1401 Wilson Boulevard & 1400 Key Boulevard R o s s l y n , A r - - PowerPoint PPT Presentation
1401 Wilson Boulevard & 1400 Key Boulevard R o s s l y n , A r l i n g t o n C o u n t y , V i r g i n i a 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 # 2 0 9 .1 9 . 2 0 13 SPRC #2 Agenda 1 Development Statistics
R o s s l y n , A r l i n g t o n C o u n t y , V i r g i n i a
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 # 2
0 9 .1 9 . 2 0 13
SPRC #2 Agenda
1 Development Statistics 2 Building Heights and Penthouse Details 3 Allocation of Uses 4 Retail Presentation by Streetsense
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Development Statistics
“High” Offjce, Apartment, Hotel; within the Rosslyn Coordinated Redevelopment District (GLUP note 15)
“C-O” to “C-O Rosslyn”
91,614 SF (2.10 acres) Two parcels: 1401 Wilson Blvd. - 57,926 SF 1400 Key Blvd - 33,688 SF
1400 Key Blvd. - Residential 350,288 SF, 274 units 37,613 SF grocery at ground level 3,574 SF grocery at garden level 1401 Wilson Blvd. - Offjce 513,611SF Class A 11,054 SF retail
Residential - 32 stories 295.50’ to main roof 313.49’ to penthouse/architectural feature Offjce - 29 stories 299.81’ to main roof 322.81’ to penthouse/architectural feature
Residential - 235 spaces (0.85 space per 1 unit) Offjce - 432 spaces (1 space per 1,200 SF) Retail - 87 spaces (1 space per 485 SF on one dedicated parking level, ratio includes exclusion for proximity to Metro) All parking located below grade
47,214 SF (52% of total site area) Includes one acre garden with interactive water elements, active recreation opportunities, and outdoor gathering spaces
Residential - LEED-New Construction Silver Offjce - LEED-Core & Shell Platinum
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Development Statistics
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Building Heights & Penthouse Details
PH ROOF OL MAIN ROOF OL 29 +322.81’ +299.81’ +279.64’
All height shown in average site elevation (ASE) Penthouse Roof 322.81’ ASE Main Roof 299.81’ ASE Penthouse Height 23’
Summary
ASE +124.76’ FROM ASE +300’
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1401 Wilson Blvd Offjce Height Detail
Area to top of main roof Area above main roof
KEY
XSECT-C.5-dp.dgn 9/13/2013 12:38:49 PM SCALE 1:0.0833336
All height shown in average site elevation (ASE)
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1401 Wilson Blvd Offjce Roof Detail
Area to top of main roof Area above main roof
KEY
PH ROOF (HP) +313.49’
Penthouse Roof 313.49’ ASE Main Roof 295.50’ ASE Penthouse Height 18’
Summary
All height shown in average site elevation (ASE)
PH ROOF (HP) MAIN ROOF
RL 32 FROM ASE ASE POOL DECK MAIN ROOF +265.71’ +300.00’ +124.76’ +284.44’ +295.50’ PH ROOF (HP) +313.49’
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1400 Key Blvd Residential Height Detail
Area to top of main roof Area above main roof
KEY
XSECT-F-F-AF Study-CP.dgn 9/12/2013 11:04:12 AM SCALE 1:0.0833336
All height shown in average site elevation (ASE)
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1400 Key Blvd Residential Roof Detail
Area to top of main roof Area above main roof
KEY
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Allocation of Uses
Existing 1400 Key & 1401 Wilson Uses: Offjce 361,000 sf. Retail 24,000 sf. Residential 0 sf. Proposed Uses: Proposed Uses as Percentage of Total GFA: Offjce 56% Grocery/Retail 6% Residential 38% Proposed Open Space: 47,214 sf or 52% of site area Existing Uses as Percentage of Total GFA: Offjce 94% Retail 6% Residential 0% Percent Increase over Existing GFA: Offjce 42% Retail 118% Residential 350% Proposed 1401 Wilson Boulevard Uses: Offjce 513,611 sf. Retail 11,054 sf. Amounts to 57% of site density. Proposed 1400 Key Boulevard Uses: Residential 350,288
Grocery main 37,613 sf. Grocery garden 3,574 sf. Amounts to 43% of site density. Existing Uses:
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Allocation of Uses
Existing & Proposed
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Allocation of Uses
3-D
Oak Street Key Boulevard
Offjce Residential Retail Open Space
KEY
OFFICE
RETAIL RETAIL RETAIL
Oak St. Nash St. Wilson Blvd. Key Blvd.
RESIDENTIAL
GROCERY MEZZANINE
Grocery Mezzanine 3,574 Main 37,613 Total 41,187 Residential 350,288 Total SF 391,475 (43% of site density)
1400 Key Blvd.
Offjce 513,611 Retail 11,054 Total SF 524,665 (57% of site density)
1401 Wilson Blvd.
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Site Plan - Garden Level - elevation 140’ ASL
GROCERY GROUND FLOOR
(WITH ENTRANCE ON KEY BLVD.) RETAIL ABOVE RETAIL ABOVE RETAIL ABOVE RESIDENTIAL ABOVE OFFICE ABOVE
Oak St. Nash St. Wilson Blvd. Key Blvd.
