R o s s l y n, A r l i n g t o n C o u n t y, V i r g i n i a. S i t e P l a n R e v i e w C o m m i t t e e M e e t i n g # 2

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1 W i l s o n B o u l e v a r d & K e y B o u l e v a r d R o s s l y n, A r l i n g t o n C o u n t y, V i r g i n i a S i t e P l a n R e v i e w C o m m i t t e e M e e t i n g #

2 S P R C # 2 A g e n d a 1 Development Statistics 2 Building Heights and Penthouse Details 3 Allocation of Uses 4 Retail Presentation by Streetsense 2

3 D e v e l o p m e n t S t a t i s t i c s 3

4 Development Statistics General Land Use Plan (GLUP) High Office, Apartment, Hotel; within the Rosslyn Coordinated Redevelopment District (GLUP note 15) Proposed Rezoning C-O to C-O Rosslyn Site Area 91,614 SF (2.10 acres) Two parcels: 1401 Wilson Blvd. - 57,926 SF 1400 Key Blvd - 33,688 SF Proposed Uses/Density (10.0 FAR) 1400 Key Blvd. - Residential 350,288 SF, 274 units 37,613 SF grocery at ground level 3,574 SF grocery at garden level 1401 Wilson Blvd. - Office 513,611SF Class A 11,054 SF retail Building Heights Residential - 32 stories to main roof to penthouse/architectural feature Office - 29 stories to main roof to penthouse/architectural feature Parking Residential spaces (0.85 space per 1 unit) Office spaces (1 space per 1,200 SF) Retail - 87 spaces (1 space per 485 SF on one dedicated parking level, ratio includes exclusion for proximity to Metro) All parking located below grade Landscaped Area 47,214 SF (52% of total site area) Includes one acre garden with interactive water elements, active recreation opportunities, and outdoor gathering spaces Sustainability Residential - LEED-New Construction Silver Office - LEED-Core & Shell Platinum 4

5 B u i l d i n g H e i g h t s & P e n t h o u s e D e t a i l s 5

6 1401 Wilson Blvd Office Height Detail All height shown in average site elevation (ASE) PH ROOF FROM ASE +300 OL MAIN ROOF OL Summary Penthouse Roof Main Roof ASE ASE Penthouse Height 23 KEY Area to top of main roof Area above main roof ASE

7 1401 Wilson Blvd Office Roof Detail All height shown in average site elevation (ASE) KEY Area to top of main roof Area above main roof.5-dp.dgn 9/13/ :38:49 PM SCALE 1:

8 1400 Key Blvd Residential Height Detail All height shown in average site elevation (ASE) Summary PH ROOF (HP) MAIN ROOF PH ROOF (HP) FROM ASE MAIN ROOF POOL DECK Penthouse Roof Main Roof ASE ASE Penthouse Height 18 RL KEY Area to top of main roof Area above main roof ASE

9 1400 Key Blvd Residential Roof Detail All height shown in average site elevation (ASE) KEY Area to top of main roof Area above main roof 9

10 A l l o c a t i o n o f U s e s 10

11 Allocation of Uses Existing & Proposed Existing Uses: Existing 1400 Key & 1401 Wilson Uses: Office 361,000 sf. Retail 24,000 sf. Residential 0 sf. Proposed Uses: Proposed 1401 Wilson Boulevard Uses: Office 513,611 sf. Retail 11,054 sf. Amounts to 57% of site density. Existing Uses as Percentage of Total GFA: Office 94% Retail 6% Residential 0% Proposed 1400 Key Boulevard Uses: Residential 350,288 sf. (274 units) Grocery main 37,613 sf. Grocery garden 3,574 sf. Amounts to 43% of site density. Proposed Uses as Percentage of Total GFA: Office 56% Grocery/Retail 6% Residential 38% Proposed Open Space: 47,214 sf or 52% of site area Percent Increase over Existing GFA: Office 42% Retail 118% Residential 350% 11

12 Allocation of Uses 3-D KEY Office Residential Retail Key Boulevard Oak Street Open Space 12

13 Site Plan - Garden Level - elevation 140 ASL Oak St. RETAIL RETAIL Wilson Blvd. OFFICE RETAIL Key Blvd. GROCERY MEZZANINE RESIDENTIAL Nash St Key Blvd Wilson Blvd. Office 513,611 Retail 11,054 Total SF 524,665 (57% of site density) Grocery Mezzanine 3,574 Main 37,613 Total 41,187 Residential 350,288 Total SF 391,475 (43% of site density) 13

14 Site Plan - Grocery Level - elevation 123 ASL Oak St. RETAIL ABOVE RETAIL ABOVE Wilson Blvd. OFFICE ABOVE RETAIL ABOVE GROCERY GROUND FLOOR (WITH ENTRANCE ON KEY BLVD.) Key Blvd. RESIDENTIAL ABOVE Nash St Key Blvd. Grocery Main 37,613 SF 14

15 Typical Office/Residential Level Oak St. Wilson Blvd. OFFICE Key Blvd. RESIDENTIAL 1401 Wilson Blvd. Office floor plate: 24,450 GSF Total SF: 524,665 SF (57% of site density) Nash St Key Blvd. 29 stories (includes 5 levels of parking located below average site elevation) Residential floor plate: 14,500 GSF 274 units 32 stories (includes 5 levels of parking located below average site elevation) 15

16 THE CHANGING FACE OF RETAIL Presentation to Arlington County Site Plan Review Committee Bruce Leonard Managing Principal Architecture & James McCandless Director of Retail Streetsense

