ARLINGTON COUNTY, VIRGINIA. County Board Agenda Item Meeting of March 12, 2016

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1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of March 12, 2016 DATE: March 3, 2016 SUBJECTS: A. Z REZONING () from C-O (Mixed Use District) and S-3A (Special District) to C-O Rosslyn (Mixed Use Rosslyn District), and related updates to Arlington County Zoning Ordinance Map 13-1 to indicate the zoning district revision and extend Line B eastward where necessary; located at 1777 N. Kent Street, 1001 Wilson Boulevard, 1601 N. Kent Street, 1611 N. Kent Street, 1621 N. Kent Street, 1701 N. Kent Street (RPC# , -011, -012, -025, - 032, -033, -034, -035, -036, and -037) and portions of public right-of-way. B. SP #422 PHASED DEVELOPMENT SITE PLAN () for Vornado/Charles E. Smith and Gould Property Company for a phased development site plan containing up to 2,531,660 gross square feet consisting of up to 1,810,173 gross square feet of office, up to 546,487 square feet of residential, up to 130,000 square feet of hotel, and up to 45,000 square feet of retail; located at 1777 N. Kent Street, 1001 Wilson Boulevard, 1601 N. Kent Street, 1611 N. Kent Street, 1621 N. Kent Street, 1701 N. Kent Street (RPC# , -011, -012, -025, -032, -033, - 034, -035, -036, and -037) and portions of public right-of-way. Applicants: Vornado/Charles E. Smith 2345 Crystal Drive, Suite 1100 Arlington, Virginia Gould Property Company 1725 DeSales Street, NW, Suite 900 Washington, DC County Manager: ##### County Attorney: ***** Staff: Aaron Shriber, DCPHD, Planning Division Elizabeth Weigle, DCPHD, Planning Division Dennis Sellin, DES, Transportation Meliha Aljabar, DPR, Park Development Division 23.

2 By: G. Evan Pritchard Walsh, Colucci, Lubely & Walsh P.C Clarendon Boulevard, 13 th Floor Arlington, Virginia C.M. RECOMMENDATIONS: 1. Adopt the attached ordinance to approve the rezoning request for the subject property from C-O (Mixed Use District) and S-3A (Special District) to the C-O Rosslyn (Mixed Use Rosslyn District) and related updates to Arlington County Zoning Ordinance Map 13-1 to indicate the zoning district revision and extend Line B eastward where necessary. 2. Adopt the attached ordinance to approve Phased Development Site Plan (SP #422) to permit up to 2,531,660 gross square feet consisting of up to 1,810,173 gross square feet of office, up to 546,487 square feet of residential, up to 130,000 square feet of hotel, and up to 45,000 square feet of retail. ISSUES: The project consists of two applications: 1) a rezoning of the site (including portions of public right-of-way) from the C-O (Mixed Use District) and S-3A (Special District) zoning districts to the C-O Rosslyn (Mixed Use Rosslyn District) zoning district; and 2) a phased development site plan (SP #422) which proposes the redevelopment of the site with five new buildings containing up to 2,531,660 gross square feet consisting of a mixture of up to 1,810,173 gross square feet of office, up to 546,487 square feet of residential, up to 130,000 square feet of hotel, and up to 45,000 square feet of retail. Community concerns have been expressed about the project s conformance with the Rosslyn Sector Plan related to the size and location of the proposed Park and proposed building heights. SUMMARY: The applicant seeks approval to redevelop the 7.65 acre property (including portions of public right-of-way owned by the Commonwealth of Virginia and Arlington County), which exists as a single block that is bound to the north by 19 th Street N., to the east by Interstate 66, to the south by Wilson Boulevard, and to the west by N. Kent Street. Though no final site plan application is associated at this time with the PDSP, at full build-out, the project will consist of five new buildings containing up to 2,531,660 gross square feet consisting of up to 1,810,173 gross square feet of office, up to 546,487 gross square feet of residential (550 units), up to 130,000 gross square feet of hotel (200 rooms), and up to 45,000 gross square feet of retail. In addition, the site layout provides for the division of the existing superblock into three definable blocks through the introduction of two new east-west streets connecting N. Kent Street to N. Arlington Ridge Road, as well as the provision of public park and recreational open spaces including the Park and elements of the Esplanade. When initially submitted in 2009, the PDSP proposed a vastly different site layout than that described in this report. Throughout the course of the public review of the Rosslyn Plaza project, the applicant has worked with staff and the community to revise the proposal to be consistent with goals and recommendations of the Rosslyn Sector Plan, which was undergoing a SP #422 Rezoning and PDSP - 2 -

3 public planning process during the time of the review of the PDSP. Since the County Board s adoption of the Rosslyn Sector Plan in July 2015, the applicant has modified the PDSP application, including the associated design guidelines, to provide a redevelopment proposal, and framework for subsequent final site plan applications, that will allow the site to redevelop in a manner consistent with the Rosslyn Sector Plan. Further, the applicant s proposed redevelopment of the property will permit the redevelopment of a critical site in Rosslyn and introduce new elements of public infrastructure identified in the Rosslyn Sector Plan including the construction of improvements to Wilson Boulevard and N. Kent Street along with two new streets to break up the superblock, creation of the Park and other public open space improvements, a reconfigured N. Arlington Ridge Road, and bicycle trail improvements including portions of the Esplanade. Therefore, staff recommends that the County Board adopt: 1) the attached ordiance to approve the rezoning (Z ) of the site from the C-O and S-3A zoning districts to the C-O Rosslyn zoning district and related updates to Arlington County Zoning Ordinance Map 13-1 to indicate the zoning district revision and extend Line B eastward where necessary; and 2) the attached ordinance to approve the Phased Development Site Plan (SP #422) for the development subject to the conditions of the ordinance. BACKGROUND: The applicant proposes to redevelop the 7.65 acre property, which includes portions of public right-of-way owned by the Commonwealth of Virginia and Arlington County that will either be acquired by the applicant from the Commonwealth or vacated by the County subsequent to the approval of the PDSP, with five new buildings. The project consists of two applications: 1) a rezoning of the site to C-O Rosslyn District; and 2) a phased development site plan (no final site plan applications are currently associated with this PDSP). The following provides additional information about the site and location: Site: The 7.65 acre site is a compilation of parcels owned by the applicant (253,166 square feet) and areas of public right-of-way owned by the Commonwealth of Virginia and Arlington County (80,053 square feet). The site is currently subject to two final site plan applications (SP #26 and SP #137), and is developed with seven buildings consisting of four office buildings, two residential buildings, and the Spectrum Theater. The site is surrounded by the following uses: To the north: To the east: Across 19 th Street N., the Potomac Tower office building (SP #241). The site is zoned C-O Rosslyn and designated by the GLUP as High Office-Apartment-Hotel and within the Rosslyn Coordinated Redevelopment District. Interstate 66. The area is zoned S-3A and designated as Public by the GLUP. To the south: Across Wilson Boulevard, the Arland Towers office buildings (SP #125). The site is zoned C-O and designated by the GLUP as High Office- Apartment-Hotel and within the Rosslyn Coordinated Redevelopment District. SP #422 Rezoning and PDSP - 3 -

