1401 Wilson Boulevard SP #429

SPRC #2

Aaron Shriber, DCPHD

Anthony Fusarelli, DCPHD

September 19, 2013

Site Location

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VIRG I NIA

GLUP Designation

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Realize Rosslyn

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ARLI N GTON VIJlG I NlA

a pan for a distindive urba place

Zoning District Designation

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C-O-Rosslyn Zoning District

Zoning Ordinance Section 7.15: The purpose of the C-O, Rosslyn, Commercial Office Building, Retail, Hotel and Multiple-family Dwelling District is to encourage a mixed-use development of office, retail and service commercial, hotel and multiple-family dwelling uses within the Rosslyn Metro station Area and the area designated as the Rosslyn Coordinated Redevelopment District on the General Land Use Plan…The goals of this district are to: A. Create premier office space suitable for regional and national headquarters of major corporations,

institutions and international firms;

B. Provide hotels that expand and enhance hotel services for Rosslyn and Arlington County businesses, residents, and visitors;

C. Provide residential development that meets the housing goals and policies of Arlington County;

D. Implement urban design, streetscape and open space plans and policies, including the central place, the esplanade and other public facilities;

E. Achieve the policy objectives for increasing retail commercial services in the center of Rosslyn; and

F. Achieve superior architecture and the best in urban design practice. 6

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• By-Right Projects Maximum Density: 0.4 – 0.6 FAR Maximum Height: 35 feet Community Benefits: none

• Special Exception Site Plan Projects Maximum Density: 3.8 FAR (office), 4.8 FAR

(residential or hotel) Maximum Height: 153 feet (office), 180 feet

(residential or hotel) Community Benefits: standard site plan conditions

C-O-Rosslyn Zoning District cont.

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• Special Exception Site Plan Projects with Additional

Density and Height Maximum Density: up to 10 FAR Maximum Height: 300 feet (or up to 400+/- feet in

Central Place) Community Benefits: standard site plan conditions,

plus other important community benefits identified in approved plans for the area

C-O-Rosslyn Zoning District cont.

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• Further articulates goals of General Land Use Plan and

1992 Rosslyn Station Area Plan Addendum – Greatest building heights closest to Metro – Tapering of building heights further away from Metro – Consider impact on “view corridors” – Design of building tops should consider impact on

skyline

2002 Resolution Governing Building Heights in Rosslyn

Rezoning

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Encroachments Proposal

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Site Layout Proposal

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Proposed Development Statistics

Building USE GFA HEIGHT

Residential Residential 350,288 sf

274 units 313.49’—total 284.44’—main roof 29.05’—penthouse Retail** 41,187 sf

Office Office 513,611 sf 322.81’--total

294.81’—main roof 28’—penthouse

Retail 11,054 sf

Total 916,140 sf 10.0 FAR

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**Inclusive of full-service grocery store

Density Analysis of Site Plan Proposal

Use Site Area Allocation (sf)

Base FAR Base Density (sf)

Additional FAR

Additional Density (sf)

Total Density (sf)

Residential 35,029 4.8 168,138 5.2 182,150 350,288

Office 51,361 3.8 195,172 6.2 318,439 513,611

Retail 5,224 3.8 19,852 6.2 32,389 52,241

Total 91,614** 383,162 532,978 916,140

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**Site area as proposed by applicant is based upon parcel boundaries and is inclusive of public easements that encumber the site

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1401 Wilson Blvd vicinity (2011) 1401 Wilson Blvd vicinity (circa 1900) (source: map of Alexandria County, prepared by Howell & Taylor; accessed via Arlington GIS)

ARLINGTON VIRG I NIA

1401 Wilson Blvd vicinity (2011) 1401 Wilson Blvd vicinity (circa 1934) (source: historical aerial imagery; Arlington GIS)

ARLINGTON V I RG I N IA

Realize Rosslyn:

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• GOAL: Clarify the preferred County policy regarding maximum building heights and the resulting skyline in central Rosslyn

• Assess potential impact of current policy (“the dome”, taper), and opportunities of several other scenarios - 3D computer massing model

• Evaluate pros/cons of each scenario, based on performance criteria such as: view corridors, sun/shade impacts, transitions in scale, horizontal and vertical building scale, ground level circulation, marketable floor plates

• Carry forward top one or two scenarios into next community meeting, for input, exploration and refinement

• Sector Plan Update likely to include proposal for new policy and strategies regarding maximum building heights in Rosslyn (Spring 2014)

Ongoing Study of Building Form and Heights

Objectives and Considerations:

Realize Rosslyn:

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Ongoing Study of Building Form and Heights

Realize Rosslyn:

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Ongoing Study of Building Form and Heights

Realize Rosslyn:

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• It’s evident there are real challenges with applying a strict taper policy in Rosslyn, especially given existing topography and parcel boundaries

• Peaks and Valleys scheme has the most merit, but may not be right fit in all locations

• Open Space Transitions scheme offers some benefits in transitioning to neighborhoods

• Variation in building height is important

• Mixed opinions on the importance of protecting as much of horizon line as possible, or just working to protect select views of prioritized landmarks

• Makes sense to explore heights above 300 feet for certain locations, along with criteria

Ongoing Study of Building Form and Heights

Key takeaways from 7/24 Process Panel Meeting: