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Washington Vista (1411-1417 Key Boulevard) Special General Land Use Plan Study Long Range Committee of the Planning Commission Meeting June 23, 2015
Department of Community Planning, Housing and Development
Overview
GLUP Amendment Policy • “Policy for Consideration of General Land Use Plan Amendments Unanticipated by Previous Planning Efforts” adopted in 2008 • Calls for a community review process in those instances where there is no adopted plan or where the GLUP amendment request is inconsistent with the guidance of the relevant adopted plan • The study evaluates the appropriateness of the requested GLUP change and what GLUP category or categories may be appropriate
Purpose of Tonight’s Meeting • Present three-dimensional modeling to help the LRPC evaluate planning issues related to the subject site • Receive input from the LRPC
Washington Vista Site
Aerial Photo
Topography
Amendment Request •GLUP amendment request from “Low-Medium” Residential to “Medium” Residential •There is no associated rezoning request
Rosslyn Station Area Guidance Rosslyn Transit Station Area Study (1977) • Part of “Colonial Terrace Conservation Area” – recommends preserving single family, twofamily and garden apartments • Recommends maintaining the “Low-Medium” Residential GLUP designation • Recommends a possible rezoning from RA615 to RA8-18 Rosslyn Transit Station Area Plan Addendum (1992) • Calls for this area to be “housing”
GLUP Designations Existing GLUP Category •“Low-Medium” Residential (16-36 units per acre) Proposed GLUP Category • “Medium” Residential (36-72 units per acre)
Zoning Designations Existing/Proposed •“RA6-15” (Apartment Dwelling District)
Zoning Designations Corresponding to Current “Low-Medium” Residential Zoning District
Use
Height
Density
R15-30T
single-family residential
35’ max
8 u/a (5,000 sf per lot)
site plan – two-family; townhouse
45’ max
15 u/a
35’ max
7 u/a (6,000 sf per lot)
multifamily, townhouse
35’ max
24 u/a
site plan – apartment
60’ max
30 u/a
single -family residential
35’ max
7 u/a (6,000 sf per lot)
multifamily, townhouse
40’ max
36 u/a
site plan – townhouse, apartment
60’ max
36 u/a (with up to 25% affordable housing bonus)
RA14-26 single-family residential
RA8-18
Zoning Designations Corresponding to Proposed “Medium” Residential Zoning District
Use
Height
Density
RA6-15
single-family residential
35’
7 u/a
two-family dwellings
35’
12 u/a
apartment, townhouse
60’
48 u/a
site plan – apartment
70’
48 u/a (with up to 25% affordable housing bonus)
apartment
35’
24 u/a
site plan - apartment
95’ or 10 stories
43 u/a
apartment
35’
24 u/a
site plan - apartment, hotel
125’ or 12 stories
72 u/a
(existing)
RA7- 16
RA-H
Existing and Proposed Development Potential of Site Zoning District
Site Area
Maximum Potential Development
RA6-15
38,040 sf
apartment: 41 dwelling units
38,040 sf
apartment: 41 dwelling units
(by-right)
RA6-15 (site plan)
Q&A •Why was Colonial Terrace designated for conservation in the sector plan? “Protect and preserve the low density single and two-family uses … from higher density development pressures.” “Preserving the Colonial Terrace and FMHN areas as attractive and viable housing resources.” •What type of development predated the Highgate townhouses? A mix of garden apartments (80%), duplex and single-family dwellings.
•What are the penthouse height limits? In RA districts, penthouses shall not exceed 23’. •What is the impact of bonus density? See modeling. •Are there other properties in Colonial Terrace on the HRI? See historic preservation section.
Three-Dimensional Modeling
NB: The models are not intended to represent staff’s recommended development of the site, but to represent illustrative examples of a multitude of options.