4 To the west: Across N. Kent Street, Freedom Park, the Gannet Foundation office building and theater (SP #89), and the Plaza East office building (SP #70). The sites are zoned C-O and designated by the GLUP as High Office- Apartment-Hotel and within the Rosslyn Coordinated Redevelopment District. Existing Zoning: C-O (Mixed Use District) and S-3A (Special District). Proposed Zoning: C-O Rosslyn (Mixed Use Rosslyn District). Land Use: GLUP designation as High Office-Apartment-Hotel, Public, and within the Rosslyn Coordinated Redevelopment District. The site is located within the Rosslyn Metro Station Area, whose redevelopment is guided by the Rosslyn Sector Plan. Neighborhood: The PDSP site plan area is located within the North Rosslyn Civic Association and adjacent to the Radnor/Ft. Myer Heights (RAFOM) Civic Association. Representatives from both civic association, as well as the Rosslyn Business Improvement District (BID), participated in the public review of the PDSP in conjunction with the Site Plan Review Committee. As of the writing of this report, neither civic association has provided staff with comments about the redevelopment proposal, though the Rosslyn BID has endorsed the project. However, the owners association for the Waterview condominium building, which is located across 19 th Street N. from the site, have expressed opposition to the PDSP due to its building heights proposal and potential traffic impacts. Existing Development: The site is currently the subject of two site plans (SP #26 and SP #137), which have been built out to include the following: Building Use Gross Floor Residential Height Parking Area Units (above MSL) London Residential 149,864 sf spaces Spectrum Theater 9,440 sf 91 Building C Office 142,544 sf spaces Building D Office 147,541 sf Building E Office 149,039 sf Normandy Residential 147,529 sf spaces House Office 295,948 sf spaces North TOTAL 1,041,905 sf 196 1,094 spaces SP #422 Rezoning and PDSP - 4 -

5 Development Potential: Source: PDSP, dated January 29, 2016, Sheet C1.0. PDSP Site Plan Area 7.65 ac (333,219 sf) Existing Zoning 253,166 sf ( C-O ) 80,053 sf ( S-3A ) C-O By-Right S-3A By-Right C-O Site Plan S-3A Site Plan Density Allowed/Typical Use Single Family Dwellings (6,000 sf/lot); or Other Uses (0.60 FAR) Single Family Dwellings (3 ac/lot); or Other Uses (6,000 sf/lot and 45 height max.) Office/Commercial (3.8 FAR); or Apartment (4.8 FAR); or Hotel (3.8 FAR) Colleges, hospitals, and social service institutions (5 ac. min.); or Other Uses (6,000 sf/lot and 45 height Maximum Permitted Development 42 dwellings; or 151,899 sf 0 dwellings; or Varies 962,030 sf; or 1, sf; or 962,030 sf N/A; or Varies SP #422 Rezoning and PDSP - 5 -

6 Proposed Zoning 333,219 sf C-O Rosslyn By-Right C-O Rosslyn Site Plan max. Single Family Dwellings (6,000 sf/lot); or Other Uses (0.60 FAR) Office/Commercial; or Apartment; or Hotel (10.0 FAR) 55 dwellings; or 199,931 sf 3,332,190 sf Proposed Development: The following table sets forth the preliminary statistical summary for the proposed Phased Development Site Plan: Site Area Property Owned by the Applicant County Owned Right-of-Way VDOT Owned Right-of-Way Density 1 Office Residential Hotel Retail C-O Rosslyn Max. Permitted 2 SP #422 Rezoning and PDSP Proposed 7.65 ac. (333,219 sf) 5.81 ac. (253,166 sf).11 ac. (4,860 sf) 1.73 ac. (75,193 sf) 2,531,660 sf 10.0 FAR 1,810,173 sf 546,487 sf 550 units 130,000 sf 200 keys 45,000 sf 3,332,190 sf 10.0 FAR Average Site Elevation Varies by phase between and Building Height C-O Rosslyn Max. Permitted Parking 2,168 spaces Office 1,510 spaces 1 space/1,200 sf Residential 468 spaces 0.85 spaces/unit Hotel 100 spaces 0.5 spaces/key Retail 90 spaces 1 space/500 sf C-O Rosslyn Required 2,546 spaces 1 The applicant proposes to calculate density for the PDSP on the area owned in fee by the applicant (253,166 sf), which does not accommodate the public right-of-way proposed to be acquired by the applicant from VDOT and proposed to be vacated by the County subsequent to the approval of the PDSP. 2 Assumes full density credit calculated on lands owned by the applicant, as well as the public right-of-way, contingent upon it being acquired and vacated subsequent to the approval of the PDSP. 3 Building height is measured as the vertical distance from an established average site elevation to the extent of the main roof, with an additional height of up to 23 feet permitted for penthouse structures. 4 The maximum height in the current C-O Rosslyn zoning district is 300, though this height is anticipated to be amended with forthcoming amendments to the C-O Rosslyn zoning district to permit heights in conformance with the recommendations of the Rosslyn Sector Plan. Density and Uses: The applicant seeks to redevelop the entirety of the site at the maximum density permitted under the C-O Rosslyn zoning district. As proposed, the applicant requests

