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

Key Bridge Marriott 2. Project Introduction & Background Major Site Plan Amendment #53 1401 Lee Highway Department of Community Planning, Housing & Development Site Plan Review Committee #1 November 21, 2019 1

Presentation Outline 1. Introduction/Overview of Proposal (Applicant) 2. Analysis of Proposal (Staff) 3. Site Design and Characteristics (Applicant) 4. Building Architecture (Applicant) 2

Schedule Sept 26 Oct 28 Nov 21 Dec 16 Jan Feb/ Mar PC/CB LRPC #1 LRPC #2 SPRC #1 SPRC #2 SPRC #3 Meetings  Walking Tour  Site Overview  Project  Follow-up  Follow-up Overview  Project  Recap from  Open Space  Community Introduction & LRPC #1  Staff Analysis Benefits &  Transportation Background Sustainable  Site Analysis  Site Design Design  Site History  Architecture  Construction Previous Site  Issues Uses  Wrap-up  Site Plan, GLUP, & Zoning History  Planning & Policy History 3

Site Location 4

Site Location 5

Background • Site Area: 5.52 acres (240,477 SF) • Existing Development: 582 hotel rooms or 107.25 rooms per acre • Site Plan #53- Approved 1967, last amended 1986 Zoning: C-O-2.5 • 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 6 GLUP: High- Medium Residential

GLUP/ Zoning Summary • 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 7

GLUP/ Zoning History Summary 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, High-Medium Residential 3.24 FAR residential 2013, 2014 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 8 180 units/acre Hotel

Site History- Previous Site Uses  Brewery, Cherry Smash Soda  Laundry Service  Hardware Warehouse  American Ice Company  Hot Shoppe Restaurant  Marriott Motor Hotel 9

Timeline of Key Events 1890-1940 1940-1960 1970-1980 1980-2019 1960-1970 1896- Consumer’s 1940- Hot Shoppe’s 1961- GLUP 1970- Marriott 1982- County Board Brewery “General Business” demolished the Hot Restaurant (J.W. removes hotel uses Shoppe restaurant from the RA-4.8 district Marriott) 1902- Arlington 1964-66- GLUP Brewery “Motel” 1973- “High-Medium 1983- GLUP “High- 1950- Zoning “C-M” Residential” GLUP Medium Residential” 1920- Cherry Smash 1967- County Board amended to allow hotel 1958- Marriott Soda Co. approves Site Plan uses 1986- Hotel density demolished Cherry #53 Marriott Motor removed from GLUP Smash plant to build 1923- Key Bridge Hotel addition of 12- 1975- GLUP “High “High-Medium “Hot Shoppe’s Motel” & Rosslyn Terminal story addition to Residential” Residential” Station existing hotel 1959- Marriott Motor 1977- County Board 1987- Zoning districts Hotel opened 1939- Rosslyn 1967- Zoning “C-O ” approves site plan added to GLUP, Terminal Station amendment for 12- including RA-4.8 for demolished story addition “High-Medium Residential” 1930-42- Zoning 1978- Zoning “C-O 2.5” “Heavy Industry ” 2019- GLUP “High- 1979- GLUP “High- Medium Residential” Medium Residential ” Zoning- C-O 2.5” 10

Plans and Policies 11

Rosslyn Sector Plan Site 12

Rosslyn Sector Plan- Northern Gateway Area • Northern Gateway Area positioned on northern edge Northern Gateway outside of RCRD • Site included in Rosslyn Metro Station Area, but outside of the Rosslyn Coordinated Redevelopment District 13

Rosslyn Sector Plan- Northern Gateway Area • 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) 14

Rosslyn Sector Plan- Northern Gateway Area Gateway Park • Better connectivity to Rosslyn and Key Bridge Marriott site • Remove existing concrete ramps & skywalks for better access & views 15

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 16

Other Considerations 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 17

Other Considerations National Capital Planning Commission (NCPC) 18

Other Considerations 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 on design treatments of natural edges & Rosslyn Circle 19

Other Considerations National Park Service (NPS) & GWMP 20

LRPC Site Analysis 2. Project Introduction & Background 21

Site Analysis- Existing Conditions 22

Site Analysis- Circulation & Access 23

Site Analysis- Circulation & Access • 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. 24

Site Analysis- Open Space & Natural Areas 25