Key Bridge Marriott 2. Project Introduction & Background Major - - PowerPoint PPT Presentation

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• 2. Project Introduction & Background

Major Site Plan Amendment #53 1401 Lee Highway

Key Bridge Marriott

Department of Community Planning, Housing & Development Site Plan Review Committee #1 November 21, 2019

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Presentation Outline

• 1. Introduction/Overview of

Proposal (Applicant)

• 2. Analysis of Proposal (Staff)
• 3. Site Design and

Characteristics (Applicant)

• 4. Building Architecture

(Applicant)

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LRPC #1 LRPC #2 SPRC #1 SPRC #2 SPRC #3

Sept 26 Oct 28 Nov 21 Dec 16 Jan Feb/ Mar

PC/CB Meetings

• Walking Tour
• Project

Introduction & Background

• Site History
• Previous Site

Uses

• Site Plan,

GLUP, & Zoning History

• Planning &

Policy History

• Site Overview
• Recap from

LRPC #1

• Site Analysis
• Project

Overview

• Staff Analysis
• Site Design
• Architecture
• Follow-up
• Open Space
• Transportation
• Follow-up
• Community

Benefits & Sustainable Design

• Construction

Issues

• Wrap-up

Schedule

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Site Location

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Site Location

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Background

Zoning: C-O-2.5 GLUP: High- Medium Residential

• Site Area: 5.52 acres (240,477 SF)
• Existing Development: 582 hotel rooms
• r 107.25 rooms per acre
• Site Plan #53- Approved 1967, last

amended 1986

• 625 surface & structured parking

spaces; 1.05 spaces per hotel room

• Existing GLUP designation: "High-

Medium" Residential

• Existing Zoning: "C-O-2.5”
• Civic Association: North Rosslyn

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• The hotel use on the site (1959) predates the GLUP (1961)
• 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 1987 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.

• 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.

• Applicant is not requesting a change to the existing GLUP of “High-Medium”

Residential

GLUP/ Zoning Summary

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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 (2018) High-Medium Residential 3.24 FAR residential 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

GLUP/ Zoning History Summary

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Site History- Previous Site Uses

• Brewery, Cherry Smash Soda
• Laundry Service
• Hardware Warehouse
• American Ice Company
• Hot Shoppe Restaurant
• Marriott Motor Hotel

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Timeline of Key Events

1890-1940 1940-1960 1960-1970 1970-1980 1980-2019

1896- Consumer’s Brewery 1902- Arlington Brewery 1920- Cherry Smash Soda Co. 1923- Key Bridge & Rosslyn Terminal Station 1939- Rosslyn Terminal Station demolished 1930-42- Zoning “Heavy Industry” 1940- Hot Shoppe’s Restaurant (J.W. Marriott) 1950- Zoning “C-M” 1958- Marriott demolished Cherry Smash plant to build “Hot Shoppe’s Motel” 1959- Marriott Motor Hotel opened 1961- GLUP “General Business” 1964-66- GLUP “Motel” 1967- County Board approves Site Plan #53 Marriott Motor Hotel addition of 12- story addition to existing hotel 1967- Zoning “C-O” 1970- Marriott demolished the Hot Shoppe restaurant 1973- “High-Medium Residential” GLUP amended to allow hotel uses 1975- GLUP “High Residential” 1977- County Board approves site plan amendment for 12- story addition 1978- Zoning “C-O 2.5” 1979- GLUP “High- Medium Residential” 1982- County Board removes hotel uses from the RA-4.8 district 1983- GLUP “High- Medium Residential” 1986- Hotel density removed from GLUP “High-Medium Residential” 1987- Zoning districts added to GLUP, including RA-4.8 for “High-Medium Residential” 2019- GLUP “High- Medium Residential” Zoning- C-O 2.5”

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Plans and Policies

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Rosslyn Sector Plan

Site

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• Northern Gateway Area

positioned on northern edge

• utside of RCRD
• Site included in Rosslyn Metro

Station Area, but outside of the Rosslyn Coordinated Redevelopment District

Northern Gateway

Rosslyn Sector Plan- Northern Gateway Area

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• Plan calls for a short-term/mid-term implementation action to conduct a planning

effort for this area addressing relationships with:

– The Esplanade – Riverfront Access and Boathouse Opportunities – Mount Vernon Trails and Custis Trail Intersection/ Improvements – New roadway cross-sections, including two-way travel – Gateway Park Improvements – Potential Air Rights Development – Potential Park, Recreation, and Open Space Opportunities – Future National Monument/Memorial Site – Key Bridge Pedestrian/ Bicycle Improvements – Adjoining Redevelopment Opportunities

• “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.” (Rosslyn Sector Plan, p. 89)

Rosslyn Sector Plan- Northern Gateway Area

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Gateway Park

Rosslyn Sector Plan- Northern Gateway Area

• Better connectivity

to Rosslyn and Key Bridge Marriott site

• Remove existing

concrete ramps & skywalks for better access & views

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Rosslyn Sector Plan

Building Height: Central Place Observation Deck

• Key landmarks to remain visible from the northwestern quadrant of

the public observation deck include:

• The National Cathedral
• Healy Hall at Georgetown University
• The Potomac River
• Portions of Gateway Park, Rosslyn Circle and the George

Washington Memorial Parkway

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Future National Monument/ Memorial Site

• (1) Rosslyn Gateway Park, (2) Rosslyn

Circle, or (3) 1101 Wilson Blvd. sites identified as a potential candidate site for a future memorial in National Capital Planning Commission’s “Memorials and Museums Master Plan” in 2001.