7 that the entire site consisting of property they own (253,166 square feet) zoned C-O (Mixed Use District) and areas of public right-of-way to be acquired from the Commonwealth of Virginia and vacated by the County in the future (80,053 square feet) zoned S-3A (Special District) be rezoned to the C-O Rosslyn (Mixed Use District Rosslyn), but that density be calculated only on the properties presently under ownership by the applicant. There is no requirement in the Zoning Ordinance that density credit be provided for areas of vacated public right-of-way, and the applicant has not requested that density credit be provided for these areas to be vacated in the future. However, the applicant s proposed PDSP boundary includes these areas to be vacated in the future so as to allow public improvements within these areas, which will be discussed later in this report. The applicant s redevelopment proposal consists of a phased development site plan, with no current associated final site plan applications; therefore, the amount of density proposed should be considered maximum potential amounts, which will be subject to further public review upon submission of individual final site plan applications. However, the Phased Development Site Plan proposes redevelopment of the site in five distinct phases, and as described below: Phase Use Gross Floor Area Building Height Parking 1 Office 587,748 gsf spaces Retail 12,500 gsf Total 600,248 gsf 2 Residential 280,400 gsf spaces 300 units Retail 10,000 gsf Total 290,400 gsf 3 Office 597,164 gsf spaces Retail 12,500 gsf Total 609,664 gsf 4 Residential 266,087 gsf spaces 250 units Hotel 130,000 gsf 200 keys Retail 10,000 gsf Total 406,087 gsf 5 Office 625,261 gsf spaces Total 625,261 gsf TOTAL 2,531,660 gsf 2,168 spaces 1 Building heights greater than 300 feet will not be permitted until such time as the C-O Rosslyn zoning district is amended to permit building heights in accordance with the recommendations of the Rosslyn Sector Plan. Site and Design: The Phased Development Site Plan proposes to redevelop the site according to a phasing schedule that would allow for new buildings to be constructed, while introducing elements to the site that will dissect the superblock into three definable blocks. As the site will be redeveloped in phases, with each subject to its own future submission and analysis of a final site plan application, the existing buildings will be able to remain on the site until replaced to make way for the proposed new buildings and public infrastructure. SP #422 Rezoning and PDSP - 7 -

8 Source: PDSP, dated January 29, 2016, Sheet C6.0. The purpose of PDSP applications are to provide a guide for the coordinated redevelopment of large sites, with a focus on land uses, utilities, transportation systems, and public facilities. This application type sets the overall pattern of development that must be followed with subsequent final site plan applications with an anticipated phasing of construction to occur over the next 25 years. Therefore, the PDSP does not provide specific information, or commitments, regarding the appearance of each individual building. However, an element of the PDSP is a set of design guidelines, which provides additional parameters that will assist in coordinating the future redevelopment of the site. Existing Site Source: Design Guidelines, dated February 1, 2016, p. 61. Existing site conditions. SP #422 Rezoning and PDSP - 8 -

9 Phase 1 This phase of development will include the following improvements: Phase 1 building: 275 foot tall structure containing up to 587,748 square feet of office space and up to 12,500 square feet of retail space; Improvements to Wilson Boulevard between N. Arlington Ridge Road and N. Kent Street, including a reconfigured intersection with N. Arlington Ridge Road; Construction of a new street (17 th Street N.) between N. Arlington Ridge Road and N. Kent Street; Improvements to N. Kent Street; Construction of portions of the reconfigured N. Arlington Ridge Road and the adjacent Esplanade; and Potential creation of a temporary park space on the north side of the new street (17 th Street N.) Source: Design Guidelines, dated February 1, 2016, p. 62. Phase 1 site layout. Phase 2 This phase of development will include the following improvements: Phase 2 building: 240 foot tall structure containing up to 280,400 square feet of residential space (300 dwelling units) and up to 10,000 square feet of retail space; Improvements to N. Kent Street; Construction of portions of the reconfigured N. Arlington Ridge Road and the adjacent Esplanade; Potential creation of a temporary park space north of the Phase 2 building; and Completion of a public park planning process for the Park. SP #422 Rezoning and PDSP - 9 -

10 Source: Design Guidelines, dated February 1, 2016, p. 63. Phase 2 site layout. Phase 3 This phase of development will include the following improvements: Phase 3 building: 300 foot tall structure containing up to 597,164 square feet of office space and up to 12,500 square feet of retail space; Construction of a new street (18 th Street N.) between N. Arlington Ridge Road and N. Kent Street; Construction of portions of the reconfigured N. Arlington Ridge Road and the adjacent Esplanade; Improvements to N. Kent Street; Potential creation of a temporary park space north of the new street (18 th Street N.); and Construction of the Park. SP #422 Rezoning and PDSP

11 Source: Design Guidelines, dated February 1, 2016, p. 64. Phase 3 site layout. Phase 4 This phase of development will include the following improvements: Phase 4 building: 390 foot tall structure containing up to 266,087 square feet of residential space (250 dwelling units), up to 130,000 square feet of hotel use (200 keys), and up to 10,000 square feet of retail space; Construction of improvements to N. Kent Street and N. Arlington Ridge Road; and Construction of portions of the public open space between the Phase 4 building and the existing North building. Source: Design Guidelines, dated February 1, 2016, p. 65. Phase 4 site layout. SP #422 Rezoning and PDSP

12 Phase 5 This final phase of development will include the following improvements: Phase 5 building: 390 foot tall structure containing up to 625,261 square feet of office space; Construction of improvements to N. Kent Street, 19 th Street N. and N. Arlington Ridge Road; and Construction of the remaining portions of the public open space between the Phase 4 and Phase 5 buildings. Source: Design Guidelines, dated February 1, 2016, p. 66. Phase 5 site layout. Transportation: The existing site is comprised of the block bounded by N. Kent Street, 19th Street N., N. Arlington Ridge Road, and Wilson Boulevard. The Master Transportation Plan (MTP) classifies Wilson Boulevard, N. Kent Street, and 19th Street N. adjacent to the site as Type B primarily urban mixed-use arterial roads. N. Arlington Ridge Road is identified as a non-arterial road. The MTP identifies the PDSP site area as an area planned for new streets, to provide greater connectivity and further granularity to the urban fabric. In the Rosslyn Sector Plan, two new streets are proposed between N. Kent Street and N. Arlington Ridge Road for the purpose of breaking up the existing superblock that are referred to in this report as 17 th Street N. and 18 th Street N., which may be named differently subject to future amendments to the Master Transportation Plan. The applicant s proposal includes construction of these two new east-west streets connecting N. Arlington Ridge Road to N. Kent Street, and breaking the site into three distinctive blocks. Trip Generation: Wells and Associates has prepared a final revised traffic impact analysis (TIA) for the project, dated December 24, The TIA assumes 1.9 million square feet of office SP #422 Rezoning and PDSP

