1401 Wilson Boulevard & 1400 Key Boulevard - Arlingtonva
1401 Wilson Boulevard & 1400 Key Boulevard Rosslyn, Arlington Count y, Virginia Site Plan Review Committee Meeting #2 0 9 .1 9 . 2 0 1 3
SPRC #2 Agenda 1 Development Statistics 2 Building Heights and Penthouse Details 3 Allocation of Uses 4 Retail Presentation by Streetsense
2
Development Statistics
3
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 295.50’ to main roof 313.49’ to penthouse/architectural feature Office - 29 stories 299.81’ to main roof 322.81’ to penthouse/architectural feature • Parking Residential - 235 spaces (0.85 space per 1 unit) Office - 432 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
Building Heights & Penthouse Details
5
1401 Wilson Blvd Office Height Detail All height shown in average site elevation (ASE) PH ROOF +322.81’ FROM ASE +300’
OL MAIN ROOF +299.81’ OL 29 +279.64’
Summary Penthouse Roof Main Roof
322.81’ ASE 299.81’ ASE
Penthouse Height 23’
KEY Area to top of main roof Area above main roof
ASE +124.76’
6
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
C.5-dp.dgn 9/13/2013 12:38:49 PM SCALE 1:0.0833336
7
1400 Key Blvd Residential Height Detail All height shown in average site elevation (ASE)
Summary PH ROOF (HP) +313.49’ MAIN ROOF +295.50’
PH ROOF (HP) +313.49’
FROM ASE +300.00’
MAIN ROOF
POOL DECK +284.44’
Penthouse Roof Main Roof
313.49’ ASE 295.50’ ASE
Penthouse Height 18’
RL 32 +265.71’
KEY Area to top of main roof Area above main roof
ASE +124.76’
8
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
Allocation of Uses
10
Allocation of Uses Existing & Proposed
Existing Uses:
Proposed Uses:
Existing 1400 Key & 1401 Wilson Uses:
Proposed 1401 Wilson Boulevard Uses: Office 513,611 sf. Retail 11,054 sf.
Office Retail Residential
361,000 sf. 24,000 sf. 0 sf.
Amounts to 57% of site density. Proposed 1400 Key Boulevard Uses: Residential 350,288 sf. (274 units) Grocery main 37,613 sf. Grocery garden 3,574 sf.
Existing Uses as Percentage of Total GFA: Office 94% Retail 6% Residential 0%
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
Allocation of Uses 3-D
KEY Office Residential
Open Space
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Site Plan - Garden Level - elevation 140’ ASL Oak St.
RETAIL
RETAIL
Key Blvd.
Wilson Blvd.
OFFICE
RETAIL
GROCERY MEZZANINE
RESIDENTIAL Nash
1401 Wilson Blvd. Office Retail
513,611 11,054
Total SF 524,665 (57% of site density)
St.
1400 Key Blvd. Grocery Mezzanine Main Total Residential
3,574 37,613 41,187 350,288
Total SF 391,475 (43% of site density) 13
Site Plan - Grocery Level - elevation 123’ ASL Oak St.
RETAIL ABOVE
RETAIL ABOVE
GROCERY GROUND FLOOR
Key Blvd.
Wilson Blvd.
OFFICE ABOVE
RETAIL ABOVE
(WITH ENTRANCE ON KEY BLVD.)
RESIDENTIAL ABOVE
Nash
St.
1400 Key Blvd. Grocery Main
37,613 SF 14
Typical Office/Residential Level Oak St.
Key Blvd.
Wilson Blvd.
OFFICE
RESIDENTIAL 1401 Wilson Blvd. Office floor plate: 24,450 GSF Total SF: 524,665 SF (57% of site density) 29 stories (includes 5 levels of parking located below average site elevation)
Nash
St.
