1401 Wilson Boulevard SP #429

Transcription

1 1401 Wilson Boulevard SP #429 SPRC #2 Aaron Shriber, DCPHD Anthony Fusarelli, DCPHD September 19, 2013

2 ~ ARLINGTON VIRG I NIA Site Location 2

3 ~ L I NGTON A R VIRG I NIA GLUP Designation 3

4 ARLI N GTON VIJlG I NlA Realize Rosslyn a pan for a distindive urba place 4

5 ~ ARLINGTON VIRG I NIA r"""t"~~~ Zoning District Designation 5

6 C-O-Rosslyn Zoning District Zoning Ordinance Section 7.15: The purpose of the C-O, Rosslyn, Commercial Office Building, Retail, Hotel and Multiple-family Dwelling District is to encourage a mixed-use development of office, retail and service commercial, hotel and multiplefamily dwelling uses within the Rosslyn Metro station Area and the area designated as the Rosslyn Coordinated Redevelopment District on the General Land Use Plan The goals of this district are to: A. Create premier office space suitable for regional and national headquarters of major corporations, institutions and international firms; B. Provide hotels that expand and enhance hotel services for Rosslyn and Arlington County businesses, residents, and visitors; C. Provide residential development that meets the housing goals and policies of Arlington County; D. Implement urban design, streetscape and open space plans and policies, including the central place, the esplanade and other public facilities; E. Achieve the policy objectives for increasing retail commercial services in the center of Rosslyn; and F. Achieve superior architecture and the best in urban design practice. 6

7 C-O-Rosslyn Zoning District cont. By-Right Projects Maximum Density: FAR Maximum Height: 35 feet Community Benefits: none Special Exception Site Plan Projects Maximum Density: 3.8 FAR (office), 4.8 FAR (residential or hotel) Maximum Height: 153 feet (office), 180 feet (residential or hotel) Community Benefits: standard site plan conditions 7

8 C-O-Rosslyn Zoning District cont. Special Exception Site Plan Projects with Additional Density and Height Maximum Density: up to 10 FAR Maximum Height: 300 feet (or up to 400+/- feet in Central Place) Community Benefits: standard site plan conditions, plus other important community benefits identified in approved plans for the area 8

9 2002 Resolution Governing Building Heights in Rosslyn Further articulates goals of General Land Use Plan and 1992 Rosslyn Station Area Plan Addendum Greatest building heights closest to Metro Tapering of building heights further away from Metro Consider impact on view corridors Design of building tops should consider impact on skyline 9

10 ~ ARLINGTON VIRG I NIA Rezoning H. OAK ST..-:~or.., I ' I ' I ' ~ ~ ~ i ~ ~ ::.:= ,._...,.-. ~ Wilson Blvd ~ON, VA HORlll HASH ST. ~CI'WIIDflfl l)...,.~..._ue -VA METES AND BOUNDS QESCRIPDON ~~~-=~:t.~~~:,.::,~_:.r...gs~ rqi'=-=.. ~ IIS-GIKIQJ.OIMff\ll"''l.)fUl'- IIDeiiOI:ICII~,.. :t.aljiuj~ -IID- ~.::J'~-:J)~If'~~:=I/'~~~IQ III,IU -11C~~~INCJI)I.. :c-:::;::=::;cu:'or~~oiiu.~wr..:~~-:.::=.~~... ~""'" td.iic. en ICJII:Iwo:-s.. ~--- 1'1:111'101 ( aGlr.n, IUCfTC'I'~JIC~I"'::(J)~.. WJIIICU EXISTING ZONE "C- 0 " PROPOSED ZONE "C- 0 - ROSSL YN" \ -~- 1. :lu:ipid..o.dn.olttikt...,cun. ICu:ntiii""''41._.CF\IaOO'Vl-J.o-...C - ~ tiijim...-ct,2uiiflll1 41~Mid.to 1t111111\J"M'V'IIIOI.!t6."fll'f ""lniici t. tl»"'fniii;ciicii«/iiii:tj/ici~mciik...,,... ~f'~om1-04)11d... IIIOllilwafl~lnfq'~Utfi.'IC'IIIOI.,..t tigci J,..tnnll.wtt. IUI.I.f'll-.,..,..~~..,IOli'IIII"SSI"CSl,:r<.J.B.. tto N-.,..,..MJ).IOU t ~~~i~z:-=~~~:r~-= M:W"nM tc ~~~UC-c,.,c,...,.e ~ II&,..llfiiTII,DIIIIMMCV' M: u.;loijciic _,...,.._..Oin.JifCil_A_..., '-<IOIWol'i.,...r'IO\UitiQT"' JIIIIIIt-.cl 1J. =... ~W.11fttt. H.,,IUI'Mifeott.-...._..-...ciUfo-S.IUJ ~GUO.. r~~:i'~~=~~c;~~'\i~:t=:t: ElQSJlNG ZONE C-O NlfA TAB\Jl ADON 1ft,... lbt s t: :ut::"' = t:r... w WICW Kai Otl'iJiijiJltiQ ----oc c

