Western Rosslyn Area Planning Study Briefing Book

A Resource for the Western Rosslyn Area Planning Study

DRAFT - JULY 2013

Arlington County I Department of Community Planning, Housing and Development I Planning Division DRAFTPREFINAL DRAFTPREFINAL ACKNOWLEDGEMENTS AND CREDITS TABLE OF CONTENTS

Arlington County Board Table of Contents I. Introduction �� 1 J. Walter Tejada, Chairman II. Existing Conditions �� 7 Jay Fisette, Vice-Chairman Mary Hynes, Member �� A. Study Area Location and Regional Context �� 7 Libby Garvey, Member �� B. Historic and Cultural Resources �� 14 Christopher Zimmerman, Member �� C. Transportation and Access �� 17 �� D. Parks and Open Space �� 21 Arlington County Staff �� E. Land Use and Development �� 24 Claude Williamson, DCPHD �� F. Demographics �� 28 Richard Tucker, DCPHD �� G. Economic and Market Data �� 31 Margaret Rhodes, DCPHD �� H. Housing Characteristics �� 33 Kellie Brown, DCPHD III.Plans, Policies, and Laws �� 36 Andrew D’huyvetter, DCPHD �� A. The General Land Use Plan �� 36 Mike Saunders, DES �� B. General Land Use Plan History �� 41 �� C. Zoning Ordinance �� 46 �� D. Master Transportation Plan �� 48 �� E. Public Spaces Master Plan �� 52 �� F. Public Art Master Plan �� 54 �� G. Historic Preservation Master Plan �� 55 �� H. Neighborhood Conservation �� 56 �� I. Capital Projects �� 57 �� J. Rosslyn Station Area Plan Addendum (1992) �� 58 �� K. Rosslyn Transit Station Area Study (1977) �� 60 western rosslyn area planning study

WRAPS BRIEFING BOOK �� L. Rosslyn Multimodal Study (2012) �� 61 IV. Appendix �� 62 �� A. Online County Resources �� 62 �� B. References and Data Resources �� 63 Front Page Photo credit: Pictometry International Corporation.

2 3i DRAFTPREFINAL DRAFTPREFINAL TABLE OF CONTENTS INTRODUCTION

List of Figures Figure 31: Master Transportation Plan; Transit Network �� 50 I. Introduction not sufficiently addressed in the Rosslyn Station Area Plan Addendum, a study would Figure 32: Master Transportation Plan; Bike and Trail Network �� 50 be warranted per this policy, prior to consideration of any GLUP amendment by the Figure 1: Study Area Boundary ��1 Figure 33: Civic Associations...... 56 County Board. Figure 2: Property Ownership ��1 Introduction Figure 34: Rosslyn Station Area Plan Addendum, Concept Plan �� 58 Figure 3: Oblique Aerial of the Wilson School Study Area �� 3 As a first step, prior to initiating a community process, the County Board, the School The Western Rosslyn Area Planning Study Briefing Book Figure 35: Rosslyn Station Area Plan Addendum, Parks/Open Space/ Board, and the Arlington Partnership for Affordable Housing (APAH), and Penzance Figure 4: Rosslyn-Ballston Corridor Map ��7 is an integral component of the Western Rosslyn Area Community Facilities Plan �� 59 (owner of private property included within the study area) have agreed to examine Figure 5: Study Area Property Ownership ��10 Planning Study. This briefing book describes the existing Figure 36: Development in the Metro Corridors ...... 65 redevelopment options for the study area with the community, with the goal of Figure 6: Rosslyn Metro Station Area ��10 conditions and any plans, laws, or policies which affect the developing conceptual guidance. Figure 7: Topography ��11 study area. It is intended to offer planning participants a clear ist of ables Figure 8: Tree Canopy ��11 L T and detailed context from which the planning discussion will Table 1: Traffic Counts in Vehicles Per Day. �� 17 Figure 9: Hydrology ��12 emerge. Figure 1: Study Area Boundary Figure 2: Property Ownership Table 2: Completed Rosslyn Development �� 24 Figure 10: Aerial Photography ��12 Figure 11: Community Facilities ��13 Table 3: Round 8.1 Forecast, Rosslyn MSA Development Statistics �� 26 Background TON M SHING EMO NIAL TER GEORGE WA RIAL OLO PK 66 N C Table 4: Round 8.1 Forecast Summary. �� 28 W E 6 Y. WY T 6 Figure 12: Historic Resources Inventory ��15 N. OAK CT. A E 22ND CT. N. H T T E RS TA The study area, bounded by 18th Street North, Wilson N. ROLFE LE E S NT ER PIERCE I T N. QUEEN ST. 22ND ST. N. Table 5: Household Income �� 30 ST. N. IN ONIAL CT 21ST CT. N. Y N COL Figure 13: Public Transportation, Taxis, and Carsharing �� 18 INTERSTATE 66 W N ODE ST N. 21ST RD. N. H Boulevard, North Quinn Street and Key Boulevard, N N. OAK ST. E . N. PIERCE CT. . E N L Q . RD. N. 1ST S T Y. 21ST U 2 Table 6: Rosslyn Major Commercial Tenants �� 31 S ST. W I H C N EE 19TH ST N Figure 14: Vehicular Circulation ��18 O N L S currently encompasses the Wilson School, Fire Station #10, T T T . LEE HWY. SMYTH RR ACE ER TE N. NASH ST. AL T FORT I N. L ST. N ST. IA LO N. ODE O 21ST ST. N. ON N C Table 7: Rosslyn Office Market Statistics �� 31 OL . C Figure 15: Bicycle Infrastructure ��19 N. QUINN ST. N Rosslyn Highlands Park, an office building, a convenience . N 19TH ST. N. 20TH RD . N. COLONIAL CT. N. N. LYNN ST.

ST. N

N. ARLINGTON RIDGE RD.

M N. KENT ST. S Table 8: Rosslyn Committed Affordable Units �� 34 19TH ST. N. C O O Figure 16: Sidewalks ��19 N BLVD. MYER DR. O T store and a residential development. County staff has been . R T S KEY N QUINN ST C E S O T TT S KEY BLVD ST. T Table 9: Rosslyn Development Statistics �� 66 . Figure 17: Traffic Circulation ��20 in discussions with Arlington County Public Schools and 18TH ST. N.

N. NASH ST. . D W V N IL L . BLVD. S B R N. . O

private landowners to redevelop the site as a public-private T Figure 18: Public Parks ��23 Y H N KE O S B D L 18TH ST N E OAK ST. V QUEENS LANE . N S 17 TH ST. N D N M N S F . . T Y O Y T N. ODE E . WILSON BLVD. R L partnership in order to achieve multiple goals. R R T O D Figure 19: Development Project Locations ��25 ST. Y R

N. . . I S N N. QUEEN T CLARENDON N T . . 6 PIERCE ST. 6

N. 16TH RD. N. Figure 20: Building Heights ��27 N. The site is included within the boundaries of the 1992 ST. N. FAIRFAX DR. (U.S. 50)

16TH (VA. 110) (VA.