• Consider building heights, visual impact

to natural setting and surrounding federal parks

• Further coordination with NCPC

Other Considerations

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National Capital Planning Commission (NCPC)

Other Considerations

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George Washington Memorial Parkway and National Park Service (NPS)

• Consider building heights, visual impact

from:

– Theodore Roosevelt Island – Arlington Ridge (United States Marine Corps War Memorial & Netherlands Carillon) – The George Washington Memorial Parkway – Rock Creek Park – Chesapeake & Ohio Canal National Historic Park – National Mall and Memorial Parks

• Further coordination with NPS/GWMP Staff
• n design treatments of natural edges &

Rosslyn Circle

Other Considerations

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National Park Service (NPS) & GWMP

Other Considerations

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• 2. Project Introduction & Background

LRPC Site Analysis

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Site Analysis- Existing Conditions

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Site Analysis- Circulation & Access

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• Remove skybridge from Gateway Park over Lee Highway per the Rosslyn Sector

Plan.

• Enhance and reinforce safe crossings for pedestrians at the N. Nash St. and Ft. Myer
• Dr. intersections to access the site, Gateway Park and central Rosslyn.
• Consider extension of N. Nash St. into the site to serve the existing hotel and potential

new buildings/structures on the west side of the block.

• Consider creation of a new street between N. Nash St. and Ft. Meyer Dr. to provide

access to the existing hotel and potential new buildings on the east side of the block.

• Balance the creation of new east/west secondary connection(s) to provide internal

circulation across the block.

• Bicycle and pedestrian access around the rear of the site is desirable and should have

good connectivity from Key Bridge to the N. Nash Street.

• Avoid creating excessive asphalt and impermeable surfaces at grade for circulation.
• Provide safe and attractive circulation throughout the site.
• Locate building parking or loading access points away from intersections and towards

the middle of the block where possible to avoid conflicts.

Site Analysis- Circulation & Access

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Site Analysis- Open Space & Natural Areas

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• Celebrate the history of the site with creative landscape design expressions

through materials, signage, planting design, furnishings, lighting, or public art.

• Provide opportunities to connect visually with natural features of the Palisades

area, including the Colonial Branch hollow and the Potomac River.

• Preserve, respect and enhance the existing Resource Protection Area of the

Colonial Branch tributary.

• Maximize green space and tree canopy throughout the site, including streetscapes

and roof tops.

• Explore opportunities for improvements to Gateway Park.
• Partner with NPS & NCPC on removal of invasive plants and landscape design/

restoration treatments adjacent to Rosslyn Circle.

• Refer to the Design Guidelines for Privately Owned Public Spaces in the adopted

Public Spaces Master Plan (PSMP).

Site Analysis- Open Space & Natural Areas

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Site Analysis- Potential Building Envelopes

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• Consider potential visual impacts to George Washington Memorial Parkway and other

National Park sites or Rosslyn Circle/Future Potential Memorial Site.

• Provide landmark architectural features that establish a distinct identity of place,

symbolically mark this important gateway and contribute to the Rosslyn skyline.

• Reinforce street wall with active ground floor uses facing Lee Highway and Gateway

Park.

• Consider providing publicly accessible roof spaces offering views of the Potomac River.
• Incorporate biophilic and green building design principles, including green roofs and

terraces to complement the surrounding natural areas.

• Consider sun/shade impacts to adjacent public open spaces.
• Consider future phasing and redevelopment of the existing hotel.
• Provide a variety of uses on the site – residential as well as retail and other uses that

support residential.

• Celebrate the history of the site through creative architectural features or uses.
• Consider building heights and views from the Central Place Observation Deck.

Site Analysis- Potential Building Envelopes

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Applicant’s Proposal

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Applicant’s Proposal

• Partially demolish and renovate existing hotel – 299, 870 sq. ft. (446 rooms)
• Construct two (2) new residential buildings

(2) Condominium Buildings – 334,821 sq. ft. (151 units) (1) Apartment Building – 301,732 sq. ft. (300 units)

• Density/ Height

Proposed density: 199.02 units/acre (hotel) & 137.5 units/acre (residential) Proposed height: Hotel (12 stories) Residential – West (16 stories) Residential – East (16 stories)

• Proposed Parking Ratio: 0.48 (spaces/hotel room) & 0.93 (residential

spaces/unit)

• LEED Silver

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Modifications Requested

• Bonus Density for LEED Silver, Affordable

Housing, construction problems & techniques, and new open space

• Reduced Parking Ratios
• Higher percentage of compact parking

spaces

Applicant’s Proposal

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Preliminary Issues

Transportation

• Intersections,

safety

• New connections
• Internal circulation
• Streetscape design
• Parking, loading

Open Space

• Celebrate site history
• Views
• Partner with NPS on

invasive removal & Rosslyn Circle design

• Ensure spaces are

visible, welcoming

• Maximize tree canopy

& green space Architecture

• Visual impact
• Green building design
• Upper level views
• Facades facing public

spaces, sidewalks

• Parking, loading
• Celebrate site history

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• 2. Project Introduction & Background

Thank you!