Rezoning and Major Site Plan Amendment

SP #79, Rosslyn Holiday Inn

Site Plan Review Committee Meeting #4July 8, 2019

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Deliverables

Additional information on extent of sanitary line rerouting (applicant) Additional information about Gateway Park planning (staff) Additional information about Parcel Q – Density & Process (staff) Additional information about compliance with Heights Map (staff) Additional information regarding parking ratios for Rosslyn projects (staff)

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Parks and Open Space

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Public Space Network in Rosslyn

Rosslyn Highland Park

Rosslyn Highland Park (Under Construction):1. New

playground2. Multi-use court

Dark Star Park:1. Art features2. Casual use

space

Rhodeside Green Park:1. Casual use

space

Hillside Park:1. Casual use

space2. Plantings

North Meade Street Park:1. Casual

use space

Gateway Park:1. Casual use

space2. Sand play

area3. Amphitheat

er4. Plantings

Turquoise: Privately-owned Public SpacesLime green: County-owned

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Comprehensive Plans Rosslyn Sector Plan:

– Does not identify open space within this site.

– Mixed-use housing, office, hotel, and ground level retail along the northern edge of the RCRD will all drive significant activity in Gateway Park.

Public Spaces Master Plan:– Encourages developers to use

Design Guidelines for Privately Owned Public Spaces and Best Practices when designing spaces.

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Gateway Park 6

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Gateway ParkCurrent Programing:

– Amphitheater– Casual Use Spaces

– Sandbox– Events

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Gateway ParkFuture Planning Process:

– CIP FY19-28: Initial Planning to start in 2022– FY 2022 - Develop a Park Master Plan

• Approx. $500,000 in planning – through new bond issue

– FY 2027 (Design)• Aprrox. $4.28M in Design – through new bond issue

– FY 2028 (Construction)• Aprrox. $23.8M in Construction – approx. $7.7M in Developer

Contributions and $16.1M through new bond issue

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A Note on Ownership: Gateway Park is owned by VDOT. The County and VDOT are currently in talks over surface rights.

No improvements can proceed until these negotiations are completed.

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Parcel QParcel QHISTORY• 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

PROCESS• Applicant submitted original

drawings w/o Parcel Q• Staff contacted VDOT and

requested that the applicant incorporate into project

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

“Parcel Q”

20th Street N.

Site Plan Density: 9.62 FAR• Parcel Q = 5,712 sf• Potential GFA from Parcel Q = 57,120 sf.• Density used from Parcel Q = 0 sf

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Site Plan Infrastructure and Improvements

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Site Plan Infrastructure and Improvements

Mitigation of Development Impacts: Streetscape Improvements Contribution to Public Art Fund/On-Site

Public Art LEED Gold Certification Base Affordable Dwelling Unit Contribution In-Building Wireless Infrastructure Utility improvements Transportation Demand Management

Measures Construction-related measures

Site-Specific Sector Plan Recommendations: Redevelopment of site Incorporation of Parcel Q and 20th Street

and removal of slip lanes Achievement of height and building form

desired by sector plan Compliance with “Peaks and Valleys”

Building Heights Policy Removal of pedestrian bridge Provision of Core of Rosslyn Study

streetscape and bike infrastructure Additional residential units in RCRD Provision of pedestrian passageway in

alignment shown on the sector plan map Sustainable design elements Excellence in architectural design

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Building Height Analysis

15-ft step back

258 ft

357 ft

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Additional Density C-O-Rosslyn Up to 10.0 FAR permitted

with the provision of extraordinary community benefits

Applicant is requesting352,735 sf of additionaldensity

What should the County prioritize at this site? LET US KNOW!!!

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Construction Issues

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Erosion and Sediment Control PlanPost-Approval: Civil Engineering Plan

Stormwater runoff can cause soil erosion creating sediment deposits that negatively impact the water quality of Arlington rivers and streams, limiting recreation opportunities, and hurting fish and wildlife. In Arlington, a soil erosion and sediment control plan is required as part of the building permit process for construction and redevelopment projects that clear, grade, or in any way disturb the earth's surface. The purpose of this plan is to minimize erosion to prevent sediment pollution from entering the Potomac River and its tributaries, and Arlington’s sewer system. The soil erosion and sediment control plan shows the site's existing topography, indicates how it will be altered, identifies the control measures that will be installed, and describes how and when these controls will be implemented and maintained.

Runoff barrier

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Maintenance of Traffic Plan

• Includes the hours permitted for construction activities in the public right-of-way. Typically, construction activity within the public right-of-way may occur between 9:00 a.m. and 3:30 p.m., Monday through Friday and/or between 10:00 a.m. and 6:00 p.m. on weekends and holidays. Typically, construction activity within the public right-of-way shall not occur between 6:00 a.m. and 9:00 a.m. or between 3:30 p.m. and 6:30 p.m., Monday through Friday.

• Includes maintenance of clear pedestrian access along designated streets adjacent to the site throughout construction.

• Includes a construction hauling route plan, which is shared with the civic associations and posted in the construction trailer before work on the project commences.

Sample Maintenance of Traffic Plan, Market Common Site

Post-Approval: Civil Engineering Plan

Traffic Detour RouteRoad and Sidewalk Closures

Detailed Notes

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On-Site Construction Activity Hours Maintenance of Street Surfaces Temporary Lighting Plan Off-Street Parking for Construction Workers Community Outreach During Construction

– Community Liaison– Community Meeting– Notice Regarding Temporary Closures of Any Traffic Lanes

Construction Site Maintenance Requirements Storage of Construction Materials

Other Construction Related Site Plan Conditions:

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Coordinating Multiple Projects Simultaneously or ConsecutivelyBallston example:• 672 flats• The Ballston Quarter• Founders’ Square• The Waycroft• Ballston Pedestrian Bridge• Mosaic Park

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Thanks!