ST. QUINN ST.

RHODES ST.

N. SCOTT ST. Figure 21: Demographic Summary from the 2010 Census �� 29 N. ROLFE ST. ARLINGTON BLVD. Rosslyn Station Area Addendum, however, the plan does not CLARENDON BLVD. SERVICE ROAD 15TH ST. N. BLVD SON WIL Figure 22: Hotels ��32 1

4 14TH ST. N. ST. N. N. TAFT ST. . 14TH provide specific guidance for the subject site. The General T N. MEADE ST. H

ST. N. R D

R N. NASH ST. N

N. PIERCE ST. (

E V .

N. TROY ST. N. ODE ST.

Y T A P N. COURTHOUSE RD. . N. QUEEN ST. M S 1 1 I Land Use Plan (“GLUP”) designates the area as “High” K E Figure 23: Housing Data ��33 T 0

R ) A T R N. SCOTT O O

N. QUINN ST. FAIRFAX DR. F . S C N N ODE ST 13TH ST. N. E ST.

Office-Apartment-Hotel and “Public,” with the Arlington I N T Figure 24: Committed Affordable Units ��34 N. ROLFE ST. RH

12TH ST. N. QU . MARSHALL DR. CLARENDON BLVD R O D ST. N. FENTON CIR. N X 12TH D Partnership for Affordable Housing (APAH) site designated FA S E R T FAI . S western rosslyn area planning study Figure 25: General Land Use Plan ��37 SHER R E D W EL S A TZ R I T WE 16TH RD N TON AVE. MAN RD. T R. & R RD

as “Low-Medium” Residential. D O WRAPS BRIEFING BOOK Figure 26: View of Arlington from National Mall �� 40 WASHING . L'ENFANT DR. Legend Legend MARSHALL D ¯ StudyWilson AreaSchool Study Area Arlington County Board EMANCO LLC ¯ Study Area Wilson School Study Area 1:7,000 Figure 27: Building Heights Resolution ��40 Tax Parcel Arlington County School Board APAHQueen's Court 1:2,500 0125 250 500 Feet Metro Station Area 050 100 200 Feet A community review process is needed in those instances 1555 Wilson Property Owner LLC Figure 28: Historical General Land Use Plans �� 41 where a potential land use change is inconsistent with the Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain Figure 29: Zoning Map ��46 relevant adopted plan or where the relevant adopted plan determination. Map prepared by Arlington County GIS Mapping Center Map © 2012 Arlington County, VA Printed: April 2012. Aerial photography flown February 2011. Figure 30: Master Transportation Plan (front page) �� 48 does not provide guidance for a site. As the subject site is

4ii 1 DRAFT DRAFT INTRODUCTION INTRODUCTION

Figure 3: Oblique Aerial of the Wilson School Study Area

A study involving a community process will serve to generate a concept plan and to inform future GLUP amendment, rezoning and PDSP

applications for the site. Washington, D.C. • The County Board will appoint a working group of community stakeholders and Planning Commission members. • A planning charrette/workshop will be held and then staff will City of develop alternatives that address form, land use, open space, and Falls Church pedestrian and vehicular connections in order to help guide future development on this site. Arlington County • The working group will work collaboratively with staff to develop a final draft concept plan, the proposed GLUP amendment and any zoning tools necessary to implement the plan. Fairfax County City of While this briefing book contains some information related to the larger Study Area Alexandria

Rosslyn Metro Station Area, the Western Rosslyn Area Planning Study will Miles ° 0 0.5 1 2 only provide guidance for the study area boundary shown in Figure 3. The 1992 Rosslyn Station Area Addendum, which is currently being updated in a separate public process, will continue to provide guidance for those parts of Rosslyn outside of the study area. western rosslyn area planning study WRAPS BRIEFING BOOK Study Area Boundary

Wilson School

Photos courtesy of Arlington County Staff. Source: Pictometry International Corporation.

