Planning Commission March 12, 2020 Key Bridge Marriott Site Plan - - PowerPoint PPT Presentation

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Planning Commission March 12, 2020 Key Bridge Marriott Site Plan - - PowerPoint PPT Presentation

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Planning Commission March 12, 2020 Key Bridge Marriott Site Plan #53 Major Site Plan Amendment Master Transportation Plan Amendment Vacations & Encroachments 1401 Lee Highway Subject Items for Planning Commission 1. SP #53 SITE PLAN

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March 12, 2020

Planning Commission

1401 Lee Highway Site Plan #53 Major Site Plan Amendment Master Transportation Plan Amendment Vacations & Encroachments

Key Bridge Marriott

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Subject Items for Planning Commission

  • 1. SP #53 SITE PLAN AMENDMENT Renovation of existing hotel

with 455-units, construction of three residential buildings with 451-units. Modifications for parking, additional density, and others as needed.

  • 2. MASTER TRANSPORTATION PLAN AMENDMENT to add new

sections of N. Nash Street and N. Meade Street on the subject property north of Lee Highway.

  • 3. Ordinance of encroachment to permit the encroachment
  • f portions of balconies over an existing easement for

public street and utilities purposes

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Site Location

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Existing Conditions

NPS NPS NPS GARAGE HOTEL

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Existing Conditions

NPS Lee Hwy Gateway Park

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Existing Conditions

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Existing Conditions

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Existing Conditions

NPS

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Existing Conditions

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Existing Conditions

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Existing Conditions

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Zoning: C-O-2.5

  • 2.5 FAR Office/Commercial
  • 115 units/acre Residential
  • 180 units/acre Hotel

GLUP: High- Medium Residential

(3.24 FAR Residential)

Existing GLUP & Zoning

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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 GLUP or Zoning

GLUP & Zoning Summary

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Plans and Policies

  • No specific guidance for site
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Rosslyn Sector Plan

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  • Northern Gateway Area

positioned on northern edge outside of RCRD

  • Site included in Rosslyn

Metro Station Area, but

  • utside of the Rosslyn

Coordinated Redevelopment District

Northern Gateway

Rosslyn Sector Plan

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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
  • f 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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Bicycle Facilities

  • Implement Core of Rosslyn recommendations along North Fort Myer

Drive

  • Provision of new on-street and off-street bicycling facilities
  • Provision of Capital Bikeshare station
  • Provision of appropriate support facilities (interior parking, lockers, visitor

parking)

  • Remove skybridge, ramps, and superstructure
  • Widen sidewalks along North Fort Myer Drive
  • Remove turn pocket and driveway entrance at North Fort Myer Drive

Pedestrian Facilities

Elements that are Generally in Support of MTP policies

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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 NPS & NCPC

Other Considerations

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Site Plan Proposal

  • No change in GLUP or Zoning
  • Renovated 12-story hotel with

455 units

  • Three (3) new 16-story

residential buildings

– West Residential with 300 units; and – East Residential with 151 units

  • Two (2) new streets
  • Public open spaces
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Site Plan Proposal

  • Additional density (per ACZO Sect.

15.5.9):

  • 74 residential units and 43 hotel units

– Green building bonus density for LEED Silver (hotel) & Gold certification (residential) – Affordable housing contribution – Open space contribution (off-site) – Public open spaces (on-site) – Removal of pedestrian bridge – Capital Bike Share station Modifications:

  • Density Exclusions for storage &

mechanical spaces

  • Parking
  • 0.93 spaces/unit residential

parking ratio;

  • .48 to .54 spaces/unit hotel

parking ratio (tandem spaces excluded)

  • Compact parking ratio of

21.5%

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Density Tabulation

Zoning: C-O-2.5, Mixed Use District Residential Units Hotel Units Base maximum # of units 377 402 Proposed # of units 451 445 Additional # of units requested over base 74 43 LEED Credits 40 43 Total Additional Density Requested to be achieved per ACZO Section 15.5.9 34

ACZO Section 15.5.9- Additional density for affordable housing, community facilities, such as county facilities, schools, public transportation, public open space, community centers, etc.

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  • No outstanding policy issues
  • Community request for undergrounding of 4 utility poles on east

side of N. Oak St.

  • Potential for conflicts at site entrances and Custis Trail

Issues

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Subject Items for Planning Commission

  • 1. SP #53 SITE PLAN AMENDMENT Renovation of existing hotel

with 455-units, construction of three residential buildings with 451-units. Modifications for parking, additional density, and others as needed.

  • 2. MASTER TRANSPORTATION PLAN AMENDMENT to add new

sections of N. Nash Street and N. Meade Street on the subject property north of Lee Highway.

  • 3. Ordinance of encroachment to permit the encroachment
  • f portions of balconies over an existing easement for

public street and utilities purposes

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MTP Map Amendment

ADD – N. NASH STREET (URBAN CENTER LOCAL STREET) IMMEDIATELY NORTH OF LEE HIGHWAY (WESTBOUND) ADD - N. MEADE STREET (URBAN CENTER LOCAL STREET) IMMEDIATELY NORTH OF LEE HIGHWAY (WESTBOUND)

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Subject Items for Planning Commission

  • 1. SP #53 SITE PLAN AMENDMENT Renovation of existing hotel

with 455-units, construction of three residential buildings with 451-units. Modifications for parking, additional density, and others as needed.

  • 2. MASTER TRANSPORTATION PLAN AMENDMENT to add new

sections of N. Nash Street and N. Meade Street on the subject property north of Lee Highway.

  • 3. Ordinance of encroachment to permit the encroachment
  • f portions of balconies over an existing easement for

public street and utilities purposes

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Key Bridge Marriot – Associated Vacations

  • Two (2) portions of an Easement for Public Street and Utilities

Purposes recorded in 1972 totaling 2,799 SF

  • Necessary to construct underground garage and above-

grade portions of the East Residential Building

  • Not currently utilized for public street and utility purposes
  • Applicant will compensate the County for FMV of portions of

easement

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Key Bridge Marriot – Associated Vacations

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Public Process

 Long Range Planning Committee- Two meetings (Sept. 26, 2019, Oct. 28, 2019)

– Walking tour, Site History, Previous Uses, Site Plan, GLUP & Zoning History, Planning & Policy History – Site Analysis (Circulation & Access, Open Space & Natural Areas, Building Envelopes)

 Site Plan Review Committee- Three meetings (Nov. 21, 2019, Dec. 16, 2019, January 30, 2020)  Transportation Commission- Two meetings (January 9, 2019 and March 5, 2020)

– Recommended approval of the project (Vote 9-0-1)

 Disability Advisory Committee- February 18, 2020  E2C2- February 24, 2020  Urban Forestry Commission- February 27, 2020

  • Housing Commission- Anticipated to be heard on March 12, 2020 (CANCELLED)
  • Planning Commission- March 12, 2020
  • County Board- March 24,2020
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Recommendation

  • Recommend approval for the site plan amendment to

renovate the existing hotel with 455 units, construction of three residential buildings with 451 units. Modifications for parking, additional density, and others as needed.

  • Recommend approval for MASTER TRANSPORTATION PLAN

AMENDMENT to add new sections of N. Nash Street and N. Meade Street on the subject property north of Lee Highway.

  • Find that the proposed vacations are substantially in accord

with the Comprehensive Plan or applicable portion thereof.