11 ~ ARLINGTON VIRG I NIA Encroachments Proposal,,..,..., Wilson Blvd ENCROACHMENT PLAT _... -~- 11

12 ~ ARLINGTON VIRG I NIA Site Layout Proposal L ~ (J) 0 ::J co < Cl A <D '< Q;! < Cl 12

13 ARLINGTON VIRG I NIA 13

14 Proposed Development Statistics Building USE GFA HEIGHT Residential Office Total Residential Retail** **Inclusive of full-service grocery store 350,288 sf 274 units 41,187 sf total main roof penthouse Office 513,611 sf total Retail 11,054 sf main roof 28 penthouse 916,140 sf 10.0 FAR 14

15 Density Analysis of Site Plan Proposal Use Site Area Allocation (sf) Base FAR Base Density (sf) Additional FAR Additional Density (sf) Total Density (sf) Residential 35, , , ,288 Office 51, , , ,611 Retail 5, , ,389 52,241 Total 91,614** 383, , ,140 **Site area as proposed by applicant is based upon parcel boundaries and is inclusive of public easements that encumber the site 15

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17 ARLINGTON VIRG I NIA 1401 Wilson Blvd vicinity (2011) 1401 Wilson Blvd vicinity (circa 1900) (source: map of Alexandria County, prepared by Howell & Taylor; accessed via Arlington GIS)

18 ARLINGTON V I RG I N IA 1401 Wilson Blvd vicinity (2011) 1401 Wilson Blvd vicinity (circa 1934) (source: historical aerial imagery; Arlington GIS)

19 Realize Rosslyn: Ongoing Study of Building Form and Heights Objectives and Considerations: GOAL: Clarify the preferred County policy regarding maximum building heights and the resulting skyline in central Rosslyn Assess potential impact of current policy ( the dome, taper), and opportunities of several other scenarios - 3D computer massing model Evaluate pros/cons of each scenario, based on performance criteria such as: view corridors, sun/shade impacts, transitions in scale, horizontal and vertical building scale, ground level circulation, marketable floor plates Carry forward top one or two scenarios into next community meeting, for input, exploration and refinement Sector Plan Update likely to include proposal for new policy and strategies regarding maximum building heights in Rosslyn (Spring 2014) 19

20 Realize Rosslyn: Ongoing Study of Building Form and Heights 20

21 Realize Rosslyn: Ongoing Study of Building Form and Heights 21

22 Realize Rosslyn: Ongoing Study of Building Form and Heights Key takeaways from 7/24 Process Panel Meeting: It s evident there are real challenges with applying a strict taper policy in Rosslyn, especially given existing topography and parcel boundaries Peaks and Valleys scheme has the most merit, but may not be right fit in all locations Open Space Transitions scheme offers some benefits in transitioning to neighborhoods Variation in building height is important Mixed opinions on the importance of protecting as much of horizon line as possible, or just working to protect select views of prioritized landmarks Makes sense to explore heights above 300 feet for certain locations, along with criteria 22