2 3 DRAFT DRAFT INTRODUCTION INTRODUCTION

History of the Study Area Potomac River from Washington, DC and is one such urban village. It is as approximately 2,500 housing units. At that time, Arlington County began guidance will focus on the Rosslyn Coordinated Redevelopment District Arlington County considered a primary central business district of Arlington County. applying innovative special exception site planning processes whereby (Figure 6), providing a better urban design framework, a more specific and private developers were allowed to develop at much greater densities than deliberate building heights strategy, a refined multimodal transportation What is now Arlington County was surveyed in 1791 as part of Pierre A key gateway to Arlington County since the 1840s, Rosslyn has long been otherwise allowed, as long as they adhered to a County-approved master system, and a more cohesive and functional parks and open space network. L’Enfant’s plan for the national capital. Initially, this area was rural in a center of activity and commerce along the Potomac River. After the plan. character with a few large plantations and some smaller farms. When Civil War, Rosslyn was home to drinking establishments and a haven for Wilson School this area was retroceded to the Commonwealth of Virginia following a gambling and vice. By the dawn of the 20th century, successful concerted The first General Land Use Plan and site approval procedure for Rosslyn Starting in 1902, residents of the Fort Myer Heights area clamored for referendum in 1846, it was considered part of “Alexandria County of the efforts by local leaders and law enforcement to close illegal businesses redevelopment was adopted in 1961. The 1977 Rosslyn Transit Area Study a school to serve their area. Eventually, what was originally known as District of Columbia.” significantly improved Rosslyn’s reputation. was completed 16 years later. the “Clarendon” school and then Fort Myer School was built on Wilson In 1896, the Virginia General Assembly asked the citizens of Alexandria From 1896 to 1941, Rosslyn was a hub for an electric commuter rail service The 1992 Rosslyn Station Area Plan Addendum, adopted by the County Boulevard in 1910, approximately where the first tee of the original County to decide whether the existing courthouse should remain in with connections to areas such as Alexandria, Mount Vernon, McLean and Board in 1992, established a vision of Rosslyn as a first class urban center Washington Golf & Country Club golf course was placed. In 1926, school Alexandria or be moved to a new location. The voters decided on a new Great Falls. Around the 1930s an influx of government workers led to a and premier office district that is a vibrant place to live, work, and play. administrators sent letters to Woodrow Wilson’s widow, Edith, informing location in Fort Myer Heights and, in 1898, a courthouse was built on dramatic rise in the County’s population, which increased demand on the The plan outlines a strategy to achieve a more functional, urban and livable her of the school’s name change to Woodrow Wilson School, in honor of the site of the Civil War-era Fort Woodbury. With the expansion of existing housing market. This resulted in the construction of 176 Federal place. the late president. Washington, DC and the introduction of the street car in the 1900s, more Housing Administration-supported garden apartment communities In 1996, the County Board adopted the “C-O-Rosslyn” zoning district, When Francis Scott Key School was completed in 1968, Wilson School and more people came to live in the area which was emerging as a suburban, throughout the County, including in Rosslyn. a new zoning classification to be used to implement the goals ofthe closed to students. It now houses the Mongolian School, a cultural as opposed to rural, area. In 1920, this area, which had developed a strong In the early 1960s, Rosslyn was home to an assortment of pawn shops, station area plan and addendum. The “C-O-Rosslyn” district allows the education center for the Mongolian community in Arlington (one of the identity of its own, was renamed “Arlington County.” Arlington County lumber yards, oil storage tanks, vacant lots and other marginal uses, as well County Board to approve additional density up to a maximum of 10.0 FAR largest in the nation), and holds community events. derives its name from Arlington House, the former home of Robert E. (floor area ratio) when it finds the development proposal offers important Lee. community benefits identified in approved plans for the area. This level From 1930 to 1950, Arlington was the fastest growing county in the of density is only allowed in the “Rosslyn Coordinated Redevelopment country largely due to an influx of government workers. Of particular District” designated on the General Land Use Plan and for sites that are note were the garden apartments, such as Colonial Village, which was the rezoned to “C-O-Rosslyn.” nation’s first Federal Housing Administration-supported garden apartment Rosslyn in the 1960s Notable progress has been achieved over the past twenty years. project. With the introduction of the Metro between 1974 and 1979, Redevelopment of major projects from the 1960s and 1970s have added a Arlington County evolved once more into a largely suburban county with new residential and hotel presence to Rosslyn’s core, enhanced the office western rosslyn area planning study higher density commercial and residential development centered along the WRAPS BRIEFING BOOK market, and added a new vibrancy to street level retail in certain areas. Metrorail lines. To guide future public and private investment over the next 20 years, the Rosslyn County is currently undertaking an update to the 1992 Rosslyn Station Plan Addendum. The study area encompasses approximately 300 acres Within Arlington, there are several “urban villages” situated along the Wilson School, 1932 Rosslyn in the 1960s surrounding the Rosslyn Metrorail Station. It is anticipated that the plan County’s Metrorail lines. The Rosslyn Metro Station Area lies across the Photo courtesy of the Virginia Room, Arlington Public Library. Photo courtesy of the Virginia Room, Arlington Pulb Library.

4 5 DRAFT DRAFT INTRODUCTION physical conditions EXISTING CONDITIONS

ii. Existing Conditions Cemetery, and Joint Base Myer-Henderson Hall. Finally, to the north of Rosslyn across the Potomac River sits Georgetown, while the North A. Study Area Location and Regional Highland neighborhood north of Interstate 66 is situated just northwest Context of Rosslyn. The Rosslyn Metro Station Area is situated just across the Potomac River The study area is located within the northwestern portion of the Rosslyn from Washington, DC on the Orange and Blue Metrorail lines. One of Metro Station Area. Arlington County’s premier commercial hubs, Rosslyn’s approximately 300 Figure 4: Rosslyn-Ballston Corridor Map acres host 7,200 residential units, 8.3 million square feet of office space

MILITARY RD GEORGE WASHINGTON MEMORIAL PKWY 2,100 hotel units, and 529,000 square feet of retail. There are also over LORCOM LN

1.3 million square feet of commercial and over 1,000 residential units OLD DOMINION DR SPOUT RUN PKWY LEE HWY

approved and under construction (Arlington County 2nd Quarter 2012 N VEITCH ST KEY BLVD "M

Development Tracking Report). Rosslyn is also home to myriad cultural ST LYNN N resources and open space programming, including the Artisphere, the CLARENDON BLVD INTERSTATE 66 RAMP RAMP "M RAMP Spectrum Theatre, the Rosslyn Jazz Festival and Rosslyn Film Festival in KIRKWOOD RD WILSON BLVD INTERSTATE 66 MEADE N ST ROUTE 110 Gateway Park, and the Rosslyn Farmer’s Market. N GEORGE MASON DR N QUINCY ST " M Rosslyn WASHINGTON BLVD " Rosslyn serves as the eastern bookend of the well-known Rosslyn-Ballston 10TH ST N M RAMP "M Courthouse Corridor, and it is a well traversed gateway between Washington, DC and FAIRFAX DR"M the Commonwealth of Virginia. At a regional level, Rosslyn’s vitality Clarendon

derives from its close-in location to the nation’s capital and accessibility via N GLEBE RD N PERSHING DR a network of regional and interstate highways, Metrorail service, and local Ballston Virginia Square Miles and regional bus service. ARLINGTON BLVD 0 0.25 0.5 1 [ Rosslyn is bordered on the east by Interstate 66, the George Washington As a densely developed urban area, Rosslyn is commonly described Memorial Parkway (and associated National Park Service property) and by attributes such as the transportation network and commercial and the Potomac River, which surrounds Theodore Roosevelt Island. The residential square footage. However, other characteristics should also be Courthouse Metro Station Area is situated to the west of Rosslyn. The taken into consideration. A sample of these factors is identified in this western rosslyn area planning study Rosslyn to Courthouse Urban Design Study, adopted by the County overview. WRAPS BRIEFING BOOK Board in 2003, examined properties bounded by Wilson and Clarendon Boulevards extending west of North Pierce Street in Rosslyn. Geographic and Environmental Context The property across Rosslyn’s southern boundaries comprises land Rosslyn’s elevation levels range from zero feet above sea level at the edge associated with the Iwo Jima Memorial and Netherlands Carillon, Arlington of the Potomac River to 175 feet above sea level at its highest points at Study Area, looking east towards Rosslyn Photo courtesy of Cameron Davidson 2010. locations in Radnor Fort Myer Heights and Colonial Terrace (Figure 7).