1400 Key Blvd. Residential floor plate: 14,500 GSF 274 units 32 stories (includes 5 levels of parking located below average site elevation) 15
THE CHANGING FACE OF RETAIL Presentation to
Arlington County Site Plan Review Committee Bruce Leonard Managing Principal – Architecture & James McCandless Director of Retail Streetsense
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 3D 1 .6~2. 9D2D
I
I
br:lltll!-W.a, mar,fard 2{)~ 14
slrel!tsense .~m
Major Shifts in the Retail Industry
CHANGE IN CONSUMER BUYING PATTERNS L e a d i ng u p t o t h e d o wn t u r n i n 2 0 0 8 , Wa ll S t r e e t a n d t h e I n ve s t o r M a r k et we r e d r i vi n g R e t a i l E xp a n s i o n N a t i o na l r e t a i l er s wi l l b e s c a l i n g b a c k o n n e w g r o wt h m o vi n g f o r wa r d wi t h s o m e s t o r e s r e d u c ing t h e s t o r e c o u n t b y 5 0 % o ve r t h e n e xt f i ve ye a r s T h e X & Y G e n e r ati ons a r e b e c o m ing a s i g n i f ican t b u yi n g f o r ce f o c u s ed o n “ E xp e r i e n ce” o ve r “ T h i n g s” T h e n e w s h o p p er i s b r a n d c o n s ciou s b u t n o t b r a n d l o ya l a n d vi e ws m o s t n a t i o na l r e t a i l ers a s a c o m m o di ty wi t h m o r e t h a n 1 8 % o f r e t a il p u r c h ases n o w o c c u r rin g online
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
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.
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
Average Household Income: $251,838
Annual gross sales: $500/sf
The Shops at Wisconsin Place
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
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”
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
RETAIL ACTION PLAN PROPOSED RETAIL STREETS
REALIZE ROSSLYN/ ROSSLYN SECTOR PLAN UPDATE
1401 Wilson Blvd
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
ROSSLYN, VA – THE CURRENT RETAIL LANDSCAPE Primarily served by Fast Casual (“Grab & Go”) and moderate Full Service Restaurants T hese 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.
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
1401 Wilson Blvd. & 1400 Key Blvd.
MERCHANDISING CONCEPT
OAK STREET ACTIVATION Oak Street is centrall y located within the existing and future residential projects and provides a great opportuni ty for a grocery store concept With dual sided retail storefronts , along with opportuni ties 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 attrac ting a blend of Local and National retail brands
IN SUMMARYA. T he 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
Questions
SPRC #2 Agenda 1 Development Statistics 2 Building Heights and Penthouse Details 3 Allocation of Uses 4 Retail Presentation by Streetsense
2
Development Statistics
3
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 295.50’ to main roof 313.49’ to penthouse/architectural feature Office - 29 stories 299.81’ to main roof 322.81’ to penthouse/architectural feature • Parking Residential - 235 spaces (0.85 space per 1 unit) Office - 432 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
Building Heights & Penthouse Details
5
1401 Wilson Blvd Office Height Detail All height shown in average site elevation (ASE) PH ROOF +322.81’ FROM ASE +300’
OL MAIN ROOF +299.81’ OL 29 +279.64’
Summary Penthouse Roof Main Roof
322.81’ ASE 299.81’ ASE
Penthouse Height 23’
KEY Area to top of main roof Area above main roof
ASE +124.76’
6
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
C.5-dp.dgn 9/13/2013 12:38:49 PM SCALE 1:0.0833336
7
1400 Key Blvd Residential Height Detail All height shown in average site elevation (ASE)
Summary PH ROOF (HP) +313.49’ MAIN ROOF +295.50’
PH ROOF (HP) +313.49’
FROM ASE +300.00’
MAIN ROOF
POOL DECK +284.44’
Penthouse Roof Main Roof
313.49’ ASE 295.50’ ASE
Penthouse Height 18’
RL 32 +265.71’
KEY Area to top of main roof Area above main roof
ASE +124.76’
8
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
Allocation of Uses
10
Allocation of Uses Existing & Proposed
Existing Uses:
Proposed Uses:
Existing 1400 Key & 1401 Wilson Uses:
Proposed 1401 Wilson Boulevard Uses: Office 513,611 sf. Retail 11,054 sf.
Office Retail Residential
361,000 sf. 24,000 sf. 0 sf.
Amounts to 57% of site density. Proposed 1400 Key Boulevard Uses: Residential 350,288 sf. (274 units) Grocery main 37,613 sf. Grocery garden 3,574 sf.