Modeling Scenarios/Assumptions • RA8-18 (“Low-Medium” Residential) – By-Right, Site Plan, Site Plan w/ bonus • RA6-15 (“Medium” Residential) - By-Right, Site Plan, Site Plan w/ bonus Modeling assumptions include: • development within GLUP and/or zoning maximums • the provision of the appropriate number of parking spaces with structured parking built into grade • development forms that are compatible with surrounding development and include tapers • creating an edge at the corner of Nash and Key • varied setbacks depending on by-right vs. site plan
Bonus Requests •LEED Current: •Silver •Gold •Platinum
.20 FAR Office or .25 FAR Res. max .35 FAR Office or .40 FAR Res. max .45 FAR Office or .50 FAR Res. Max
After 9/30/15: •Silver .25 FAR Office/Res. •Gold .35 FAR Office/Res. •Platinum .50 FAR Office/Res. • And 2 Arlington priority credits for .05 FAR •Affordable Housing - .25 FAR max or 6 stories or 60’ •Community Facilities - .25 FAR •Dedication of Streets or Easements •Open Space
Bonus Requests •While such bonuses may or may not be approved, they can potentially result in bulkier or taller buildings. •However, through the site plan process, developers may not be permitted to achieve the maximum allowed by zoning. Tapers, setbacks, etc. can be requested.
A
Existing Conditions
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
39 DUs/acre
Height
60’
varies
Development
42 DUs
34 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA8-18 By Right
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
40’
35’ (151’asl)
Development
31 DUs
31 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA8-18 Site Plan
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
60’
35’ (151’asl)
Development
31 DUs
31 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
RA8-18 Site Plan w/ Bonus
A
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
66 DUs/acre
Height
60’
55’ (173’asl)
Development
31 DUs
58 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
C
Existing Conditions Zoning: RA6-15 Site Area: 38,040 sf Max. Permitted Density
48 DUs/acre
Height
60’
Development
42 DUs
1400 Key Blvd (approved site plan)
Turnberry Tower
Modeled
Existing Bldgs on Site
Perspective south along Nash Street Perspective north along Oak Street
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
D
B
= Study area
Turnberry Tower Holiday Inn (Concept per RSP) Turnberry Tower
Holiday Inn (Concept per RSP)
A
1400 Key Blvd (approved site plan)
C
RA8-18 By Right Zoning: RA8-18 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
40’
35’ (151’asl)
Development
31 DUs
31 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
C
RA8-18 Site Plan Zoning: RA8-18 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
60’
35’ (151’asl)
Development
31 DUs
31 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
RA8-18 Site Plan w/ Bonus Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
66 DUs/acre
Height
60’
55’ (173’asl)
Development
31 DUs
58 DUs
C
C
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
A
RA6-15 By Right
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
60’
45’ (162’asl)
Development
42 DUs
42 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA6-15 Site Plan
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
70’
45’ (162’asl)
Development
42 DUs
42 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
RA6-15 Site Plan w/ Bonus
A
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
82 DUs/acre
Height
70’
75’ (194’asl)
Development
42 DUs
71 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
C
RA6-15 By Right Zoning: RA6-15 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
60’
45’ (162’asl)
Development
42 DUs
42 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
C
RA6-15 Site Plan Zoning: RA6-15 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
70’
45’ (162’asl)
Development
42 DUs
42 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
RA6-15 Site Plan w/ Bonus Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
82 DUs/acre
Height
70’
75’ (194’asl)
Development
42 DUs
71 DUs
C
C
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
Section Cut Lines
North-South section
East-West section
RA8-18 By Right, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) 1812 N Moore
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 Site Plan, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) 1812 N Moore
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 Site Plan w/ Bonus, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 By Right, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 Site Plan, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 Site Plan w/ Bonus, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 By Right, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA8-18 Site Plan, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA8-18 Site Plan w/ bonus, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 By Right, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 Site Plan, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 Site Plan w/ bonus, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
Building Heights (above mean sea level)
Transportation Analysis
Approximate Distance to Metro
Master Transportation Plan Street Typology Street Name Typology Travel Lanes
Bike OnAccommodations Street Parking Priority
Pedestrian Way
Lee Hwy. N. Nash St. N. Quinn St.
Primarily Urban MixedUse Arterials
2 + turning (one-way) or 4 + turning (2 way)
Bike lane/shared lane
High
6-12’ sidewalk and 6’ furniture zone or tree pits
Key Blvd.
