Major Site Plan Amendment #531401 Lee Highway

Key Bridge Marriott

Department of Community Planning, Housing & Development

Long Range Planning Committee #2

October 28, 2019

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DRAFTAgenda Overview

1. Welcome/ Introductions2. Site Overview3. Recap from LRPC #14. Site Analysis5. LRPC Discussion

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2. Project Introduction & Background2. Site Overview

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DRAFT2. Site Location

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DRAFT2. Project Introduction & Background

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DRAFT2. Background

Zoning: C-O-2.5

GLUP: High- Medium Residential

• Site Area: 5.52 acres (240,477 SF)• Existing Development: 582 hotel rooms

or 107.25 rooms per acre• Site Plan #53- Approved 1967, last

amended 1986• 625 surface & structured parking

spaces; 1.05 spaces per hotel room• Existing GLUP designation: "High-

Medium" Residential• Existing Zoning: "C-O-2.5”• Civic Association: North Rosslyn

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2. Project Introduction & Background3. Recap from LRPC #1

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DRAFT3. Recap from LRPC #1- Walking Tour & Discussion

Key Takeaways:• Gateway site• Nature joining urbanism• Great views• Very green, mature trees• Feels disconnected from

Rosslyn• Gateway Park walls as

barrier • Bike/ped movements are

challenging• Invasive plant removal

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DRAFT3. Recap from LRPC #1- Site History

• Previous site uses– Brewery, Cherry Smash Soda– W&OD Railroad– Hot Shoppe– Marriott Motor Hotel

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• The hotel use on the site (1959) predates the GLUP (1961)• When the site was rezoned to “C-O-2.5” in 1978, this designation was consistent with the

“High-Medium” Residential GLUP designation, which recommended apartment and hotel uses.

• In 1986, the County Board removed hotel uses from the “High-Medium” Residential GLUP designation.

• The 1987 iteration of the GLUP map was the first to include typical zoning districts to correspond with GLUP categories. The GLUP explicitly states that there may be instances when other zoning districts are appropriate for a site.

• Given this context, and the proposal to add residential uses to the site, resulting in a mix of uses that is more heavily residential than hotel, staff supports retaining the existing hotel use under the current “High-Medium” Residential GLUP designation.

3. Recap from LRPC #1- GLUP/Zoning Summary

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DRAFT3. Rosslyn Sector Plan

Site

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• Northern Gateway Area positioned on northern edge outside of RCRD

• Site included in Rosslyn Metro Station Area, but outside of the Rosslyn Coordinated Redevelopment District

Northern Gateway

3. Rosslyn Sector Plan- Northern Gateway Area

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DRAFT3. Recap from LRPC #1- Site Analysis

Potential Circulation & Access

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DRAFT3. Recap from LRPC #1- Site Analysis

Open Space & Natural Areas

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DRAFT3. Recap from LRPC #1- Site Analysis

Potential Building Placement

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2. Project Introduction & Background4. Site Analysis- LRPC #2

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DRAFT4. Site Analysis- Existing Conditions

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DRAFT4. Site Analysis- Circulation & Access

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DRAFT4. Site AnalysisCirculation & Access

• Remove skybridge from Gateway Park over Lee Highway per the Rosslyn Sector Plan.• Enhance and reinforce safe crossings for pedestrians at the N. Nash St. and Ft. Myer

Dr. intersections to access the site, Gateway Park and central Rosslyn.• Consider extension of N. Nash St. into the site to serve the existing hotel and potential

new buildings/structures on the west side of the block.• Consider creation of a new street between N. Nash St. and Ft. Meyer Dr. to provide

access to the existing hotel and potential new buildings on the east side of the block.• Balance the creation of new east/west secondary connection(s) to provide internal

circulation across the block. • Bicycle and pedestrian access around the rear of the site is desirable and should have

good connectivity from Key Bridge to the N. Nash Street.• Avoid creating excessive asphalt and impermeable surfaces at grade for circulation.• Provide safe and attractive circulation throughout the site.• Locate building parking or loading access points away from intersections and towards

the middle of the block where possible to avoid conflicts.

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DRAFT4. Site Analysis- Open Space & Natural Areas

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DRAFT4. Site AnalysisOpen Space & Natural Areas

• Celebrate the history of the site with creative landscape design expressions through materials, signage, planting design, furnishings, lighting, or public art.

• Provide opportunities to connect visually with natural features of the Palisades area, including the Colonial Branch hollow and the Potomac River.

• Preserve, respect and enhance the existing Resource Protection Area of the Colonial Branch tributary.

• Maximize green space and tree canopy throughout the site, including streetscapes and roof tops.

• Explore opportunities for improvements to Gateway Park.• Partner with NPS & NCPC on removal of invasive plants and landscape design/

restoration treatments adjacent to Rosslyn Circle.• Refer to the Design Guidelines for Privately Owned Public Spaces in the adopted

Public Spaces Master Plan (PSMP).

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DRAFT4. Site Analysis- Potential Building Envelopes

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DRAFT4. Site Analysis- Potential Building Envelopes

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DRAFT4. Site Analysis- Potential Building Envelopes

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DRAFT4. Site Analysis- Potential Building Envelopes

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DRAFT4. Site Analysis- Potential Building Envelopes (Future Scenario)

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DRAFT4. Site AnalysisPotential Building Envelopes

• Consider potential visual impacts to George Washington Memorial Parkway and other National Park sites or Rosslyn Circle/Future Potential Memorial Site.

• Provide landmark architectural features that establish a distinct identity of place, symbolically mark this important gateway and contribute to the Rosslyn skyline.

• Reinforce street wall with active ground floor uses facing Lee Highway and Gateway Park.

• Consider providing publicly accessible roof spaces offering views of the Potomac River. • Incorporate biophilic and green building design principles, including green roofs and

terraces to complement the surrounding natural areas.• Consider sun/shade impacts to adjacent public open spaces. • Consider future phasing and redevelopment of the existing hotel. • Provide a variety of uses on the site – residential as well as retail and other uses that

support residential.• Celebrate the history of the site through creative architectural features or uses.• Consider building heights and views from the Central Place Observation Deck.

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2. Project Introduction & Background5. LRPC Discussion