6 7 DRAFT DRAFT

Interstate 66’s sunken elevation also produces grade changes that challenge Excluding the Waterview property located at 19th Street North and North the pedestrian mobility and ease of access from points near the river Lynn Street, the RCRD is comprised of parcels that are generally smaller in and Key Bridge moving westward toward the Metro Station and the size, less than 65,000 square feet. However, a trend toward consolidation is more residential areas outside of the commercial core. The study area is emerging, as property owners such as JBG, Vornado/Gould, and Monday located at an elevation of approximately 175 feet above sea level at the Properties control significant land area for development of residential and crest of Wilson Boulevard coming north and is therefore one of the most commercial projects. prominent sites in the area. With regards to the study area (Figure 6), property ownership includes Tree cover is another feature of Rosslyn’s environment that sets it apart Arlington Partnership for Affordable Housing (Queen’s Court Apartments), from the County’s residential, low-density neighborhoods (Figure 8). As Penzance Companies (office building), Emanco LLC (7-Eleven), Arlington high density, commercial development has been built over the course County School Board, and the Arlington County Board (Fire Department of 50 years, many of Rosslyn’s sites have not benefited from standards and Rosslyn Highlands Park). The Queen’s Court Apartments property for planting and preservation of trees now in place in new development is situated on 44,726 square feet, the 7-Eleven occupies 9,143 square feet, projects. Within the 288-acre Rosslyn Metro Station Area, the tree canopy the Penzance Companies office development is situated on five parcels covers 62 acres, or almost 22 percent. However, within the smaller 65- totalling 64,424 square feet, the Wilson School is situated on 117,750 square acre commercial core, the Rosslyn Coordinated Redevelopment District feet, the fire station occupies 23,642 square feet, the Rosslyn Highlands (“RCRD”), there are only 3 acres of tree canopy (4 percent of the RCRD). Park occupies 7,347 square feet, and there are several parcels owned by the The subject area has some tree coverage, primarily associated with the County Board totalling 23,111 square feet. open space surrounding the Wilson School. Civic and Community Services Rosslyn is also home to three separate subwatersheds: Rosslyn, Colonial Village Branch, and Rocky Run (Fiure 9). Proximity to the Potomac The Rosslyn community is supported by a range of civic and community River, high levels of impervious surface, and minimal tree cover make services. Facilities include but are not limited to one fire station, the Wilson watershed management an important consideration in planning and new School property, three polling places, and several churches and child care Fire Station #10 Wilson School development. The subject area is situated along the eastern edge of the centers. Photos courtesy of Arlington County Staff. Colonial Village Branch watershed. Fire Station #10 and the Wilson School property, currently operating as a Property Ownership Patterns cultural education center for the Mongolian community in Arlington and a

site for community events, are located within the study area. Both the fire western rosslyn area planning study

WRAPS BRIEFING BOOK The Rosslyn Metro Station Area includes parcels ranging in size from station and the Wilson School serve as polling locations. 1,850 square feet located in the Colonial Terrace neighborhood to over 100,000 square feet in locations including several condominium and apartment complexes and hotels, such as the Virginian Suites, Prospect House Condominiums, the Belvedere Condo, Rosslyn Heights and River Place.

8 9 DRAFT DRAFT EXISTING CONDITIONS physical conditions physical conditions EXISTING CONDITIONS

Figure 5: Study Area Property Ownership Figure 6: Rosslyn Metro Station Area Figure 7: Topography Figure 8: Tree Canopy

70 170 80 TON ME N ROLFE ST ONIAL TER SHING MO AL TER COL GEORGE WA RIAL OLONI 66 N P 21ST RD N E HWY 6 C E 6 KW LE 6 N WY T 6 Y. TE 66 H TA E N. OAK CT. WY A E S T 22ND CT. N. N H T T EE R TA Y 70 90 E S A L E S N. ROLFE Q 21ST ST N HW 80 90 LE ER ST T R U EE 100 T R N E I L 120 I T PIERCE N 66 IN TE N N. QUEEN ST. 22ND ST. N. N E Y N. W I LONIAL CT ST. TAT 6 EE H IN NIAL CT Y N CO 21ST CT. N. S RS E 6 L LO N ODE ST T E T Y N CO W T TA N ODE ST INTERSTATE 66 T N W N. 21ST RD. N. 170 I S H 150 R E 21ST S TE H N N. OAK ST. T IN E E . N. PIERCE CT. . S E L N ST N 1 110 L Q . 2 N IAL TER RD. N. T S T Y. 100 COLON 1ST U 21S N 2 N NASH ST S ST. W 160 I H N SCOTT ST 19TH ST N C N E 180 19TH ST N O N E L 20T 150 S 140 T T H T . LEE HWY. L TER SMYTH RR ACE RD CT TER IA E N. NASH ST. AL L N T N ODE ST LONI IA O FORT N N N. L O L ST. CO . ST. IA N C OLO N N N. ODE N C 21ST ST. N O 140 OL . C 120 N. QUINN ST. N MP 19TH ST. RA 19TH ST N 20TH RD. N. N. COLONIAL CT. N.

N N. 150 N. LYNN ST. N

ST. S N. ARLINGTON RIDGE RD. 130 S C 19TH ST. N. M N. KENT ST. C O O O

T N MYER DR. O P T T BLVD. M 160 T . R RA N QUINN ST Rosslyn Metro S S KEY 170 S N QUINN ST T C E T KEY BLVD O 130 S KEY BLVD TT N QUINN ST KEY BLVD ST. " T M . 18TH ST. N.

N. NASH ST.

. N D W V N IL N L . BLVD. S 18TH ST N

N. . B R O A

T H N 180 S Y O E S B S H 18TH ST N K D L 18TH ST N

OAK ST. V E N OAK ST QUEENS LANE N 170 S . D T 17T H ST. N 180 M N N S F . . T Y O Y T N. ODE E . WILSON BLVD. R L R R T

O D ST. Y R

N. . . I S N 160 N. QUEEN N T CLARENDON T 138 . . 6 150 180 PIERCE ST. LN 170 6 S 16TH RD. N. N D N. N. BLV E ON UE LS I 180 Q W 160 ST N 130 ST. N. FAIRFAX DR. TH 16TH (U.S. 50) 17 N (VA. 110) (VA. 180 ST. QUINN ST.

RHODES ST. R N. SCOTT ST. H

N. ROLFE ST. O ON BLVD. ARLINGTON BLVD. 180 D N ODE ST CLAREND 130 E 180 S D BLVD ST. N. SERVICE ROAD BLV N S 180 ON SO T LS WIL WI CLARENDON BLVD 160

14 14TH ST. N. ST. N. N TROY N. TAFT ST. . 14TH TH N. MEADE ST. 16TH RD N

. R N QUINN ST

ST. N ST 170 D

N N

R N. NASH ST.