1400 Key Blvd.
Grocery Main 37,613 SF
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Site Plan - Grocery Level - elevation 123’ ASL
OFFICE RESIDENTIAL
Oak St. Nash St. Wilson Blvd. Key Blvd. Residential fmoor plate: 14,500 GSF 274 units 32 stories (includes 5 levels of parking located below average site elevation)
1400 Key Blvd.
Offjce fmoor plate: 24,450 GSF Total SF: 524,665 SF (57% of site density) 29 stories (includes 5 levels of parking located below average site elevation)
1401 Wilson Blvd.
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Typical Offjce/Residential Level
Presentation to
Arlington Arlington Arlington Arlington County County County County Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee
Bruce Leonard Bruce Leonard Bruce Leonard Bruce Leonard Managing Principal Managing Principal Managing Principal Managing Principal – – – – Architecture Architecture Architecture Architecture & & & & James McCandless James McCandless James McCandless James McCandless Director of Retail Director of Retail Director of Retail Director of Retail Streetsense Streetsense Streetsense Streetsense
Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee
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Leading up to the downturn in 2008, Wall Street and the Investor Market were driving Retail Expansion National retailers will be scaling back on new growth moving forward with some stores reducing the store count by 50% over the
CHANGE IN CONSUMER BUYING PATTERNS
the store count by 50% over the next five years The X & Y Generations are becoming a significant buying force focused on “Experience”
The new shopper is brand conscious but not brand loyal and views most national retailers as a commodity with more than 18% of retail purchases now occurring
Both Boomers and X & Y’s are seeking the city and retailers are following them with their growth strategies Streetsense has experienced brokerage work shifting from a majority of our leasing activity
DEVELOPMENT PATTERNS SWITCHING TO “URBAN” OVER “SUBURBAN”
majority of our leasing activity
2008) to the majority of leasing volume inside the beltway (75% today) Urban markets are underserved by most retail categories and represent the biggest opportunity for retail expansion
Many consumers are looking for a mixed=use
main groups are:
Aging Baby Boomers looking to simplify their lifestyle.
to simplify their lifestyle. Young professionals looking for a more urban living experience with the convenience of a suburban location. Retirees looking for a more immersive environment that provides public areas to spend leisure time.
PLACE MATTERS TO TODAY’S RETAILERSA
THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL RETAIL HAVE NEVER BEEN STRONGER
The Shops at Wisconsin Place
Annual gross sales: $500/sf Average Household Income: $251,838
PLACE MATTERS TO TODAY’S RETAILERSA
THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL RETAIL HAVE NEVER BEEN STRONGER
One mile from The Shops at Wisconsin Place..
Bethesda Row
Annual gross sales
Average Household Income: $116,321
Guidelines and general principles:
accessibility and Security
ARLINGTON COUNTY’S ROSSLYN= BALLSTON RETAIL ACTION PLAN
the pedestrian reigns supreme.
1401 Wilson Blvd
Addresses the significant need for a full service community grocery store in Rosslyn
ARLINGTON ECONOMIC DEVELOPMENT’S 2007 STUDY – “GROCERY STORE TRENDS & OPPORTUNITIES IN ARLINGTON VIRGINIA
Rosslyn is currently only served by a 24,570 square foot Safeway, which
Primarily served by Fast Casual (“Grab & Go”) and moderate Full Service Restaurants These retail uses generally target markets with high daytime (workforce)
daytime (workforce) populations, which is why Rosslyn has been a prime target Additionally, Rosslyn’s proximity to Georgetown, Courthouse and Clarendon, each with established retail trade areas, means that Rosslyn is often targeted as an in=fill market.
More than 1,000 residential units are approved This increased residential density creates significant
including:
Full Service Restaurants Services (Salons, Gyms, etc) Local/Regional Specialty Goods
The additional residential units will make Rosslyn a primary target for multiple retail uses
Oak Street is centrally located within the existing and future residential projects and provides a great opportunity for a grocery store concept With dual sided retail storefronts, along with
Oak Street should become a retail destination Proposed sidewalk plan, which is consistent with successful “places” like Bethesda Row, will permit the retail uses (cafes, restaurants and shops) to further animate the streetscape Creating an environment that promotes “place” is critical to attracting and fostering Vibrant Retail and attracting a blend of Local and National retail brands
The future of retail is all about creating a “PLACE” and an EXPERIENCE! Centrally located within the Rosslyn community and only two blocks from Rosslyn Metro Station
Metro Station Integrating Retail, Residential and Office uses at this site will significantly increase retail demand, while also activating the streetscape along Oak Street Serves an immediate need in the Rosslyn community, by providing grocery, better restaurants and public space