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 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 of portions of balconies over an existing easement for public street and utilities purposes 2
Site Location 3
Existing Conditions NPS NPS NPS GARAGE HOTEL 4
Existing Conditions NPS Lee Hwy Gateway Park 5
Existing Conditions 6
Existing Conditions 7
Existing Conditions NPS 8
Existing Conditions 9
Existing Conditions 10
Existing Conditions 11
Existing GLUP & Zoning Zoning: C-O-2.5 GLUP: High- Medium Residential 2.5 FAR Office/Commercial (3.24 FAR Residential) 115 units/acre Residential 180 units/acre Hotel 12
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 GLUP or Zoning 13
Plans and Policies • No specific guidance for site 14
Rosslyn Sector Plan 15
Rosslyn Sector Plan Northern Gateway Area positioned on northern Northern Gateway edge outside of RCRD Site included in Rosslyn Metro Station Area, but outside of the Rosslyn Coordinated Redevelopment District 16
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) 17
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 18
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 19
Elements that are Generally in Support of MTP policies 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) Pedestrian Facilities • Remove skybridge, ramps, and superstructure • Widen sidewalks along North Fort Myer Drive • Remove turn pocket and driveway entrance at North Fort Myer Drive 20
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 NPS & NCPC 21
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 22
Site Plan Proposal Additional density (per ACZO Sect. Modifications: 15.5.9): Density Exclusions for storage & •74 residential units and 43 hotel units mechanical spaces – Green building bonus density for Parking LEED Silver (hotel) & Gold • 0.93 spaces/unit residential certification (residential) parking ratio; – Affordable housing contribution • .48 to .54 spaces/unit hotel – Open space contribution (off-site) parking ratio (tandem spaces excluded) – Public open spaces (on-site) • Compact parking ratio of – Removal of pedestrian bridge 21.5% – Capital Bike Share station 23
Density Tabulation Zoning: C-O-2.5, Mixed Use District Residential Hotel Units Units Base maximum # of units 377 402 Proposed # of units 451 445 Additional # of units 74 43 requested over base LEED Credits 40 43 Total Additional Density 34 0 Requested to be achieved per ACZO Section 15.5.9 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. 24
Issues 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 25
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 of portions of balconies over an existing easement for public street and utilities purposes 26
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) 27
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 of portions of balconies over an existing easement for public street and utilities purposes 28
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 29
Key Bridge Marriot – Associated Vacations 30
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 31
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