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SITE PLAN REVIEW COMMITTEE of the PLANNING COMMISSION SITE PLAN REVIEW COMMITTEE MEETING AGENDA DATE: Thursday, January 30, 2020 TIME: SPRC: 7:00 – 9:00 p.m. PLACE: Key Bridge Marriott Hotel 1401 Lee Highway Arlington, VA 22209 SPRC STAFF COORDINATOR: Courtney Badger Item 1. Key Bridge Marriott- Major Site Plan Amendment (SP #53) 7:00 – 9:00 p.m. (RPC#s 16-004-001, -002, -003, -004, -005, and -006) Planning Commission and County Board meetings to be determined. Brett Wallace (CPHD Staff) The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following: 1. Review site plan or major site plan amendment requests in detail. 2. Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate. 3. Provide a forum by which interested citizens, civic associations and neighborhood conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood. In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library’s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://commissions.arlingtonva.us/planning-commission/ For more information on the Site Plan public review process, go to the Arlington County Planning Division’s web site on Development Proposals/Site Plans http://www.arlingtonva.us/Departments/CPHD/Planning/applications/site_plans/CPHDPlanningApplicationsSi te_plansMain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://commissions.arlingtonva.us/planning-commission/sprc/ 1401 Lee Highway- Key Bridge Marriott (SP #53) Page 2 I T E M 1 Key Bridge Marriott (SP #53) (RPC#s 16-004-001, -002, -003, -004, -005, and -006) SPRC AGENDA: 1st Meeting – November 21, 2019 1) Introduction a) Overview of Site Plan Proposal (Applicant) 2) Analysis of Proposal (Staff) a) Relationship of site to GLUP, sector plans, etc. b) Relationship of project to existing zoning a. Requested bonus density b. Requested modifications of use regulations c) LRPC Summary 3) Site Design and Characteristics i) Circulation and access ii) Natural/ environmental constraints and opportunities iii) Historic interpretation opportunities iv) Allocation of uses on the site v) Relationship and orientation of proposed buildings to public space and other buildings vi) Streetscape Character vii) View vistas through site viii) Visibility of site or buildings from significant neighboring perspectives 4) Building Architecture- West Residential Building a) Design Issues i) Building form (height, massing, tapering, stepbacks) ii) Facade treatments, materials, fenestration, historic interpretation elements iii) Roofline/penthouse form and materials iv) Street level activation/entrances and exits v) LEED vi) Accessibility b) Retail Spaces i) Location, size, ceiling heights ii) Storefront designs and transparency c) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting 1401 Lee Highway- Key Bridge Marriott (SP #53) Page 3 SPRC AGENDA: 2nd Meeting – December 16, 2019 5) Building Architecture- Hotel and East Residential Buildings d) Design Issues i) Building form (height, massing, tapering, stepbacks) ii) Facade treatments, materials, fenestration, historic interpretation elements iii) Roofline/penthouse form and materials iv) Street level activation/entrances and exits v) LEED vi) Accessibility e) Retail Spaces i) Location, size, ceiling heights ii) Storefront designs and transparency f) Service Issues i) Utility equipment ii) Venting location and type iii) Location and visibility of loading and trash service iv) Exterior/rooftop lighting 6) Historic Interpretation/ Design Elements 7) Transportation a) Infrastructure i) Mass transit facilities and access ii) Street systems (w/existing and proposed cross sections) iii) Vehicular and pedestrian routes iv) Bicycle routes and parking b) Traffic Demand Management Plan c) Automobile Parking i) Proposed v. required (tenant, visitor, compact, handicapped, etc.) ii) Access (curb cuts, driveway & drive aisle widths) d) Delivery Issues i) Drop offs ii) Loading docks e) Signage (parking, wayfinding, etc.) 1401 Lee Highway- Key Bridge Marriott (SP #53) Page 4 SPRC AGENDA: 3rd Meeting – January 30, 2020 8) Updates since December SPRC a) Architecture, LEED, historic interpretation b) Circulation & access 9) Open Space a) Orientation and use of open spaces (and pedestrian areas or walkways) b) Relationship to scenic vistas, natural features and/or