Rosslyn Plaza Phased Development Site Plan (SP #422 ... - Arlingtonva

Rosslyn Plaza Phased Development Site Plan (SP #422) Site Plan Review Committee Meeting #13 July 15, 2013 Meeting Notes Planning Commission Members in Attendance: Rosemary Ciotti, Steve Cole, Brian Harner, Inta Malis, Karen Kumm Morris, Jane Siegel, Steve Sockwell Meeting Agenda • Applicant Presentation o Response to building massing comments from previous SPRC meeting o Proposed phasing plan SPRC Discussion Phasing • The applicant noted that while the development will likely be phased in order from Phase 1 to Phase 5 due to existing leases, age of the buildings, and garage layouts, there is the possibility that the phasing order may change due to market conditions or other factors in the future. Members requested that the phasing plan reflect this flexibility. Each phase should stand on its own as a good project. • The main public space is not achieved until Phase 3. If it’s possible to combine phases 2 and 3, that would be preferred. The applicant noted that combining phases 2 and 3 would be desirable but will ultimately be driven by market conditions and financial feasibility. • More rationale is needed for excluding the theater from the PDSP. Staff and the applicant should continue to explore the possibility of including the theater. • How do the VDOT discussions regarding air rights over I-66 affect considerations about the project? This would potentially expand Rosslyn and make this block less of an edge site. Staff noted that they are considering how to evaluate this development proposal as part of the Rosslyn sector plan update. • More explanation of the retail strategy should be provided. It’s not clear how the retail will work in interim phases, particularly on the northern edges of each phase where the retail will not front open space or streets. • It’s important to state what infrastructure/community benefits are expected at each phase. Are there elements—retail, open space—that SPRC members would like to request as conditions of the PDSP? • It may make sense to tie residential and office development together by phase so that all of the office isn’t built before the residential. • Will there be temporary staging/construction impacts during phasing? The applicant noted there may be minor impacts at the edges of each phase, but they don’t expect to stage construction within the major open space areas. • In Phase 3, will there be retail along the northern edge of the central office building? The applicant noted that an interim condition would be needed until the construction of

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phase 4. Members requested that interim alternatives be provided since these spaces will have no street frontage until Phase 4. Temporary vacant spaces are often difficult to use for temporary artists/pop-up uses because they are not built out with electricity or HVAC. It would be helpful if spaces were built out to be usable in the interim phases. Several members noted the desire to achieve some of the main benefits (central open space on Kent, bridge to Mt. Vernon Trail) early in the phasing and asked the applicant to explore the possibilities of achieving this. The 60’ width, building face to building face, on 18th Street seems narrow. The street should be wider if it’s to serve as a spine for Rosslyn. Proposed off-site improvements should be noted and shown accurately (e.g., don’t show trees below Freedom Park bridge). The proposed bridge to the waterfront would be a huge effort, requiring significant coordination with NPS and VDOT. The coordination/planning should begin at an early phase.

Massing • Members thanked the applicant for providing visual examples of other buildings to describe the sculpting factor. They requested that Rosslyn Gateway and other buildings with 30% sculpting factor also be included as examples. • Please provide a written description of the methodology used to calculate the sculpting factor. • Sculpting should have a purpose beyond meeting formulas. The sculpting factor should be used in conjunction with other design goals. • View corridors should be defined. • Form goals should be stated in the design guidelines. Next Steps • The next meeting is not currently scheduled. A notice will be sent to SPRC members with the topic and date.

SIGN-IN SHEET

SPRC Meeting -July 15, 2013

Item 1.

Rosslyn Plaza PDSP (SP #422)

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SIGN-IN SHEET

SPRC Meeting - July 15, 2013

Item 1. Name

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Rosslyn Plaza PDSP (SP #422) Organization

Mailing Address

Email

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