13 development, 50,000 square feet of commercial/retail space, a 300-room hotel, and 600 multifamily residential units, all of which would be served by a below-grade parking garage. The project is expected to generate 821 morning peak-hour vehicle trips and 950 evening peakhour vehicle trips when the site is fully built out (assumed to be 2021); these trips are in addition to trips that are currently generated by the site. The TIA showed that, at full build-out, six of the eleven signalized study intersections surrounding the site would operate at unacceptable levels of service in their current configuration. Roadway improvements associated with the site development, including a new traffic signal at the intersection of Wilson Boulevard and N. Arlington Ridge Road, as well as improvements and additions to the road network, would result in the effective mitigation of the site-generated vehicle trips. Streets and Sidewalks: The PDSP, proposes a street network consisting of the following: Wilson Boulevard: This street is proposed to become narrower to decrease pedestrian crossing distances, calm traffic, and create space for a protected two-way cycle track. In the new configuration, there will be only one eastbound through lane, plus an exclusive left-turn lane onto N. Arlington Ridge Road. The Wilson Boulevard/N. Arlington Ridge Road intersection would be signalized as part of the overall development. Source: Design Guidelines, dated February 1, 2016, p. 22. Wilson Boulevard looking west. N. Kent Street: This street will be converted from a one-way to a two-way configuration, with a parking lane on the east side of the street. The sidewalks will also be widened. SP #422 Rezoning and PDSP

14 Source: Design Guidelines, dated February 1, 2016, p. 22. N. Kent Street looking north. 17 th and 18 th Streets: These two new streets would be constructed between N. Kent Street and N. Arlington Ridge Road in order to extend the street grid, and integrate the development into the urban fabric of Rosslyn. Similar in design, they would both contain two travel lanes, one lane of parking, and 16-foot sidewalks. Source: Design Guidelines, dated February 1, 2016, p th and 18 th Streets looking west. 19 th Street North: This is proposed as a two-way street with parking on the south side and a protected two-way cycle track on the north side of the street. SP #422 Rezoning and PDSP

15 Source: Design Guidelines, dated February 1, 2016, p th Street N. looking west. N. Arlington Ridge Road: This street will be relocated eastward and raised to plaza level, in phases, as part of the overall project. At its southern edge, the roadway would split where the Esplanade portion of N. Arlington Ridge Road rises to plaza level, and the loading drive sinks into the underground loading area. A similar portal-like configuration would be created at the northern end, where the road lowers back to street level and the freight road comes back onto 19 th Street N. At the plaza level, N. Arlington Ridge Road would carry one lane of traffic in each direction, and be bordered by a multi-purpose trail (Esplanade) with a buffer in between. The Esplanade will include a 12-foot wide multi-purpose trail with an adjacent 10-foot wide landscape area. Source: Design Guidelines, dated February 1, 2016, p. 24. N. Arlington Ridge Road looking north (near Wilson Blvd). SP #422 Rezoning and PDSP

16 Source: Design Guidelines, dated February 1, 2016, p. 25. N. Arlington Ridge Road looking north (at plaza level). Loading, Service, and Parking: Parking access to the site would be provided by three driveways on N. Arlington Ridge Road, which will be further evaluated at the time of final site plan review. Loading would be provided via a below-grade truck-only access drive beneath N. Arlington Ridge Road. The parking ratio of the office uses is proposed to be between 1 space per 1,000 square feet of gross floor area and 1 space per 1,200 square feet of gross floor area. For the retail uses, parking is proposed at 1 space per 500 square feet. Parking for the residential uses would be provided at a ratio of.85 space per residential unit. The hotel parking ratio is proposed at.5 space per unit. The applicant anticipates that parking for all uses may include shared, managed, mechanical, and/or tandem parking spaces. Parking ratios will be finalized at the time of final site plan. The PDSP depicts parking and loading configurations as illustrated below: Source: Design Guidelines, dated February 1, 2016, p. 85. Proposed parking, loading, and service drive configurations. SP #422 Rezoning and PDSP

17 Source: Design Guidelines, dated February 1, 2016, p. 86. Parking entrances and extent of belowgrade parking. Source: Design Guidelines, dated February 1, 2016, p. 84. Proposed loading configuration. Transit: Rosslyn is the most transit-rich area of Arlington, and the project site is therefore wellserved by multiple modes of transit. It is less than 1,000 feet from the Rosslyn Metro station, and to the numerous local, regional, and long-distance bus routes that converge on this area. Bicycling: Several improvements for bicycling are included as part of this PDSP. These include the two-way protected cycle lane on Wilson Boulevard, and its connection to a multi-use trail on N. Arlington Ridge Road. A similar treatment on 19 th Street N. would complete the bicycle connectivity around the site. These improvements would tie-in to the existing bicycle facilities in Rosslyn, including the northbound demarcated bicycle lane on N. Lynn Street (a primary route SP #422 Rezoning and PDSP

18 for bicyclists accessing the Key Bridge and Georgetown). In the reverse direction, Fort Myer Drive is designated as an on-street southbound bicycle route. Wilson Boulevard, Clarendon Boulevard, Nash Street, and Key Boulevard complete the network of on-street bicycle lanes and routes in Rosslyn. Additionally, 18 th Street N. will provide a bicycle connection between Freedom Park and the potential bridge crossing Interstate 66 and the George Washington Memorial Parkway. One of the most significant bicycle facilities within Arlington County lies east of the site, alongside the George Washington Memorial Parkway. The Mount Vernon Trail is used by over 3,000 cyclists on an average day, and provides a trail exit and connection to Rosslyn at Lee Highway near North Lynn Street. The PDSP envisions a pedestrian and bicycle connection to the Mount Vernon Trail, via a bridge at the end of 18 th or 19 th Street over Interstate 66 and the George Washington Memorial Parkway. Its feasibility has not been determined and will be discussed during future final site plan applications. There are currently five Capital Bikeshare stations in the general Rosslyn area. The stations nearest the site are at N. Lynn Street and 19th Street N., Wilson Boulevard and Fort Myer Drive, and at the U.S. Marine Corps (Iwo Jima) War Memorial. Additional Capital Bikeshare stations are located at N. Pierce Street and Clarendon Boulevard, and Key Boulevard and N. Quinn Street. Public School Student Generation: As analyzed by Arlington Public Schools, the Rosslyn Plaza site currently has less than ten students that attend the Arlington County Public Schools that serve the property (Key Elementary School or Arlington Science Focus Elementary School, Williamsburg Middle School, and Yorktown High School). At full build-out of the Rosslyn Plaza PDSP, which is anticipated to occur over the next 25 years, the site is expected to generate a total of 42 students (25 elementary, 8 middle, and 9 high). This school generation estimate is based on housing characteristics presented in the Rosslyn PDSP application and using recent student generation factors. Should these housing unit characteristics, or the student generation factors change in the future during the review of subsequent final site plan applications for development of the site in conformance with this PDSP, then the student generation estimates would also change. DISCUSSION: Rosslyn Sector Plan On July 23, 2015, the County Board adopted the Rosslyn Sector Plan, providing a comprehensive, 25-year plan to transform Rosslyn into a more walkable, dynamic, live-workshop-play urban center and vibrant gateway to Arlington. The culmination of an extensive, twoand-half year community planning process, the plan provides both a vision and a guide to growth and development in the Rosslyn Coordinated Redevelopment District (RCRD). The vision principles from the Plan include: Rosslyn will be a global destination with a dynamic skyline, unique vistas, and exceptional value; SP #422 Rezoning and PDSP

