further prior to the discussion of open space at SPRC #2.] There is currently no public open space on-site other than some small grassy areas for hotel guests and foundation landscaping at entrances. However, the site is surrounded by trees, vegetation (including invasive plants), and steep topography on the north edge, and several places offering obscured views of the Potomac River, Georgetown, and Colonial Branch tributary. A Resource Protection Area (RPA) for the Colonial Branch tributary also exists on the west side of the property and overlaps with the existing parking garage. Gateway Park is directly across from the site to the south with an existing pedestrian bridge over Lee Highway connecting the site to the park. The Rosslyn Sector Plan (RSP) identifies Gateway Park as a destination and recreation space, and outlines recommendations for future improvements, including the removal of existing concrete ramps, structures, and the skywalks to provide greater access and views between the park and Central Rosslyn. The RSP also calls for an integrated path system and landscape connections to the George Washington Memorial Parkway tying into the designated Rosslyn Circle memorial/monument site, Key Bridge, Custis and Mount Vernon trails, as well as the esplanade. Adopted Plans and Policies: The following regulations, plans, and guiding documents are applicable to development on this site:
• General Land Use Plan (GLUP); • “C-O-2.5” Zoning Ordinance Regulations; • Rosslyn Transit Station Area Study; • Rosslyn Station Area Plan Addendum; • Rosslyn Sector Plan
GLUP: The site is designated “High-Medium” Residential and densities permitted are up to 3.24 FAR residential. The applicant is not proposing a change to the existing GLUP designation as part of this site plan application. Zoning: The site is currently zoned “C-O-2.5” which allows 2.5 FAR Office/Commercial, 115 units/acre Residential, or 180 units/acre Hotel. The applicant is not proposing a change to the existing zoning as part of this site plan application. 1977 Rosslyn Transit Station Area Study: The 1977 Rosslyn Transit Station Area Study was in many ways the document that would serve as a general model for the development of sector plans for the other four station areas along the Rosslyn-Ballston Corridor in the early 1980s. In this document, the Key Bridge Marriott property was documented as having 392 hotel units and 482 parking spaces on a site area of 233,000 square feet. While the subject site was located within the study area for this plan, the plan itself did not include any substantive specific recommendations regarding the subject site. 1992 Rosslyn Station Area Plan Addendum: As with the 1977 Station Area Study, the 1992 Rosslyn Station Area Plan Addendum included the Key Bridge Marriott site within its study area but did not include any notable
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recommendations explicitly referring to the subject site. In fact, the illustrative concept plan depicted on pp. 13-14 shows the property generally remaining as developed at that time. Also, on page 68 of the Plan Addendum, it specifically states that proposed future zoning changes related to a possible new zoning district for Rosslyn redevelopment (ultimately established as the "C-O Rosslyn" district) will only be applicable in the core of Rosslyn currently designated "High" Office-Apartment-Hotel, on the GLUP, which did not include the subject site. 2015 Rosslyn Sector Plan (RSP): Consistent with the 1977 and 1992 plans for Rosslyn, the RSP primarily focused on a study area that did not include the Key Bridge Marriott site. However, the RSP recognizes the importance of the Northern Gateway Area for Rosslyn, including the subject site’s presence near the southern terminus of the Key Bridge. As such, it includes a short-term/mid-term implementation action involving a planning effort for the Rosslyn northern gateway area, to establish a comprehensive vision for this area that addresses the relationships between area such as: the Esplanade; riverfront access and boathouse opportunities; improvements to the Mount Vernon Trail and Custis Trail intersection; Gateway Park improvements, potential air rights development, potential park and open space opportunities, Key Bridge pedestrian/bicycle improvements, and other elements. No specific timeline has been established to date for the initiation of this study. The RSP notes that “efforts to advance the plan recommendations, such as improvements to Gateway Park, should not be precluded by the interest in completing such a coordinated planning effort.”
Relevant Policy Guidance from the RSP: • “With future development proposals, site plan projects should demonstrate how the proposed
height, massing, and volume of the new building(s) will preserve the desired (Central Place) observation deck views as expressed through the graphics and text described in this section.”
• “Georgetown, Francis Scott Key Bridge and the National Cathedral: This view corridor includes a variety of signature views of Georgetown, the National Cathedral beyond, and, via the North Moore and North Lynn Street corridors, foreground views of the Francis Scott Key Bridge, Potomac River, Gateway Park and adjacent portions of the George Washington Memorial Parkway.”