N. PIERCE ST. ( E V

. P P 160 N. TRO N. ODE ST. Y T A I I . N QUEEN ST N. QUEEN ST. M S E E 1 180 Arlington County 1

K T 0 T R

T R )

R A 90

N. SCOTT S S O C C Y ST. O N ODE ST N. QUINN ST. Rosslyn N ODE ST FAIRFAX DR. F . 190 E E N RAMP N N 13TH ST. N. ST. 110 130 S S N N N ST 6TH I I 1 R N T N T 200 120 D X U RH N. ROLFE ST. N FA RH S N ROLFE ST R Q 210 QU 170 I D CLARENDON BLVD CLARENDON BLVD C A V 12TH ST. N. MARSHALL DR. F BL O O . O N N N R O 120 D D D ST. N. FENTON CIR. T GT E X 12TH T 100 IN E ORD & WEITZEL DR. L A S R S S F S 140 R T A 130 I ARLINGTON BLVD western rosslyn area planning study FA . T SHER ARLINGTON BLVD S S E DR 150 W EL T T 16TH RD N A ITZ 15TH ST 110 160 16TH RD N R E 110 WRAPS BRIEFING BOOK T W 170 TON AVE. MAN RD. R. & N R RD

D O

Legend . WASHING L'ENFANT DR. Legend MARSHALL D Legend Legend StudyWilson AreaSchool Study Area Arlington County Board EMANCO LLC ¯ ¯ ¯ ¯ Study Area " Rosslyn Metro Station Area 10ft Contour (2011) 1:4,000 Wilson School Study Area Tree Canopy 1:2,500 Tax Parcel Arlington County School Board Queen'sAPAH Court 1:2,500 M Metro Station 1:7,000 075 150 300 Feet 050 100 200 Feet 1555 Wilson Property Owner LLC 050 100 200 Feet StudyWilson Area School Study Area Rosslyn Coordinated Redevelopment District 0125 250 500 Feet WilsonStudy AreaSchool Study Area Building

Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or for the design, modification, or construction of improvements to real property or for flood plain determination. Maps prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. construction of improvements to real property or for flood plain determination. Maps prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. Urban tree canopy analysis performed by Va. Tech’s Virginia Geospatial Extension Program for the Va. Dept. of Forestry in collaboration with Arlington County, using 1-meter NAIP infrared imagery flown in 2008. Resulting data is approximate. Notable tree data supplied by Arlington County Department of Parks and Recreation.

10 11 DRAFT DRAFT EXISTING CONDITIONS physical conditions

Figure 9: Hydrology Figure 10: Aerial Photography Figure 11: Community Facilities

INGTON MEM INGTON MEM INGTON MEM EORGE WASH ORI EORGE WASH ORI EORGE WASH ORI G AL P G AL P G AL P KW KW KW Y. Palisades Y. Y. 22ND CT. N. N. OAK CT. 22ND CT. N. N. OAK CT. 22ND CT. N. N. OAK CT.

N. ROLFE N. ROLFE N. ROLFE

PIERCE PIERCE PIERCE

N. QUEEN ST. N. QUEEN ST. N. QUEEN ST. 22ND ST. N. 22ND ST. N. 22ND ST. N. N. ST. N. ST. N. ST. 21ST CT. N. 21ST CT. N. 21ST CT. N. INTERSTATE 66 INTERSTATE 66 INTERSTATE 66 N. 21ST RD. N. N. 21ST RD. N. N. 21ST RD. N.

N N. OAK ST. N N. OAK ST. N N. PIERCE CT. N. OAK ST. . N. PIERCE CT. . N. PIERCE CT. . . . . N N ñ N Q Q Q . . . RD. N. S T . RD. N. T S T Y. RD. N. ST S T Y. T Y ST U 1S ST U 1 1ST U 21S 1 2 21 2 2 ST. 2 S ST. S ST. W S HW H HW I C I C I C N E N E N EE E O E O O N L N L N L S S S T T T T TT T T . LEE HWY. T . LEE HWY. . LEE HWY. SMYTH E SMYTH E SMYTH CE RR AC RR AC RR A E N. NASH ST. E N. NASH ST. E N. NASH ST. T T T FORT FORT FORT N. L N. L ST. ST. N. L ST. A ST. IA . ST. IA . ST. I N N. ODE N N. ODE N N. ODE T. N. 21ST ST. N LO 21ST S LO 21ST ST. N LO O CO CO . C . . N. QUINN ST. N N. QUINN ST. N N. QUINN ST. N Rosslyn 19TH ST. D. N 19TH ST. N. D. N 19TH ST. N. 20TH RD. N. N. COLONIAL CT. N. 20TH R . N. COLONIAL CT. 20TH R . N. COLONIAL CT. N. N. N. LYNN ST. N. LYNN ST. N. ST. N. LYNN ST. ST.

ST.

N. ARLINGTON RIDGE RD. N. ARLINGTON RIDGE RD.

N. ARLINGTON RIDGE RD. M M N. KENT ST. N. KENT ST. M 19TH ST. N.

19TH ST. N. N. KENT ST. 19TH ST. N.

O O

O Rosslyn Station

MYER DR. O MYER DR. O N MYER DR. O N BLVD. N BLVD.

BLVD. R . R . . R S KEY S KEY Rosslyn Metro Post Office E S KEY E E C C C O O

S O T S T T S T T T T S T S " S T T. T. M !® . T. . . Colonial 18TH ST. N. 18TH ST. N. 18TH ST. N. ñ

N. NASH ST. N. NASH ST. ARTISPHERE Village Branch N. NASH ST. Wilson . . . D D W D W WI V N IL V N Fire Station 10 IL V N L L . BLVD. S L . Senior BLVD. S

N. .

L N. . ¨ . BLVD. S B R O N. . B R O ñ B R O T H T H N H T N N Y Y O Center S O S Y O E B E B E S B K D K D L K D L Argus House L OAK ST. V E OAK ST. V E E OAK ST. V QUEENS LANE N QUEENS LANE . N QUEENS LANE N S 17 N. D S 17 T. N D S 1 N. D T ST. T H S 7 T. H M S M ñ N T N F H N F N S . M S . N N Y S F . Y . O . T O Y T Y Y O N. ODE E . T T N. ODE E T . R Y . BLVD. R WILSON BLVD. L N. ODE E WILSON L T R . BLVD. R R R R WILSON L T T PollingPolling LocationLocation R R T O O D D ST. ST. O D R ST. Y R Y R . Y N. . I N. . . I . S N. . I N S N N. QUEEN N. QUEEN S N N T N N. QUEEN T N CLARENDON T CLARENDON T T CLARENDON T . . . . Rocky . . 6 6 PIERCE ST. 6 PIERCE ST. 6 6 PIERCE ST. 6 16TH RD. N. N. 16TH RD. N. N. N. 16TH RD. N. N. N. N. Run ST. N. FAIRFAX DR. ST. N. FAIRFAX DR. (U.S. 50) ST. N. FAIRFAX DR. (U.S. 50) 16TH (U.S. 50) 16TH

16TH 110) (VA. (VA. 110) (VA. ST. ST. QUINN ST. (VA. 110) (VA. QUINN ST.

ST. RHODES ST. QUINN ST. RHODES ST.