19 Rosslyn will be accessible via exceptional transportation connections and choices; Rosslyn will be a walkable neighborhood connecting people with community and choices; Rosslyn will be a good neighbor to adjacent communities, making sensitive transitions of building form and offering complementary housing and service options; Rosslyn will be an urban district that celebrates the experience of nature and recreation through its diverse network of public parks, open spaces, and tree-lined streets; and Rosslyn will be a dynamic place inspired by its diverse mix of people and activity. Source: Rosslyn Sector Plan, p. 69. The Rosslyn Sector Plan s Illustrative Concept Plan highlights several of the key recommendations for the site, including the 18 th Street Extension and Corridor (B & G), Esplanade (I), Park (H) (in two alternative locations), two-way conversion of N. Kent Street (A), and pedestrian/bike bridge connection to the Mount Vernon Trail (D). While the PDSP application was submitted in advance of the Rosslyn Sector Plan s adoption, County and SPRC review of the proposed PDSP took into account the concurrent community planning process. Several key recommendations of the Rosslyn Sector Plan provide guidance for the site as follows: Use Mix: The Rosslyn Sector Plan recommends increasing the amount of residential development in the RCRD. For site plans with four or more building towers, at least two should be developed primarily with housing. Ground Floor Uses: Consistent with the Arlington County Retail Plan, which was also adopted by the County Board in July 2015, the Rosslyn Sector Plan recommends the site have a mix of gold, blue and green streets, reflecting a mix of retail SP #422 Rezoning and PDSP

20 sales, food and entertainment establishments, retail services and repair, and retail equivalents on N. Kent Street, Wilson Boulevard, 18 th Street N. and 17 th Street N. and all uses permitted by C-O Rosslyn zoning district on 19 th Street N. and N. Arlington Ridge Road. Street and Block Pattern: The Rosslyn Sector Plan recommends achieving a connected street network at, integrating N. Arlington Ridge Road with a new 18 th Street N. and 17 th Street N.; the Rosslyn Sector Plan further recommends converting N. Kent Street to permit two-way operation. Bicycle and Pedestrian Improvements: The Rosslyn Sector Plan recommends new cycle tracks, multi-use trails and sharrows along the PDSP site area frontages to improve connectivity within Rosslyn s trail system and better serve cyclists. A range of sidewalk widths from 15 feet to 19 feet are recommended. The Rosslyn Sector Plan also envisions a 22-foot-wide landscaped, shared pedestrian and bicycle trail (the Esplanade ) along N. Arlington Ridge Road with a new bridge connection to the Mount Vernon Trail and Potomac riverfront. Parks and Open Space: The Rosslyn Sector Plan recommends the creation of a new park (the Park ) on the site between N. Kent Street and N. Arlington Ridge Road. Connected to the new 18 th Street Corridor, Esplanade and surrounding the development, the park should serve as a large gathering space and accommodate a balanced mix of uses including active recreation, multiuse green space, and retail opportunities. The Park is envisioned as approximately one-acre in size, with up to two acres available for large events when adjacent streets are closed. The Rosslyn Sector Plan states that the Park should be located along 18 th Street N., either along the N. Kent Street or N. Arlington Ridge Road frontage. In either location, the park should meet performance criteria as laid out in the Rosslyn Sector Plan. Urban Design, Building Height and Form: The Rosslyn Sector Plan recommends a peaks and valleys approach to building heights that protects priority view corridors, provides for sensitive transitions, and creates an attractive, distinctive skyline with varied heights. On the Roslyn Plaza site, the Rosslyn Sector Plan recommends a range of heights from 70 feet to 390 feet. The portion of the site south of the proposed 18 th Street N. is within an identified priority view corridor, which is defined in terms of what should remain visible from the Central Place Observation Deck. Further, the Rosslyn Sector Plan recommends that on sites with four or more towers, the height of at least three of the towers should generally differ by 30 feet or more. Lastly, the Rosslyn Sector Plan provides extensive building height and form guidelines, including recommendations for buildable areas and edges, ground level design, service and parking access, parking location and design, grade transition, street and neighborhood scale transition, tower orientation, dimensions, spacing and use, and architectural composition of tower and caps. These guidelines have largely been incorporated into the design guidelines for the PDSP. The plan identified several short-term action items to implement the vision of the plan. These include amendments to the General Land Use Plan, Master Transportation Plan, and C-O Rosslyn zoning district, which staff anticipates will be forthcoming later this year. Proposed amendments to C-O Rosslyn will include provisions to permit height above 300 on the site as recommended in the Rosslyn Sector Plan. SP #422 Rezoning and PDSP