• “Key landmarks to remain visible from the northwestern quadrant of the public observation deck include:
o The National Cathedral o Healy Hall at Georgetown University o The Potomac River o Portions of Gateway Park, Rosslyn Circle and the George Washington Memorial Parkway”
• Viewsheds from Observation Deck – See pages 170 – 175 of the adopted Rosslyn Sector Plan. • Removal of concrete ramps, structures, and skywalk over Lee Highway connecting the site to
Gateway Park- See page 132 of the adopted Rosslyn Sector Plan. Long Range Planning Committee: There were two (2) LRPC meetings held prior to SPRC. The meeting agendas focused on the site background and history, including previous uses, GLUP, and Zoning. Staff also provided site analyses and recommendations for discussion on (1) Circulation and Access, (2) Open Space and Natural Areas, and (3) Potential Building Envelopes. Please refer to the LRPC staff presentations and summaries for more information. Staff Analysis: GLUP and Zoning
The site GLUP designation is “High-Medium” Residential. While the “RA4.8” district corresponds with “High-Medium” Residential on the GLUP Map Legend, “C-O-2.5” is not listed as a corresponding district. The GLUP Map Legend notes that “there may be instances where other zoning categories may apply,” and the following items provide additional context regarding the GLUP and Zoning for the site:
1401 Lee Highway- Key Bridge Marriott (SP #53) Page 16
• The hotel use on the site predates the GLUP. • When the site was rezoned to C-O-2.5 in 1978, this designation was consistent with the “High-Medium”
Residential GLUP designation, which recommended apartment and hotel uses. • In 1986, the County Board removed hotel uses from the “High-Medium” Residential GLUP designation. • The 1986 iteration of the GLUP map was the first to include typical zoning districts to correspond with
GLUP categories. The GLUP explicitly states that there may be instances when other zoning districts are appropriate for a site.
• The staff report on this action noted that C-O-2.5 could be used for sites like the Key Bridge Marriott that are planned “High-Medium” Residential and are appropriate for hotels.
• Given this context, and the proposal to add residential uses to the site, resulting in a mix of uses that is more heavily residential than hotel, staff supports retaining the existing hotel use under the current “High-Medium” Residential GLUP designation.
DISCUSSION: The following provides staff’s analysis of the proposal: Modification of Use Regulations: The applicant requests the County Board modify the following use regulations:
Parking Ratios: The applicant requests reduced parking ratios of .93 spaces per unit in proposed residential buildings and .48 spaces per unit for the proposed hotel. The applicant also proposes a higher percentage of compact spaces to provide a more efficient garage.
Bonus Density: For the hotel portion, the applicant requests 43 additional guest units, justified via LEED Silver credits. For the residential portion, the applicant requests 78 units, justified via LEED Silver credits, Affordable Housing, construction problems and techniques, and new open space.
Green Building Density Incentive Program: Arlington County’s Green Building Density Incentive Policy for Site Plans contains bonus density provisions for site plan projects that meet the objectives of the County’s green building program. Per Section 15.5.7 of the Zoning Ordinance, the County Board may permit bonus density for provisions made for open space and other environmental amenities. The applicant is proposing to commit to a certification of LEED Silver for both proposed buildings. Density Exclusions: The applicant requests exclusions for below grade mechanical areas serving the hotel. Other: Other modifications as necessary to achieve the proposal.
Preliminary Issues: Some issues have been identified within the proposal, which are detailed below. Architecture Staff has provided the applicant several comments including concerns about the blank façades or treatments facing sidewalks and public spaces. Staff has also suggested the applicant look for opportunities to include publicly accessible rooftop space(s) offering views. Staff also recommended incorporating biophilic/ green design elements, such as planted terraces, green walls, upper level tree plantings, etc. Staff encourages the team also look for creative design opportunities to celebrate the site history and previous uses. Additional information is still needed showing how the building designs meet the goals of the Community Energy Plan. Staff is awaiting revised drawings from the applicant for further assessment. Streetscape Staff has provided the applicant several comments including concerns regarding the streetscape geometry and design. These include balancing pedestrian, cyclist, and vehicular movements on-site to create a safe, walkable,
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and accessible place for all users. Staff recommends maximizing soil depth, tree canopy, and providing attractive landscaping on sidewalks and public spaces. Additional concerns have been noted to reduce impervious surfaces and maximize green space throughout the project. Staff is awaiting revised drawings from the applicant for further assessment. Open Space Staff has provided the applicant several comments including concerns about open spaces and natural areas. Staff encourages the applicant to look for creative landscape design opportunities to celebrate the site history. Given the site’s proximity to the Potomac Palisades and Federal land, staff has suggested the applicant partner with National Park Service on an invasive plant removal or restoration program to improve the northern edge of the property potentially creating viewpoints to the river and Colonial Branch tributary. Staff has also recommended collaborating with the National Park Service and National Capital Planning Commission on the landscape design for the east side of the property at the designated Rosslyn Circle memorial/ monument site. Staff is awaiting revised drawings from the applicant for further assessment. Transportation Staff has provided the applicant comments on the proposed transportation connections, including the new streets, trail connections, sidewalks, and intersections. With the proposed removal of the pedestrian bridge over Lee Highway, staff has asked the applicant to study the Nash and Fort Myer intersections to ensure those are safe and welcoming access points to the site and surroundings. Staff will continue to evaluate proposals as the design evolves with focus on the geometry and design of proposed streets, esplanade, and adjacent trail connections. Staff is awaiting revised drawings from the applicant for further assessment. SPRC Neighborhood Members:
Terri Prell
Susan Vincent
Benjamin Keeney
North Rosslyn Civic Association
North Rosslyn Civic Association
North Highlands Civic Association
Scott Goodwyn Palisades Park Townhomes [email protected]
Interested Parties Jennie Gwin HALRB [email protected]
Planning Commissioner Chairing This Item: Nancy Iacomini – Chair Planning Commission [email protected]
Nia Bagley – Co-Chair
Planning Commission [email protected]
Staff Members:
Brett Wallace CPHD – Planning- Urban Design [email protected]
Dennis Sellin DES – Transportation [email protected]
Walter Gonzalez DPR – Park Planning & Development [email protected]