Urban Center Local
2 lanes
Bike land/shared lane
High
6-8’ sidewalk and 4-6’ green strip
Washington Vista – Special GLUP Study Total Peak Period Trip Projections 50 45 40
Peak Period Trips
35 30 25 20 15 10 5 0 RA8-18 (Apt)
RA6-15 (Apt) Auto Trips
Non-Auto Trips
Historic Resources
Historic Resources Inventory •The Washington Vista apartments were constructed in 1954-1955 •The adjacent building, also located in the subject area, was constructed in 1937 •At the last LRPC meeting, it was reported that the Washington Vista apartments are listed as “Notable” on the Historic Resources Inventory, however they were not surveyed
Historic Resources Inventory
Next Steps and Conclusion
Next Steps •Objective is to analyze the site in the context of the surrounding area and obtain feedback from the LRPC on the appropriateness of the requested change – not to evaluate a specific project
•A staff memo documenting study findings and staff’s recommendations will be presented to the PC as an action item, permitting public comment and a vote with recommendations •The memo will then be forwarded to the County Board with a copy of the PC letter •A request to advertise report recommending or not recommending a GLUP amendment would be brought to the County Board
•Authorizing the advertisement would not imply that the County Board supports the proposed amendment, but that it is in the realm of consideration
Conclusion
LRPC Discussion OBJECTIVE: Analyze the site in the context of the surrounding area and obtain feedback from LRPC on the appropriateness of the proposed amendment. Develop a recommendation to the County Board regarding this request and what GLUP category/categories may be appropriate.
Department of Community Planning, Housing and Development
Overview
GLUP Amendment Policy • “Policy for Consideration of General Land Use Plan Amendments Unanticipated by Previous Planning Efforts” adopted in 2008 • Calls for a community review process in those instances where there is no adopted plan or where the GLUP amendment request is inconsistent with the guidance of the relevant adopted plan • The study evaluates the appropriateness of the requested GLUP change and what GLUP category or categories may be appropriate
Purpose of Tonight’s Meeting • Present three-dimensional modeling to help the LRPC evaluate planning issues related to the subject site • Receive input from the LRPC
Washington Vista Site
Aerial Photo
Topography
Amendment Request •GLUP amendment request from “Low-Medium” Residential to “Medium” Residential •There is no associated rezoning request
Rosslyn Station Area Guidance Rosslyn Transit Station Area Study (1977) • Part of “Colonial Terrace Conservation Area” – recommends preserving single family, twofamily and garden apartments • Recommends maintaining the “Low-Medium” Residential GLUP designation • Recommends a possible rezoning from RA615 to RA8-18 Rosslyn Transit Station Area Plan Addendum (1992) • Calls for this area to be “housing”
GLUP Designations Existing GLUP Category •“Low-Medium” Residential (16-36 units per acre) Proposed GLUP Category • “Medium” Residential (36-72 units per acre)
Zoning Designations Existing/Proposed •“RA6-15” (Apartment Dwelling District)
Zoning Designations Corresponding to Current “Low-Medium” Residential Zoning District
Use
Height
Density
R15-30T
single-family residential
35’ max
8 u/a (5,000 sf per lot)
site plan – two-family; townhouse
45’ max
15 u/a
35’ max
7 u/a (6,000 sf per lot)
multifamily, townhouse
35’ max
24 u/a
site plan – apartment
60’ max
30 u/a
single -family residential
35’ max
7 u/a (6,000 sf per lot)
multifamily, townhouse
40’ max
36 u/a
site plan – townhouse, apartment
60’ max
36 u/a (with up to 25% affordable housing bonus)
RA14-26 single-family residential
RA8-18
Zoning Designations Corresponding to Proposed “Medium” Residential Zoning District
Use
Height
Density
RA6-15
single-family residential
35’
7 u/a
two-family dwellings
35’
12 u/a
apartment, townhouse
60’
48 u/a
site plan – apartment
70’
48 u/a (with up to 25% affordable housing bonus)
apartment
35’
24 u/a
site plan - apartment
95’ or 10 stories
43 u/a
apartment
35’
24 u/a
site plan - apartment, hotel
125’ or 12 stories
72 u/a
(existing)
RA7- 16
RA-H
Existing and Proposed Development Potential of Site Zoning District
Site Area
Maximum Potential Development
RA6-15
38,040 sf
apartment: 41 dwelling units
38,040 sf
apartment: 41 dwelling units
(by-right)
RA6-15 (site plan)
Q&A •Why was Colonial Terrace designated for conservation in the sector plan? “Protect and preserve the low density single and two-family uses … from higher density development pressures.” “Preserving the Colonial Terrace and FMHN areas as attractive and viable housing resources.” •What type of development predated the Highgate townhouses? A mix of garden apartments (80%), duplex and single-family dwellings.