21 Rezoning Per Arlington County Zoning Ordinance , properties located within the area designated by the General Land Use Plan (GLUP) as being within the Rosslyn Coordinated Redevelopment District (RCRD) are eligible for site plan consideration in accordance with the provisions of the C-O Rosslyn zoning district. The GLUP depicts the eastern boundary of the RCRD generally along the N. Arlington Ridge Road area and includes properties currently zoned C-O and S- 3A. The Applicant s proposed rezoning includes the right-of-way for N. Arlington Ridge Road and buffer area adjacent to Interstate 66, which the Applicant has under contract to purchase from the Commonwealth of Virginia. The acquisition of these properties will allow for a slight shifting of N. Arlington Ridge Road to the east and the construction of the Esplanade as shown in the Rosslyn Sector Plan. The Applicant s rezoning is consistent with the County s adopted plans and policies and will allow for the redevelopment of the site, including the provision of public improvements, as recommended by the Rosslyn Sector Plan. Further, the Applicant s rezoning request will require a slight shift of Line B of the Sign Map (Arlington County Zoning Ordinance Map 13-1) to reflect the new boundary of the C-O Rosslyn zoning district. Phased Development Site Plan Arlington County Administrative Regulation 4.1 explains phased development site plans (PDSPs) as a form of a general plan for land uses, public facilities, transportation, and utilities. An approved PDSP shall be the site plan of record and shall guide future development proposals and approvals for the site. The PDSP proposal intends to implement the recommendations of the Rosslyn Sector Plan by providing five new buildings and public open spaces, including the Park, while introducing new streets that dissect the existing superblock into three distinct blocks. While the existing conditions of the site are defined by the changes in topography and the elevated plazas and blank garage walls fronting public streets, the future condition, as proposed with this PDSP, will result in streetscapes and public open spaces located at grade with new buildings fronting these accessible areas. Following approval of the Rosslyn PDSP, the Applicant will commence work on individual final site plan applications that will be required for each phase of development. SP #422 Rezoning and PDSP

22 Source: Design Guidelines, dated February 1, 2016, p. 2. Image depicts the full build-out of the site as viewed from the east. Design Guidelines A guiding manual (the Design Guidelines) was created by the applicant for the purpose of providing a series of recommendations that would guide the development of the property through the submission of final site plan applications. The Design Guidelines are intended to reinforce the Rosslyn Sector Plan guidance for the site, while providing additional design related guidance specific to the subject property. These guidelines are not prescriptive guidance for precisely how buildings will appear once constructed, rather they are a series of principles that will be applied during the individual final site plan applications for each phase of development of the PDSP. The Design Guidelines, dated February 1, 2016, are divided into six sections, with each providing elements that will guide future final site plan applications that will implement the PDSP. The Design Guidelines include the following sections: Introduction o Background information regarding the purpose of the Design Guidelines Concept Plan SP #422 Rezoning and PDSP

23 Source: Design Guidelines, dated February 1, 2016, p. 18. Concept Plan. Streets/Transportation o Provides recommendations for street construction and improvements, as well as streetscapes and sidewalk construction. Source: Design Guidelines, dated February 1, 2016, p. 31. Transportation Improvements Plan. SP #422 Rezoning and PDSP

24 Open Space o Provides guidance for the improvement of public open spaces including the Park, Esplanade, and other public open spaces to be provided on the site. Source: Design Guidelines, dated February 1, 2016, p. 35. Open Space Plan. Phasing o Provides a construction phasing schedule including the public improvements to be delivered with each phase of development which is anticipated to occur over the next 25 years. SP #422 Rezoning and PDSP

25 Source: Design Guidelines, dated February 1, 2016, p. 59. Phasing Plan. Building Height and Form Guidelines o Provides guidance for the individual buildings that will be constructed on the site through an expansion of the recommendations from the Rosslyn Sector Plan. o Individual elements include: Buildable areas and edges Ground level building design Grade transitions Building height Street/neighborhood scale transition Tower orientation, dimensions, spacing, and use Architectural composition Sun/shadow studies Parks and Open Space The Rosslyn Sector Plan identifies a public park space on the site, between the future 18 th Street and 17 th Street improvements proposed for the property. The Rosslyn Sector Plan states that this space should be approximately one acre in size and located either along N. Arlington Ridge Road and the future Esplanade or along N. Kent Street. The Rosslyn Sector Plan envisions this space as a multi-functional park, serving as both a recreation and destination SP #422 Rezoning and PDSP

26 space. The park will serve a vital role in balancing the components of Rosslyn s open space network, serving as a space for priority programs including recreation courts, children s play features, festivals and special events, and outdoor dining and retail. To implement this recommendation, the Applicant proposes to provide the Park as a consolidated public park space that will be 0.81 acres in size and located along N. Kent Street and 18 th Street. As proposed, the Park will be surrounded on two sides by a ten foot wide retail buffer area and multi-modal streets that may be closed to increase the size of the park for special events. Source: Design Guidelines, dated February 1, 2016, p 34. Illustrative view of Park. The programming and design of the Park will be determined in a public park planning process, to be coordinated by the applicant and the County s Department of Parks and Recreation, which will be initiated within eighteen months of the PDSP approval. As proposed, the public park planning process will seek to engage all interested members of the public, including nearby civic associations, the Park and Recreation Commission, and the Rosslyn Business Improvement District. The development of the Park master plan will be informed by the needs of the community expressed during this process and subject to the performance criteria identified for Park in the Rosslyn Sector Plan and the Design Guidelines. The performance criteria include the following stipulations: Provide a consolidated, primary open space of about 1 acre in size; Accommodate a balanced mix of activities, including recreation, multiuse green space, and retail opportunities; SP #422 Rezoning and PDSP

27 Building form and design should support the balanced mix of activities, including active recreation, and maximize sunlight opportunities on the public open space during peak usage times; Provide visual and physical connectivity between the primary open space and 18th Street, the potential bridge connection towards Theodore Roosevelt Island, the Esplanade and other key routes to the space; Maintain a generous view corridor down 18th Street from Kent Street toward the esplanade; Buildings located in proximity to the open space and 18th Street should be signature buildings that respond to the surrounding open space and celebrate the view terminus. In addition to the construction of the Park, which will occur in conjunction with development of the Phase 3 building, the applicant proposes a number of adjoining and related spaces, such as retail buffers and streetscapes that will be publically accessible and considered in the park planning process. The Park master plan will be taken to the County Board for adoption, which will occur upon completion of public meetings that will begin within eighteen months of approval of the PDSP, as an update to the Design Guidelines and will guide the final park and site plan design for those phases affected by it. Other public open spaces will be provided between the Phase 2 building and N. Arlington Ridge Road and between the Phase 4 and 5 buildings which will be evaluated during the final site plan review for the applicable phases. Project Evolution The redevelopment proposal was initially submitted by the Applicant in 2009 and accepted for review in January Recognizing that the 1992 Rosslyn Station Area Plan Addendum was in need of an update, partly due to the presence of new redevelopment proposals such as the PDSP where little plan guidance was provided, the County Board, in June 2011, approved a scope of work for an update to this plan. Over the course of the next few years, County staff worked on a broad based civic engagement effort that resulted in the adoption of the Rosslyn Sector Plan in July Throughout the Realize Rosslyn effort, the Rosslyn Plaza PDSP was under review and evolved significantly to incorporate many of the recommendations from the adopted Rosslyn Sector Plan. Most notable of those elements are: Provision of two new streets to break up the superblock into three separate blocks; Incorporation of the envisioned 18 th Street Corridor design elements; Commitment to construction of the Park; Building heights that contribute to the Peaks and Valleys approach, including preservation of priority views from the Central Place public observation deck and from the Freedom Park bridge (over Wilson Boulevard) to the Monumental Core; Commitment to improve Wilson Boulevard, including a reconfigured intersection with N. Arlington Ridge Road; Provision of portions of the Esplanade; and Commitment to work towards the implementation of a new pedestrian/bicycle bridge crossing Interstate 66 and the George Washington Memorial Parkway. SP #422 Rezoning and PDSP

