Rosslyn Plaza PDSP County Board Public Hearing Aaron Shriber, DCPHD, Planning Division March 12, 2016
Site Location 2
GLUP Designation 3
Zoning Designation 4
Rosslyn Sector Plan 5
Rosslyn Sector Plan Concept Plan 6
Rosslyn Sector Plan--Transportation 7
Rosslyn Sector Plan--Transportation 8
Rosslyn Sector Plan Open Space 9
Rosslyn Sector Plan 18 th Street Corridor 10
Rosslyn Sector Plan Esplanade 11
Rosslyn Sector Plan Rosslyn Plaza Park 12
Rosslyn Sector Plan Rosslyn Plaza Park 13
Rosslyn Sector Plan Rosslyn Plaza Park 14
Rosslyn Sector Plan Rosslyn Plaza Park Performance Criteria 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; 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 18 th Street, the potential bridge connection towards Theodore Roosevelt Island, the Esplanade and other key routes to the space; Maintain a generous view corridor down 18 th Street from Kent Street toward the esplanade; Buildings located in proximity to the open space and 18 th Street should be signature buildings that respond to the surrounding open space and celebrate the view terminus 15
Rosslyn Sector Plan Urban Design Guidelines 16
Rosslyn Sector Plan Peaks and Valleys The Peaks and Valleys approach replaces the former Rosslyn building heights Taper policy through the following: Preserve Priority view Corridors from the public observation deck; Sensitive edge transitions to surrounding neighborhoods; Maintain ground level view corridors; Distinctive skyline Balanced sun/shade opportunities; Great ground level public spaces and circulation; Buildings that can be marketable and accommodate a choice of uses; and Good daylight access to and views from all buildings. 17
Rosslyn Sector Plan Building Heights 18
Rosslyn Sector Plan Observation Deck View Corridors 19
Rosslyn Plaza Rezoning Proposal 20
Phased Development Site Plans Arlington County Administrative Regulation 4.1, p.5: To permit the coordinated development of sites of more than twenty (20) acres in area, or a smaller area as authorized and accepted by the County Manager, the County Board may approve a Phased Development Site Plan (PDSP) in the 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. Approval of a Final Site Plan filed for a PDSP as set forth in this regulation is required prior to the issuance of a building permit for the Phased Development Site Plan project or project part. 21
Rosslyn Plaza PDSP (SP #422) 22
Rosslyn Plaza PDSP Proposal 23
Rosslyn PDSP Proposal Phase Use Gross Floor Area Building Height Parking 1 Office 587,748 gsf 275 515 spaces Retail 12,500 gsf Total 600,248 gsf 2 Residential 280,400 gsf 300 units 240 275 spaces Retail 10,000 gsf Total 290,400 gsf 3 Office 597,164 gsf 300 523 spaces Retail 12,500 gsf Total 609,664 gsf 4 1 Residential 266,087 gsf 250 units 390 2 333 spaces Hotel 130,000 gsf 200 keys Retail 10,000 gsf Total 406,087 gsf 5 1 Office 625,261 gsf 390 2 522 spaces Total 625,261 gsf TOTAL 2,531,660 gsf 2,168 spaces 1 Ultimate use mix for phases 4 and 5 subject to final site plan approval 2 Maximum building heights may not exceed 300 unless, and until the Zoning Ordinance is amended 24
Rosslyn Plaza Phasing Proposal 25
Rosslyn Plaza PDSP Proposal 26
Rosslyn Plaza PDSP--Building Heights 27
Rosslyn Plaza PDSP Rosslyn Plaza Park 28
One Engine Inoperative (OEI) FAA determines building impacts on air navigation through determinations of no hazard (DNH) OEI is not a procedure adopted by the FAA Rosslyn Plaza DNHs were re-issued by the FAA on November 30, 2015 and expire on May 30, 2017 unless reauthorized If the FAA changes their regulations (ie adopts OEI procedures), they may not be able to issue DNHs for heights proposed by the PDSP or recommended by the Rosslyn Sector Plan PDSP Condition #37 requires approval by the FAA of each building subject to final site plan approval The Rosslyn Sector Plan addresses this issue by recognizing that the building height recommendations for Rosslyn may need to be reconsidered if the FAA changes their regulations in the future 29
Community Process SPRC:17 meetings between April 2012 and December 2015 Park and Recreation Commission: January 21, 2016 letter Transportation Commission: February 25, 2016 meeting (recommended approval 9-0-1) Planning Commission: March 1, 2016 (recommended approval 11-0 with 9 amendments to the motions) County Board: March 12, 2016 30
Staff Recommendations Approval of the ordinance for the rezoning (Z- 2588-16-1) 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 Approval of the ordinance for the Rosslyn Plaza Phased Development Site Plan (SP #433) subject to the conditions of the ordinance 31