N. SCOTT ST. RHODES ST. N. SCOTT ST.

N. SCOTT ST. N. ROLFE ST. N. ROLFE ST. N. ROLFE ST. ARLINGTON BLVD. ON BLVD. ARLINGTON BLVD. ON BLVD. ARLINGTON BLVD. ENDON BLVD. CLAREND CLAREND CLAR SERVICE ROAD ST. N. SERVICE ROAD ST. N. SERVICE ROAD 15TH ST. N. Courthouse Plaza 1 Plaza Library & Arlingtonñ Shop

1 ST. N. 14 14TH ST. N. ST. N.

14TH ST. N. . 4 N. TAFT ST. 1 . 14TH

ST. N. N. TAFT ST. 14TH T N. MEADE ST.

4 14TH ST. N. T N. MEADE ST.

. H N. TAFT ST. 14TH H R

TH N. MEADE ST. . R ST. N.

R ST. N . D

ST. N D D

R N. NASH ST. R N. NASH ST. ñ N. PIERCE ST. ( R N. NASH ST. N. PIERCE ST. ( E V

E V . . N. PIERCE ST. ( N. TR N. ODE ST.

N. TROY ST. T A

E V N. ODE ST. Y T . Y A

N. TR N. ODE ST. N. COURTHOUSE RD. . S Y T A . S N. QUEEN ST. M 1 . N. QUEEN ST. M 1 S 1 N. QUEEN ST. M 1 1 T K K 0 1 T 0 ) T K 0 R ) OY ST. R A A N. SCOTT ) N. SCOTT OY ST. R A O O O N. SCOTT O FAIRFAX DR. N. QUINN ST. N. QUINN ST. F . O O FAIRFAX DR. F . FAIRFAX DR. N. QUINN ST. F . N 13TH ST. N. N 13TH ST. N. ST. 13TH ST. N. N ST. ST.

N. ROLFE ST.

N. ROLFE ST. 12TH ST. N. 12TH ST. N. MARSHALL DR. . MARSHALL DR. 12TH ST. N. MARSHALL DR. . R . R D R D ST. N. FENTON CIR. X ST. N. FENTON CIR. D 12TH ORD & WEITZEL DR. ST. N. FENTON CIR. X 12TH A S X 12TH Cemetery/Pentagon A S F ORD & WEITZEL DR. F R T western rosslyn area planning study FA S AIR T FAI . SHER R T F . R FAI . SHER E DR E L D SHER R L W E E L D W ZE A TZ A T R I WRAPS BRIEFING BOOK W E I E A TZ R E W I W MAN RD. T R. R T TON AVE. E TON AVE. MAN RD. R. & & W R D MAN RD. T R. TON AVE. & R RD R D O R D R D O

Legend .

D O . L'ENFANT DR. WASHING L'ENFANT DR. . WASHING WASHING L'ENFANT DR. MARSHALL D !® Post Office MARSHALL D Legend MARSHALL D Legend StudyWilson AreaSchool Study Area ¯ ¯ ñ County Facility ¯ Metro Station Area StudyWilson Area School Study Area 1:7,000 1:7,000 StudyWilson Area School Study Area Culvert Watersheds 1:7,000 "M Metro Station 0125 250 500 Feet 0125 250 500 Feet County Line Metro Station Area Stream 0130 260 520 Feet Metro Station Area ¨ Fire Station Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013.

12 13 DRAFT DRAFT physical conditions EXISTING CONDITIONS EXISTING CONDITIONS historic and cultural resources

B. Historic and Cultural Resources or historical significance. Two properties listed as Essential in the HRI are Figure 12: Historic Resources Inventory located in Rosslyn. Queens Court Apartments: Since the 2006 adoption of the Historic Property Name Address Construction Date Existing Status The Important Category, the second-highest ranking in the HRI, includes Essential -- Garden Apartments Preservation Master Plan, the County has adopted a classification of 1 Colonial Village Wilson Boulevard and North Taft Street 1936-1955 Local HD, VLR, NR 134 properties countywide. The Important properties help communicate historic resources countywide according to their historical and architectural Essential -- Shopping Center significance. Known as Arlington’s Historic Resources Inventory, or HRI, and reinforce the architectural and historical character of Arlington. 2 Colonial Village Shopping Center 1711-1731 Wilson Boulevard 1937 Nearly half of the Important properties are garden apartment buildings the first phase of the project includes these three building types built Important -- Garden Apartments and/or complexes, which have continuously served the housing needs of 3 Arlco Apartments 1423-1427 North Nash Street 1951-1952 4 Arlington Towers (River Place)* 1011, 1021, 1111, 1121 Arlington Boulevard 1954-1955 prior to 1955: garden apartment style buildings and complexes; shopping 26 Arlingtonians for decades while maintaining their high quality building 5 Carydale Apartments (Rolfe Street Apartments1200-1218 North Rolfe Street 1942 centers; and individual commercial buildings. 6 Key Boulevard Apartments* 1537-1545 Key Boulevard 1942 7 Le-Mar Apartments* 1720-1726 North Quinn Street 1940 materials, architectural design, and urban planning principles. In total, 17 6 8 Marlow Apartments (Rosslyn Heights)* 1220-1224 and 1300-1304 North Meade 1953 9 Nalbert Apartments 1301-1319 Fort Myer Drive 1950 Twenty-three properties in the County are listed in the Essential category, properties in Rosslyn are listed as Important in the HRI, including the 1600-1610 16th Street North; 1520 North FMHN (full) 11 10 Pierce Queen Apartments Pierce Street; 1515 and 1521 North Queen 1942/1947 Queens Court Apartments, which are located within the study area. These 11 Queens Court Apartments* 1801-1805 North Quinn Street 1941 which features those historic resources with the greatest historical 1 1 12 Quinn Apartments 1410 North Quinn Street 1942/1952 architectural and/or visual prominence in our community. The Essential garden apartments were constructed in 1941 and rank within the top third 13 Radnor Apartments 1400-1402 12th Street North 1953 7 2 16th Street North; North Quinn Street; North FMHN (full, on north buildings give Arlington a genuine sense of place and illustrate how its built of the Important category. 14 Rahill Apartments Queen Street 1940-1942 half of block) 15 Swansen Apartments 1601 North Rhodes Street; 1600 North Quinn 1942 1 27 environment evolved during the early- to mid-20th century. In addition, 16 The Virginian* 1500 Arlington Boulevard 1950 4 17 Westmoreland Terrace* Ode Street 1947 the Essential buildings have the most remaining architectural fabric, the The third and fourth tier rankings in the HRI are the Notable and Minor 1 Important -- Commercial Buildings categories. The 81 Notable properties do not have as much surviving historic 18 Motel 50 (Inn of Rosslyn)* 1601 Fairfax Drive 1940 least extensive physical alterations, and distinguishing architectural and/ 15 context or integrity of materials as those in the higher-ranked categories. 10 Notable -- Garden Apartments 14 22 The 22 properties in the Minor category have undergone substantial 3 1300-1304, 1318-1320, and 1301-1309 North 18 12 19 Briarcliff Manor (Marlaine) Pierce Street 1942/1946-1947 1210-1250 North Quinn Street; 1230 North exterior alterations over time and/or are not distinctive examples of their 16 20 North Quinn Apartments Queen Street 1940-1946 particular building type. An additional 35 properties have undergone 23 21 Parkview Manor Apartments 1310 North Meade Street 1954 17 9 21 8 22 Rosslyn Ridge Apartments 1501-1531 North Pierce Street 1954 such major alterations that they are no longer considered to be historic 19 19 23 Stratford Courts 1336 North Ode Street 1943 9 1235 North Quinn Street and 1220-1230 20 24 resources. In total, 8 properties in Rosslyn are listed as Notable in the HRI. Unnamed Apartment Complex North Queen Street 1946 24 25 Unnamed Low-Rise Apartment Building 1215-1217 North Quinn Street 1950 20 1545-1549 Colonial Terrace; Key Boulevard 20 26 Within the Study Area, there is one property identified in the Historic 25 13 Washington Vista (Carydale in Towne) and North Nash Street 1954-1955 5 Notable -- Commercial Buildings Resources Inventory. Queens Court Apartments is located at 1801 N. 27 Unnamed Service Station 1712 Wilson Boulevard Pre 1935 Quinn Street. It is designated as an ‘Important’ property and includes 39 * Denotes that the property ranks within the top third of the Important category 10 Properties classified as "Altered or Non-Historic" fall within the Courthouse Boundary but are not shown. total units and 20 Committed Affordable Units (CAFs). Legend ¯ Existing Status Abbreviations Study Area FMHN: Fort Myer Heights North Plan VLR: Virginia Landmarks Register Wilson School Study Area Essential Notable 1:7,000