28 Source: Vornado/Gould, PDSP resubmission, Initial layout that was publicly reviewed. Source: Design Guidelines, dated February 1, 2016, p. 18. Current layout. Community Benefits The C-O Rosslyn zoning district currently permits increases in height and density up to a maximum of 10.0 floor area ratio and 300 feet in building height. Though this zoning district is undergoing public review for amendments to allow achievement of heights and densities as recommended by the Rosslyn Sector Plan, it is not anticipated that the process for achieving such heights and densities will be revised. Accordingly, with redevelopment proposals, staff typically works with applicants to determine the value of such proposed increases in height and density, with the applicant committing to mitigate the impacts of such increases and to provide project features and design in a manner consistent with the County s adopted plans and policies. Until such time as the applicant submits a final site plan application for development of the site in conformance with the PDSP, no community benefits analysis will be performed because determining the value of any density would be inaccurate due to constantly changing market conditions and values. However, the Rosslyn Sector Plan provides specific guidance for community benefits and recognizes what elements may be considered as standard SP #422 Rezoning and PDSP

29 site plan improvements and those that may be considered extraordinary. Many of these extraordinary benefits listed in the Rosslyn Sector Plan are specific to the site including: Provision of pedestrian and bicycle trails including the Esplanade and the bridge across Interstate 66 and George Washington Memorial Parkway; Premium improvements to new and existing open spaces such as Park and modifications to Freedom Park; Provision of new streets including portions of the 18 th Street Corridor; and Off-site transportation improvements such as enhancements to Wilson Boulevard west of N. Kent Street. At the time of each final site plan review, staff will work with the Applicant, and the community, to determine what elements should comprise the community benefits package as ultimately presented to the County Board for their consideration with each final site plan application. Community Process: Site Plan Review Committee (SPRC): The SPRC reviewed the project at seventeen (17) meetings on the following dates: April 30, 2012 June 11, 2012 June 28, 2012 July 17, 2012 September 10, 2012 September 24, 2012 November 15, 2012 February 28, 2013 March 25, 2013 May 1, 2013 May 16, 2013 June 10, 2013 July 15, 2013 December 11, 2014 October 26, 2015 November 16, 2015 December 14, 2015 During the SPRC review of the project, the applicant made significant revisions to the proposal, which were made in response to comments from the SPRC, staff input, and to incorporate elements discussed during the Realize Rosslyn process and as eventually contained within the adopted Rosslyn Sector Plan. At the conclusion of the SPRC, committee members continued to express concerns about the Park (size and location) and building heights. Park The SPRC expressed concerns that the applicant s proposal for the Park was inconsistent with the recommendations of the Rosslyn Sector Plan due to the location and size proposed by the applicant. As proposed, this public park will be located on the western portion of the central block of the PDSP site area and will measure approximately 0.81 acres, exclusive of all additional park areas. The Rosslyn Sector Plan recommends that a new public park containing a mixture of passive and active recreational amenities be provided on the Rosslyn Plaza site. This park is recommended to be located on either the western or eastern edges of the central block to be created on the site. The Rosslyn Sector Plan also recommends SP #422 Rezoning and PDSP

30 that this park measure approximately one acre and up to two acres when additional surrounding areas are closed to vehicular traffic, thus permitting a greater area for public activities for special events (i.e. farmers markets, concerts, etc.). Further, the Rosslyn Sector Plan provides additional guidance through a set of design criteria that will help with the creation of the Park. The applicant has committed to conduct a public park planning process, in coordination with the Department of Parks and Recreation, for the Park, which will commence within eighteen months of approval of the PDSP, and to construct such park with the third phase of construction. Designing and constructing the Park, as well as the Phase 2 and 3 buildings that will frame this park, will be evaluated through public forums, where it will be imperative that these spaces are consistent with the Rosslyn Sector Plan and the Design Guidelines. Considering these commitments by the applicant with this PDSP, staff believes that the proposed location and size of the Park are consistent with the recommendations of the Rosslyn Sector Plan. Building Height The Rosslyn Sector Plan recommends that redevelopment of Rosslyn occur through the implementation of a new building heights strategy known as the Peaks and Valleys approach. This strategy focuses on building heights that are varied between sites and that preserve important view corridors from certain vantage points such as from the Central Place public observation deck. Additionally, the Rosslyn Sector Plan recommends maximum building heights and provides further guidance for sites that can accommodate multiple towers in their redevelopment plans. The applicant s proposed building heights for the site are generally consistent with the Peaks and Valleys recommendations. Concern had been expressed during the SPRC review that the Phase 1 building (275 feet) would conflict with the recommendations of the Rosslyn Sector Plan because Map 3.1 of the Rosslyn Sector Plan depicts maximum building heights of 270 feet in this portion of the site. To address this concern, the applicant provided exhibits that the additional 5 feet in height for the Phase 1 building would not block priority views from the Central Place public observation deck and that the additional height would allow for an economically viable office building with a footprint which was compressed in order to accommodate improvements to Wilson Boulevard. Additionally, the Design Guidelines have been revised to incorporate the building height strategies from the Rosslyn Sector Plan. Further, the applicant has agreed in the PDSP conditions that during the final site plan review of each building they will demonstrate that none of the priority views from the Central Place public observation deck will be obstructed with any of the buildings and that at least three of the five buildings will be constructed with a difference of at least 30 feet in building height. With these commitments, staff believes that the building heights proposed with the PDPS are consistent with the Peaks and Valleys recommendations of the Rosslyn Sector Plan. An additional concern was raised regarding the proposed building heights impact on air navigation. The applicant has received approval of a Determination of No Hazard to Air Navigation from the Federal Aviation Administration (FAA) for each building subject to the PDSP. These approvals are valid until May 30, 2017 unless construction on the individual buildings subject to the determinations has commenced or the determination is extended, revised or terminated by the FAA. SP #422 Rezoning and PDSP