Existing Uses as Percentage of Total GFA: Office 94% Retail 6% Residential 0%
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
Allocation of Uses 3-D
KEY Office Residential
Open Space
yB
oul
Oa
Ke
kS
tre
et
Retail
eva
rd
12
Site Plan - Garden Level - elevation 140’ ASL Oak St.
RETAIL
RETAIL
Key Blvd.
Wilson Blvd.
OFFICE
RETAIL
GROCERY MEZZANINE
RESIDENTIAL Nash
1401 Wilson Blvd. Office Retail
513,611 11,054
Total SF 524,665 (57% of site density)
St.
1400 Key Blvd. Grocery Mezzanine Main Total Residential
3,574 37,613 41,187 350,288
Total SF 391,475 (43% of site density) 13
Site Plan - Grocery Level - elevation 123’ ASL Oak St.
RETAIL ABOVE
RETAIL ABOVE
GROCERY GROUND FLOOR
Key Blvd.
Wilson Blvd.
OFFICE ABOVE
RETAIL ABOVE
(WITH ENTRANCE ON KEY BLVD.)
RESIDENTIAL ABOVE
Nash
St.
1400 Key Blvd. Grocery Main
37,613 SF 14
Typical Office/Residential Level Oak St.
Key Blvd.
Wilson Blvd.
OFFICE
RESIDENTIAL 1401 Wilson Blvd. Office floor plate: 24,450 GSF Total SF: 524,665 SF (57% of site density) 29 stories (includes 5 levels of parking located below average site elevation)
Nash
St.
1400 Key Blvd. Residential floor plate: 14,500 GSF 274 units 32 stories (includes 5 levels of parking located below average site elevation) 15
THE CHANGING FACE OF RETAIL Presentation to
Arlington County Site Plan Review Committee Bruce Leonard Managing Principal – Architecture & James McCandless Director of Retail Streetsense
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 3D 1 .6~2. 9D2D
I
I
br:lltll!-W.a, mar,fard 2{)~ 14
slrel!tsense .~m
Major Shifts in the Retail Industry
CHANGE IN CONSUMER BUYING PATTERNS L e a d i ng u p t o t h e d o wn t u r n i n 2 0 0 8 , Wa ll S t r e e t a n d t h e I n ve s t o r M a r k et we r e d r i vi n g R e t a i l E xp a n s i o n N a t i o na l r e t a i l er s wi l l b e s c a l i n g b a c k o n n e w g r o wt h m o vi n g f o r wa r d wi t h s o m e s t o r e s r e d u c ing t h e s t o r e c o u n t b y 5 0 % o ve r t h e n e xt f i ve ye a r s T h e X & Y G e n e r ati ons a r e b e c o m ing a s i g n i f ican t b u yi n g f o r ce f o c u s ed o n “ E xp e r i e n ce” o ve r “ T h i n g s” T h e n e w s h o p p er i s b r a n d c o n s ciou s b u t n o t b r a n d l o ya l a n d vi e ws m o s t n a t i o na l r e t a i l ers a s a c o m m o di ty wi t h m o r e t h a n 1 8 % o f r e t a il p u r c h ases n o w o c c u r rin g online
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
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.
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
Average Household Income: $251,838
Annual gross sales: $500/sf
The Shops at Wisconsin Place
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
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”
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
RETAIL ACTION PLAN PROPOSED RETAIL STREETS
REALIZE ROSSLYN/ ROSSLYN SECTOR PLAN UPDATE
1401 Wilson Blvd
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
ROSSLYN, VA – THE CURRENT RETAIL LANDSCAPE Primarily served by Fast Casual (“Grab & Go”) and moderate Full Service Restaurants T hese 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.
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
1401 Wilson Blvd. & 1400 Key Blvd.
MERCHANDISING CONCEPT
OAK STREET ACTIVATION Oak Street is centrall y located within the existing and future residential projects and provides a great opportuni ty for a grocery store concept With dual sided retail storefronts , along with opportuni ties 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 attrac ting a blend of Local and National retail brands
IN SUMMARYA. T he 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
Questions