Wilson School: After conducting extensive historical research, the Historical Local HD: Arlington County Local Historic District NR: National Register of Historic Places western rosslyn area planning study Historic Buildings Important Minor 0125 250 500 Feet

WRAPS BRIEFING BOOK Affairs and Landmark Review Board voted unanimously that the Wilson

Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used School and its grounds should be considered as a Local Historic District for the design, modification, or construction of improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. on December 17, 2008. Their findings were presented at the March 19, 2009 Arlington County School Board meeting; however the School Board voted to not support the designation, citing concerns about limiting school redevelopment options in the future. No further action has been taken to Queens Court Apartments Photo courtesy of Arlington County Staff designate the site. 14 15 DRAFT DRAFT historic and cultural resources EXISTING CONDITIONS transportation and access EXISTING CONDITIONS

Historic Properties Proximate to Study Area C. Transportation and Access Rosslyn Traffic Counts The materials presented on the following pages and the Rosslyn Multimodal Transportation Study provide a comprehensive catalogue of the Rosslyn The streets that serve Rosslyn are subject to a wide range of travel demands transportation and access system. over the course of a typical weekday. As Rosslyn is an employment center (approximately 34,000 jobs), a residential neighborhood (over 10,000 Rosslyn is situated at the confluence of several major local and regional residents), and a primary visitor destination (more than 2,000 hotel rooms), highway facilities including: Interstate Route 66, US Route 29 (Lee it is the origin and destination of significant vehicular traffic (Source 8.1 Highway), US Route 50 (Arlington Boulevard), the George Washington Forecast). In addition to the locally generated traffic, some of Rosslyn’s Memorial Parkway, and the Wilson Boulevard/Clarendon Boulevard streets also carry significant regional traffic passing through the area on the corridor. Rosslyn is one of the region’s major commercial hubs, serving way into or out of Washington, DC. as the gateway to Washington, DC and Northern Virginia. Rosslyn is also connected to Georgetown and downtown Washington, DC by the Table 1: Traffic Counts Le Mar Apartments Colonial Village Metrorail system tunnel under the Potomac River, by the Key Bridge, and by the Theodore Roosevelt Bridge which carries both US Route 50 and Interstate Route 66 across the Potomac River. Rosslyn’s impressive transportation connectivity is accommodated by a multi-layered transportation and access system comprised of local roads, interstates, and highways, pedestrian and cyclist network pathways, and mass transit facilities including the Rosslyn Metrorail station and WMATA, ART, and private and commercial bus routes and stops. Key Boulevard Apartments The following pages present maps and illustrations depicting various elements of Rosslyn’s transportation and access system. In addition, the recently completed Rosslyn Multimodal Transportation Study was conducted to catalogue and review existing and planned transportation facilities, services and operations for Rosslyn over the next 20 years. western rosslyn area planning study WRAPS BRIEFING BOOK

Colonial Village Shopping Center Queens Court

Photos courtesy of Arlington County Staff.

16 17 DRAFT DRAFT EXISTING CONDITIONS transportation and access transportation and access EXISTING CONDITIONS

Figure 13: Public Transportation, Taxis, and Carsharing Figure 14: Vehicular Circulation Figure 15: Bicycle Infrastructure Figure 16: Sidewalks

â â

TON MEM â

ORGE WASHING OR LONIAL TER LONIAL TER GE IAL â CO CO PK â 66 N 66 N WY E 66 å E 66 . WY AT E WY AT E 22ND CT. N. N. OAK CT. ange H T T H T T Blue-Or EE RS TA EE RS TA

N. ROLFE Line L E S L E S

NT ER NT ER PIERCE I T I T N. QUEEN ST. 22ND ST. N. N å â N ST. N. I LONIAL CT I LONIAL CT 21ST CT. N. Y å N CO Y CO N ODE ST N INTERSTATE 66 W W N ODE ST N. 21ST RD. N. â âH H N E N. OAK ST. n£ E . N. PIERCE CT. n£ 3E WB 3B WB E E . N L L Q . 3Y WB RD. N. T S T Y. 15KWB 1ST U 21S 2 S ST. W I H C N EE 3A EB 19TH ST N 19TH ST N O N L 3E EB 3Y EB å S 15L n£ T T n£ T . LEE HWY. n£SMYTH 3B EB RR ACE L TER TER TE N. NASH ST. IA IAL FORT N N N. L O . ST. ST. IA â COL OLO 3A WB N N. ODE N N C 21ST ST. N n£ LO n£ CO . å N. QUINN ST. N å 19TH ST. 20TH RD. N. ART61B N. COLONIAL CT. 5AEB N. N. N. LYNN ST. N N ST. n£ N. ARLINGTON RIDGE RD. S M S 19TH ST. N. n£ N. KENT ST. C C 38B EB O O å O MYER DR. O N_ N BLVD. !Z_ TT T . J`R T N QUINN ST S KEY n£ S N QUINN ST n£ C n£ Rosslyn Metro E T å ST O n£ 15K EB n£ S å TT ART61A KEY BLVD KEY BLVD ST. n£ " T å Mn£ . 18TH ST. N. n£ n£5A WB J` !ZN__ N. NASH ST. J` . 38B WB D n£ W å V N !N_ IL L . BLVD.Z_ART45S S B R N. . O Y H n£ !ZN__ T N å O KE 4B WB S B D L 18TH ST N 18TH ST N E OAK ST. V QUEENS LANE . N S 17T H ST. N D n£ 4B EB M n£N å N S F . . T 4E Y O Y T N. ODE E . WILSON BLVD.n£ R L R N R !Z__ T O D ST. Y n£ R n£ N. . . I S N N. QUEEN n£ N T . N CLARENDON T