17 an ur"ic:ornmon cdtllec1ive (jf designers. brokers, arcl'iilec1s. deowejopers., planners, researchers, and t~ea1ne ~h.nkers. We are insj]ired by lhe des e ro c:reale l:islinc:live places and meaninglul bratlds. Wha1ever 1he cha enge, ow learn or e;~;perts is ready 1o lake il en,ri1h you - our c.ollaboralrve ldooh~~ is our grea1esl diflerenlialor. 4tlOD easl '"Ills! higlil'ti!l~. SJJile Et.IO I br:lltll!-w.a, mar,fard 2{)~ 1 4 3D 1.6~2. 9D2D I slrel!tsense.~m

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19 Major Shifts in the Retail Industry

20 CHANGE IN CONSUMER BUYING PATTERNS Leading up to the downturn in 2008, Wall Street and the Investor Market were driving Retail Expansion National retailers will be scaling back on new growth moving forward with some stores reducing the store count by 50% over the next five years The X & Y Generations are becoming a significant buying force focused on Experience over Things The new shopper is brand conscious but not brand loyal and views most national retailers as a commodity with more than 18% of retail purchases now occurring online

21 DEVELOPMENT PATTERNS SWITCHING TO URBAN OVER SUBURBAN Both Boomers and X & Y s are seeking the city and retailers are following them with their growth strategies Streetsense has experienced brokerage work shifting from a majority of our leasing activity outside the beltway (75% pre= 2008) to the majority of leasing volume inside the beltway (75% today) Urban markets are underserved by most retail categories and represent the biggest opportunity for retail expansion

22 URBAN & IMMERSIVE IS IN A. Many consumers are looking for a mixed=use experience. Some of the main groups are: Aging Baby Boomers looking to simplify their lifestyle. Young professionals looking for a more urban living experience with the convenience of a suburban location. Retirees looking for a more immersive environment that provides public areas to spend leisure time.

23 PLACE MATTERS TO TODAY S RETAILERSA THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL RETAIL HAVE NEVER BEEN STRONGER Average Household Income: $251,838 Annual gross sales: $500/sf The Shops at Wisconsin Place

24 PLACE MATTERS TO TODAY S RETAILERSA T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L R ETAIL H AVE N EVER BEEN ST R O N G ER One mile from The Shops at Wisconsin Place.. Average Household Income: $116,321 Annual gross sales over $1,500/sf Bethesda Row

25 Arlington County Retail Planning Documents: 1. Rosslyn'Ballston Corridor Retail Action Plan 2. Realize Rosslyn/Rosslyn Sector Plan Update 3. Arlington Economic Development s 2007 Study '' Grocery Store Trends & Opportunities in Arlington Virginia

26 ARLINGTON COUNTY S ROSSLYN= BALLSTON RETAIL ACTION PLAN Guidelines and general principles: 1. Observe the basic rules of retailing: maximize visibility, accessibility and Security 2. Locate retail next to other uses that generate high level of activity 3. Capitalize on retail opportunities in mixed*use development. 4. Work to create a highly focused one*stop shopping location where the pedestrian reigns supreme. 5. Recognize the importance of continuity in ground level retail uses 6. Create a sense of place and a positive setting for pedestrian activity

27 RETAIL ACTION PLAN PROPOSED RETAIL STREETS

28 REALIZE ROSSLYN/ ROSSLYN SECTOR PLAN UPDATE 1401 Wilson Blvd

29 ARLINGTON ECONOMIC DEVELOPMENT S 2007 STUDY GROCERY STORE TRENDS & OPPORTUNITIES IN ARLINGTON VIRGINIA Addresses the significant need for a full service community grocery store in Rosslyn Rosslyn is currently only served by a 24,570 square foot Safeway, which opened in 1973

30 ROSSLYN, VA THE CURRENT RETAIL LANDSCAPE Primarily served by Fast Casual ( Grab & Go ) and moderate Full Service Restaurants These retail uses generally target markets with high daytime (workforce) populations, which is why Rosslyn has been a prime target Additionally, Rosslyn s proximity to Georgetown, Courthouse and Clarendon, each with established retail trade areas, means that Rosslyn is often targeted as an in=fill market.

31 ROSSLYN, VA = A CHANGING LANDSCAPE More than 1,000 residential units are approved This increased residential density creates significant opportunity for retail uses other than Fast Casual, including: Full Service Restaurants Services (Salons, Gyms, etc) Local/Regional Specialty Goods The additional residential units will make Rosslyn a primary target for multiple retail uses

32 1401 Wilson Blvd. & 1400 Key Blvd.

33 MERCHANDISING CONCEPT

34 OAK STREET ACTIVATION Oak Street is centrally located within the existing and future residential projects and provides a great opportunity for a grocery store concept With dual sided retail storefronts, along with opportunities for green spaces, Oak Street should become a retail destination Proposed sidewalk plan, which is consistent with successful places like Bethesda Row, will permit the retail uses (cafes, restaurants and shops) to further animate the streetsc ape Creating an environment that promotes place is critical to attracting and fostering Vibrant Retail and attracting a blend of Local and National retail brands

35 IN SUMMARYA. The future of retail is all about creating a PLACE and an EXPERIENCE! Centrally located within the Rosslyn community and only two blocks from Rosslyn Metro Station Integrating Retail, Residential and Office uses at this site will significantly increase retail demand, while also activating the streetscape along Oak Street Serves an immediate need in the Rosslyn community, by providing grocery, better restaurants and public space

36 Questions