•What are the penthouse height limits? In RA districts, penthouses shall not exceed 23’. •What is the impact of bonus density? See modeling. •Are there other properties in Colonial Terrace on the HRI? See historic preservation section.
Three-Dimensional Modeling
NB: The models are not intended to represent staff’s recommended development of the site, but to represent illustrative examples of a multitude of options.
Modeling Scenarios/Assumptions • RA8-18 (“Low-Medium” Residential) – By-Right, Site Plan, Site Plan w/ bonus • RA6-15 (“Medium” Residential) - By-Right, Site Plan, Site Plan w/ bonus Modeling assumptions include: • development within GLUP and/or zoning maximums • the provision of the appropriate number of parking spaces with structured parking built into grade • development forms that are compatible with surrounding development and include tapers • creating an edge at the corner of Nash and Key • varied setbacks depending on by-right vs. site plan
Bonus Requests •LEED Current: •Silver •Gold •Platinum
.20 FAR Office or .25 FAR Res. max .35 FAR Office or .40 FAR Res. max .45 FAR Office or .50 FAR Res. Max
After 9/30/15: •Silver .25 FAR Office/Res. •Gold .35 FAR Office/Res. •Platinum .50 FAR Office/Res. • And 2 Arlington priority credits for .05 FAR •Affordable Housing - .25 FAR max or 6 stories or 60’ •Community Facilities - .25 FAR •Dedication of Streets or Easements •Open Space
Bonus Requests •While such bonuses may or may not be approved, they can potentially result in bulkier or taller buildings. •However, through the site plan process, developers may not be permitted to achieve the maximum allowed by zoning. Tapers, setbacks, etc. can be requested.
A
Existing Conditions
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
39 DUs/acre
Height
60’
varies
Development
42 DUs
34 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA8-18 By Right
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
40’
35’ (151’asl)
Development
31 DUs
31 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA8-18 Site Plan
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
60’
35’ (151’asl)
Development
31 DUs
31 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
RA8-18 Site Plan w/ Bonus
A
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
36 DUs/acre
66 DUs/acre
Height
60’
55’ (173’asl)
Development
31 DUs
58 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
C
Existing Conditions Zoning: RA6-15 Site Area: 38,040 sf Max. Permitted Density
48 DUs/acre
Height
60’
Development
42 DUs
1400 Key Blvd (approved site plan)
Turnberry Tower
Modeled
Existing Bldgs on Site
Perspective south along Nash Street Perspective north along Oak Street
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
D
B
= Study area
Turnberry Tower Holiday Inn (Concept per RSP) Turnberry Tower
Holiday Inn (Concept per RSP)
A
1400 Key Blvd (approved site plan)
C
RA8-18 By Right Zoning: RA8-18 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
40’
35’ (151’asl)
Development
31 DUs
31 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
C
RA8-18 Site Plan Zoning: RA8-18 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
36 DUs/acre
Height
60’
35’ (151’asl)
Development
31 DUs
31 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
RA8-18 Site Plan w/ Bonus Zoning: RA8-18 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Turnberry Tower
Max. Permitted
Modeled
Density
36 DUs/acre
66 DUs/acre
Height
60’
55’ (173’asl)
Development
31 DUs
58 DUs
C
C
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
A
RA6-15 By Right
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
60’
45’ (162’asl)
Development
42 DUs
42 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
A
RA6-15 Site Plan
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
70’
45’ (162’asl)
Development
42 DUs
42 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
RA6-15 Site Plan w/ Bonus
A
Holiday Inn (Concept per RSP)
Turnberry Tower
Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Max. Permitted
Modeled
Density
48 DUs/acre
82 DUs/acre
Height
70’
75’ (194’asl)
Development
42 DUs
71 DUs
Bird’s Eye view from southwest Bird’s Eye view from northwest
Turnberry Tower
Holiday Inn (Concept per RSP)
A
= Approved site plan
= Existing Buildings
= Rosslyn Sector Plan Model
1400 Key Blvd (approved site plan)
B
B
= Study area
C
RA6-15 By Right Zoning: RA6-15 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
