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Major Site Plan Amendment, Rezoning, and Vacation

SP #79, Rosslyn Holiday Inn

Department of Community Planning, Housing, and DevelopmentSite Plan Review Committee #1April 1, 2019

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Presentation Outline

1. History and Background2. Existing Conditions and Urban Design Context

Break for applicant presentation

3. Plans and Policies, and Zoning4. Staff Analysis and Preliminary Issues

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History and Background

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Site

SP #79 – Rosslyn Holiday Inn 1900 North Fort Myer Drive

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Background SP #79• Approved by the County

Board October 23, 1969• Zoned C-O• Hotel with 300 guestrooms• Accessory restaurant space• 5,600 sf conference space• 435 structured parking spaces

“Parcel Q”• Leftover ROW from I-66• Conveyed to County in 1984

for no compensation• Restrictive covenant placed

on parcel requiring it to be used as open space in perpetuity

• County Board passed resolution on March 16, 2019 requesting VDOT abandonment of interests in Parcel Q.

“Parcel Q”

20th Street N.

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Applicant’s ProposalProposal • Request rezoning of site from C-O

and S-3A to C-O-Rosslyn• Request vacation of 20th Street

North & Conveyance of Parcel Q• Request major site plan

amendment for:– 327 hotel guestrooms– 44,140 sf hotel conference facility – 490 residential units – 13,456 sf retail – Two towers of 38 and 25 stories– 858 below and above grade parking spaces

Proposed statistics• 9.62 FAR• 759,478 sf GFA• 357 feet main roof height• Parking –

– 1 space per dwelling unit– 1 space per guestroom– 1 space per 530 sf retail

• LEED Gold

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Existing Conditions Context

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14 foot grade differential

23.5 foot grade differential

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Plans, Policies, and Zoning

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GLUP

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Zoning

C-O-Rosslyn“In considering the approval of a site plan, the County Board may approve density and height above [4.8 FAR/180 feet] where it finds that the development project is consistent with the Rosslyn Sector Plan, offers certain features, design elements, services, or amenities identified in the Rosslyn Sector Planand meets [site plan standards] and other special exception criteria of the Zoning Ordinance.

Building Height:• May approve additional height subject to building heights map, consistent with stepbacks and neighborhood

transitions shown in the Rosslyn Sector Plan, consistent with Peaks and Valleys policy• Priority view corridors are preserved• Distinctive and dynamic skyline with varied heights and architectural expressions• Transition and scale to surrounding neighborhoods • Opportunities for daylight for public parks and open spaces• Appealing, pedestrian-scaled street environment

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Zoning

Modifications • Additional Density• Additional Height• Density Exclusions• Placement Standards• Residential Use Standards

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Rosslyn Sector Plan

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Urban Design Vision

Major themes

• Move away from development oriented around the auto

• Reclaim excess roadway for expanded pedestrian infrastructure

• Relate building facades to public realm

• Achieve the a “Peaks and Valleys” approach to building heights

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Plans and Policies

Rosslyn Sector Plan

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Plans and Policies

Rosslyn Sector Plan

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Plans and Policies

Rosslyn Sector Plan

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Plans and Policies

Rosslyn Sector Plan

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Plans and Policies

Rosslyn Sector Plan

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Plans and Policies

Rosslyn Sector Plan

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Core of Rosslyn Study

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Preliminary Issues

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Plan Consistency

• Land use • Building heights and tower orientation • Massing transitions to neighborhood edge • Streetscape on majority of facades • Architectural treatment

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Preliminary Issues

Lee Highway Frontage

Sector Plan cautions against small unplanned on-site open spaces

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Preliminary Issues Fort Myer Drive Porte Cochereand Streetscape

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Preliminary IssuesFort Myer Drive Lay-By

Fort Myer Drive Cycle Track Plans

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Preliminary Issues PedestrianPathway

1. Design 2. Location

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Preliminary Issues

Parking and Massing Parking Proposed Parking 858 spaces Hotel (1 sp/room) 389 spacesHotel required (.7 sp/room) 238 spacesResidential (.9 sp/du)Residential required (1 sp/unit)Retail (1 sp/530 sf)

441 spaces

490 spaces 28 spaces

Retail Required (1 sp/1,000 sf)

14 spaces

Required Parking 742 spaces

Parking is provided in three levels below gradeand four levels above grade

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Preliminary Issues

Tower Separation

41 Feet

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Thank you! Questions?

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Rosslyn Sector Plan Recommended Open Space Network

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Potential Air Rights Development