31 Park and Recreation Commission: The Park and Recreation Commission issued a letter dated January 21, 2016, which expressed their concerns about the project related to the location and size of the Park, the Esplanade, street trees, and temporary park spaces related to construction phasing. As discussed above, staff believes that the applicant s proposal for the location and size of the Park are consistent with the recommendations of the Rosslyn Sector Plan and that further assurances regarding the design and creation of this public park, including the buildings that will surround this space, will be subject to further public review. As for the design of the Esplanade, the Applicant s proposal is consistent with the recommendations of the Rosslyn Sector Plan that details this multi-purpose pathway as a 22 foot wide area consisting of a 12 foot wide multi-use trail and an adjacent 10 foot wide landscape zone. Regarding street trees, the applicant has agreed to condition language that all street trees will be planted within tree pits or open soil areas in a manner that is consistent with current County standards. Further, the PDSP proposes interim open spaces that may be provided with each phase of construction, which will be further evaluated during the review of each final site plan application. Finally, the applicant has agreed to commence the public park planning process for the Park within 18 months of approval of the PDSP and that County Board approval of the final park design will occur prior to approval of the final site plan for Phase 2 or 3, whichever comes first. With these commitments, staff believes that the applicant has adequately addressed the concerns of the Park and Recreation Commission in a manner consistent with the Rosslyn Sector Plan and current County standards. Transportation Commission: The Transportation Commission heard this item at their February 25, 2016 meeting and recommended approval of the project by a vote of Planning Commission: The Planning Commission heard this item at their March 1, 2016 meeting, with the discussion being carried over to their March 3, 2016 meeting. A supplemental report will be issued to address the motions made by the Planning Commission regarding this project. CONCLUSION: The PDSP proposes the complete redevelopment of the site with five new buildings, along with the creation of the Park and other public open spaces, as well as the introduction of new road and trail connections. Throughout the public review process, the applicant has revised their proposal to address issues raised by the community and staff, as well as to be consistent with the evolution of the Realize Rosslyn process that culminated in the adoption of a new Rosslyn Sector Plan in July The PDSP is a significant redevelopment project of a critical block at the eastern edge of Rosslyn. Though no final site plan applications have been submitted, commitments have been made by the applicant through the PDSP conditions that the site will be redeveloped in a manner consistent with the Design Guidelines as well as the Rosslyn Sector Plan. Associated with the construction of five new buildings, major elements of public infrastructure that are identified by the Rosslyn Sector Plan as key highlights and extraordinary community benefits will come to fruition through the PDSP. SP #422 Rezoning and PDSP

32 Therefore, staff recommends that the County Board adopt: 1) the attached ordinance to approve the rezoning (Z ) of the site from the C-O and S-3A zoning districts to the C-O Rosslyn zoning district and related updates to Arlington County Zoning Ordinance Map 13-1 to indicate the zoning district revision and extend Line B eastward where necessary; and 2) the attached ordinance to approve the Phased Development Site Plan (SP #422) for the Rosslyn Plaza development subject to the conditions of the ordinance. SP #422 Rezoning and PDSP

33 REZONING ORDINANCE WHEREAS, the County Board of Arlington County ( County Board ) finds that Vornado/Charles E. Smith and Gould Property Company has requested a rezoning FROM C-O Mixed Use District and S-3A Special District TO C-O Rosslyn Mixed Use Rosslyn District for property located at 1777 N. Kent Street, 1001 Wilson Boulevard, 1601 N. Kent Street, 1611 N. Kent Street, 1621 N. Kent Street, 1701 N. Kent Street (RPC# , -011, -012, -025, - 032, -033, -034, -035, -036, and -037) and portions of public right-of-way ( Property ); and WHEREAS, the County Board finds that the rezoning to C-O Rosslyn Mixed Use Rosslyn District will be consistent with the General Land Use Plan Designation for the Property; and WHEREAS, the County Board finds that the rezoning to C-O Rosslyn Mixed Use Rosslyn District will achieve goals and objectives set forth in the Rosslyn Sector Plan; and WHEREAS, the County Board finds that the rezoning to C-O Rosslyn Mixed Use Rosslyn District is required by public necessity, convenience, general welfare, and good zoning practice; and WHEREAS, the Zoning Ordinance regulates signs above forty feet in C-O Rosslyn Mixed Use Rosslyn District as shown in Map 13-1 of Section 13 of the Zoning Ordinance; and WHEREAS, Line B on Map 13-1 of Section 13 of the Zoning Ordinance must be extended around the proposed C-O Rosslyn Mixed Use Rosslyn District as shown in the map shown on the attached map (Proposed Amendment to Zoning Ordinance Section 13 Map 13-1 associated with Z ) to indicate where the rezoned district faces federal lands; and WHEREAS, the Planning Commission recommended approval of the rezoning to C-O Rosslyn Mixed Use Rosslyn District at their meeting on March 1, 2016; and WHEREAS, the County Manager recommends approval of the rezoning to C-O Rosslyn Mixed Use Rosslyn District; and WHEREAS, the County Board of Arlington County held a duly advertised public hearing on the proposed rezoning on March 12, NOW THEREFORE, be it ordained, that the Property located at 1777 N. Kent Street, 1001 Wilson Boulevard, 1601 N. Kent Street, 1611 N. Kent Street, 1621 N. Kent Street, 1701 N. Kent Street (RPC# , -011, -012, -025, -032, -033, -034, -035, -036, and -037) and portions of public right-of-way is hereby rezoned FROM C-O Mixed Use District and S-3A Special District TO C-O Rosslyn Mixed Use Rosslyn District, as shown on the attached plat (Z ); and SP #422 Rezoning and PDSP

34 THEREFORE, be it further ordained, that Map 13-1 of Section 13 of the Zoning Ordinance is hereby amended to extend Line B as shown on the attached map (Proposed Amendment to Zoning Ordinance Section 13 Map 13-1 associated with Z ). SP #422 Rezoning and PDSP

35 SP #422 Rezoning and PDSP

36 SP #422 Rezoning and PDSP