adjacent public spaces c) Historic interpretation elements d) Gateway Park improvements e) Landscape plan (including tree canopy) f) Public easements g) Coordination with Federal agencies (NPS & NCPC) 10) Sustainability a) LEED/Earthcraft/Green Home Choice Score/EBOM b) Energy conservation c) Site contamination and abatement d) Reuse of construction materials e) Reuse of buildings f) Stormwater management 11) Public Impacts a) Mitigations b) Amenities c) Site Improvements i) Affordable Housing ii) Public Art iii) Underground Utilities iv) Other (e.g., polling places) 12) Construction Issues a) Phasing b) Vehicle staging, parking, and routing c) Community Liaison 13) Wrap-up 1401 Lee Highway- Key Bridge Marriott (SP #53) Page 5 Site Location: The subject site is located at 1401 Lee Highway and is currently occupied by the existing Key Bridge Marriott hotel, parking garage, and surface parking lot. The site is bounded by vegetation and the George Washington Memorial Parkway to the north, Fort Myer Drive to the east, Lee Highway and Gateway Park to the south, and vegetation with North Oak Street and Palisades Park Townhomes to the west. Applicant Information: Applicant Attorney Development Manager KBLH, LLC Walsh, Colucci, Lubeley & Duball Development Services, LLC 1999 Avenue of the Stars Walsh, P.C. 11710 Plaza America Dr. Suite 2850 2200 Clarendon Boulevard Reston, VA 20190 Los Angelos, CA 90067 Suite 1300 Mark Dubick & John Segreti Aaron Locke Arlington VA 22201 (703) 519-6152 (310) 824-2200 Nan Walsh [email protected], [email protected] (703) 528-4700 [email protected] [email protected] Architect- West Residential Architect- East Residential Architect- Hotel Master Planner Handel Architects, LLP Cooper Carry Maurice Walters Architect, Inc. 120 Broadway, 6th Floor 6225 N. Washington St., Suite 200 400 7th St. NW, Suite 502 New York, NY 10271 Alexandria, VA 22314 Washington D.C. 20004 Gary Handel & Stephen Sheng Andrea Schaub & Torrey Law Maurice Walters & Patrick Cheek (212) 595-4112 (703) 519-6152 (202) 675-1094 [email protected], [email protected] [email protected], [email protected] [email protected] [email protected] Civil Engineer Landscape Architect Traffic Consultant VIKA Virginia, LLC Oehme, Van Sweden Wells + Associates 8180 Greensboro Dr. 800 G St. SE 1420 Spring Hill Road, Suite 610 Suite 200 Washington D.C. 20003 Tysons, VA 22102 Tysons, VA 22102 Sheila Brady & Sara Downing (703) 917-6620 Robert Cochran & Jessica Mack (202) 546-7575 Michael Workosky (703) 442-7800 [email protected], [email protected] [email protected], [email protected] om [email protected] LEED Consultant Sustainable Design Consulting, LLC 1432 K St. NW Washington D.C. 20005 (202) 667-1620 Kara Strong [email protected] 1401 Lee Highway- Key Bridge Marriott (SP #53) Page 6 BACKGROUND: The Key Bridge Marriott site is an approximately 5.5-acre site located on the north side of Lee Highway, just outside of the Rosslyn Coordinated Redevelopment District (RCRD). The site is regulated by SP #53, which was approved by the County Board in 1967 and last amended in 1986. The site is currently developed with 582 hotel guestrooms at a density of 105.8 units per acre. Dating back to the late 1890s, the subject site has been home to multiple uses over time, including a brewery, print shop, laundry service, and a Cherry Smash bottling plant. The Marriott company established an interest in the area in 1940, when it built a Hot Shoppe restaurant on the property. The Cherry Smash plant (former brewery building) was later demolished in 1958 to make way for the “Hot Shoppe’s Motel” (called Marriott Motor Hotel by 1959 and currently called the Key Bridge Marriott). The Marriott Motor Hotel consisted of four buildings with a total of 210 guest rooms and was designed to be part of a complex with the existing Hot Shoppe restaurant. The following provides a summary of major County Board actions that have affected the subject site: • In 1967, the County Board approved a site plan (Site Plan #53) for the Marriott Motor Hotel. The approved plan included: a 12-story high-rise addition to the existing motel, 394 motel units, accessory restaurants and meeting rooms and a total of 482 parking spaces. • In 1975, the Board adopted a General Land Use Plan (GLUP) showing
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