60’
45’ (162’asl)
Development
42 DUs
42 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
C
RA6-15 Site Plan Zoning: RA6-15 Site Area: 38,040 sf
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
48 DUs/acre
Height
70’
45’ (162’asl)
Development
42 DUs
42 DUs
C
1400 Key Blvd (approved site plan)
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
RA6-15 Site Plan w/ Bonus Zoning: RA6-15 Site Area: 38,040 sf
1400 Key Blvd (approved site plan)
Turnberry Tower
Max. Permitted
Modeled
Density
48 DUs/acre
82 DUs/acre
Height
70’
75’ (194’asl)
Development
42 DUs
71 DUs
C
C
Perspective south along Nash Street
= Study area
= Approved site plan
Perspective north along Oak Street
= Existing Buildings
= Rosslyn Sector Plan Model
D Turnberry Tower Holiday Inn (Concept per RSP)
D
1400 Key Blvd (approved site plan)
Section Cut Lines
North-South section
East-West section
RA8-18 By Right, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) 1812 N Moore
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 Site Plan, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) 1812 N Moore
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 Site Plan w/ Bonus, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 By Right, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 Site Plan, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA6-15 Site Plan w/ Bonus, North-South Section
Holiday Inn (Concept per RSP) 1400 Key Blvd (approved site plan) Turnberry Tower
1812 N Moore
18th ST
LEE HWY eastbound
KEY BLVD
Turnberry Tower
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
18th ST
LEE HWY eastbound
KEY BLVD
SITE
RA8-18 By Right, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA8-18 Site Plan, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA8-18 Site Plan w/ bonus, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 By Right, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 Site Plan, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
RA6-15 Site Plan w/ bonus, East-West Section
Turnberry Tower
1400 Key Blvd (approved site plan)
1812 N Moore
Turnberry Tower The Atrium
SITE
= Existing Buildings = Approved site plan = Rosslyn Sector Plan Model
Highgate Townhomes
18th ST
KEY BLVD
LEE HWY eastbound
The Gallery
Building Heights (above mean sea level)
Transportation Analysis
Approximate Distance to Metro
Master Transportation Plan Street Typology Street Name Typology Travel Lanes
Bike OnAccommodations Street Parking Priority
Pedestrian Way
Lee Hwy. N. Nash St. N. Quinn St.
Primarily Urban MixedUse Arterials
2 + turning (one-way) or 4 + turning (2 way)
Bike lane/shared lane
High
6-12’ sidewalk and 6’ furniture zone or tree pits
Key Blvd.
Urban Center Local
2 lanes
Bike land/shared lane
High
6-8’ sidewalk and 4-6’ green strip
Washington Vista – Special GLUP Study Total Peak Period Trip Projections 50 45 40
Peak Period Trips
35 30 25 20 15 10 5 0 RA8-18 (Apt)
RA6-15 (Apt) Auto Trips
Non-Auto Trips
Historic Resources
Historic Resources Inventory •The Washington Vista apartments were constructed in 1954-1955 •The adjacent building, also located in the subject area, was constructed in 1937 •At the last LRPC meeting, it was reported that the Washington Vista apartments are listed as “Notable” on the Historic Resources Inventory, however they were not surveyed
Historic Resources Inventory
Next Steps and Conclusion
Next Steps •Objective is to analyze the site in the context of the surrounding area and obtain feedback from the LRPC on the appropriateness of the requested change – not to evaluate a specific project
•A staff memo documenting study findings and staff’s recommendations will be presented to the PC as an action item, permitting public comment and a vote with recommendations •The memo will then be forwarded to the County Board with a copy of the PC letter •A request to advertise report recommending or not recommending a GLUP amendment would be brought to the County Board
•Authorizing the advertisement would not imply that the County Board supports the proposed amendment, but that it is in the realm of consideration
Conclusion
LRPC Discussion OBJECTIVE: Analyze the site in the context of the surrounding area and obtain feedback from LRPC on the appropriateness of the proposed amendment. Develop a recommendation to the County Board regarding this request and what GLUP category/categories may be appropriate.