!Z__ !ZN__ . 6 PIERCE ST. 6

n£ 16TH RD. N. N. N. ART45N å n£ â ST. N. FAIRFAXn£ DR. 16TH (U.S. 50) ART61B

nge 110) (VA. ra ST. O QUINN ST.

RHODES ST. n£4H EB n£ N. SCOTT ST. Linn£en£ n£ 16Y WB

N. ROLFE ST. n£ ON BLVD. ARLINGTON BLVD. CLAREND n£ 4A EB â

ST. N. 16Y EBSERVICE ROAD Blue Line LVD D

" n£ N B N BLV M 4H WB ILSO SO â W WIL

14 14TH ST. N. ST. N. . n£ N. TAFT ST. n£ 14TH

TH n£ 4A WB n£N. MEADE ST. ST. N. R D â

n£ N R N. NASH ST. N

N. PIERCE ST. (

E V .

N. TRO N. ODE ST. P Y T n£ A n£ . P

N. QUEEN ST. M S I â n£ 1 n£n£ 1 E I E

T K 0

R ) T R n£ A T R N. SCOTT O â S

Y ST. O C FAIRFAX DR. N. QUINN ST. F S . N ODE ST C â N ODE ST N E 13TH ST. N. E ST. N

n£ N S

N S

N I N T â I N T N. ROLFE ST. n£ n£ RH å RH U

QU 12TH ST. N. MARSHALL DR. CLARENDON BLVD Q . O CLARENDON BLVD R n£n£ ART61A N O D ST. N. FENTON CIR. D â N X 12TH D ORD & WEITZEL DR. E FA S E R T FAI . S S SHER R E D S W EL S western rosslyn area planning study n£ A ITZ T R E â 16TH RD N T W 16TH RD N T å TON AVE. MAN RD. R. &

R D WRAPS BRIEFING BOOK R

D O

Legend . WASHING L'ENFANT DR. Legend MARSHALL D Legend

Study Area Legend

Wilson School Study Area " Metro Station Blue Line n£ ART Bus Stops ¯ WilsonStudy Area School Study Area ¯ Study Area

M Wilson School Study Area 89:] Steep Hills ¯ ART Bus Routes Ã Potomac River Blue/Orange Line 1:7,000 Ã ¯ 1:2,500 Study Area !ZN__ ZipCar å Two Way Suggested Route Wilson School Study Area 1:2,500 n£ WMATA Bus Stops 1:7,000 Orange Line 0125 250 500 Feet 050 100 200 Feet ! Use Caution - Active Intersection J` Taxi Stands â One Way Marked Routes, Streets & Bike Lanes 050 100 200 Feet WMATA Bus Route 0125 250 500 Feet Sidewalks Off Street Trail " Capitol Bikeshare Stations Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013.

18 19 DRAFT DRAFT EXISTING CONDITIONS transportation and access parks and open space EXISTING CONDITIONS

Figure 17: Traffic Circulation D. Parks and Open Space

INGTON MEM The Study Area is frequently characterized by one its most dominant EORGE WASH ORI G AL P KW Y. land uses, the public open space and active recreational uses of Rosslyn

22ND CT. N. N. OAK CT.

N. ROLFE â Highlands Park. At 1.61 acres, this heavily-used park is the second largest

PIERCE

N. QUEEN ST. 22ND ST. N. ST. N.

21ST CT. N. park within the Rosslyn Metro Station Area. Uses include a shaded picnic INTERSTATEâ 66 N.

N. TAFT ST. 21ST RD. N. â N N. OAK ST. . N. PIERCE CT. . N Q . area, basketball court and a tot lot. There is also a grassy open space

ST RD. N. 1ST S T Y. 21 U 2

S ST. W I H

C N E

â E O N L â that had once been used as a soccer field but most recently employed for

S â TT T . LEE HWY. å â â SMYTH RR ACE TE N. NASH ST. FORT ß N. L ST. ST. IA å

21ST ST. N. ON N. ODE trailers associated with activities at Wilson School. OL ß

. C

âN. QUINN ST. N å â â ß å ß 19TH ST. N

20TH RD. N. N.å COLONIAL CT. â . ß ß

N. å N. LYNN ST. ß ST. å Rosslyn Highlands Park is one of seven parks located within the larger N. ARLINGTON RIDGE RD. å ß 19TH ST. N. ß M N. KENT ST. â

å O å

N MYER DR. O BLVD. ß Rosslyn Metro Station Area. Totaling more than 7 acres of passive and åß R . S KEY

å â C ß E O å â ß T å å S

(U.S. 29) T å S ß T T. ß . recreational public space, Arlington County public parks within the

18THß ST. N. å â Rosslyn Metro Station Area are listed below. Public and privately-owned

ß å N. NASH ST. ß å . â ß å D W V N IL open spaces with public access are also provided below. Rosslyn Highlands Park Basketball Court

L . BLVD. S B R N. . O

H T N Y O å Photos courtesy of Arlington County Staff. E S B K å â D ß ß L

E OAK ST. â V QUEENS LANE â . N S 17 T H ST. N D. Public Parks M N S F N Y . T O Y T å N. ODE E . WILSON BLVD. R L R R T âß O D ST. â Y R

N. . . S N. QUEEN T CLARENDON å N • Gateway Park - 3 acres . å âå ß ß ß

PIERCE ST. ß å

åN. N. 16TH RD. N. ß ß å å ß • Rosslyn Highlands Park - 1.61 acres ST. N. FAIRFAX DR. 16TH ß (U.S. 50)

å 110) (VA. å ß ST. QUINN ST.

RHODES ST. å å ß N. SCOTT ST. å å ß N. ROLFE ST. • Hillside Park - 1.33 acres ß ß ARLINGTON BLVD. CLARENDON BLVD. SERVICE ROAD 15TH ST. N. • Fort Myer Heights Park - 0.16 acres

1 ST. N. 4 14TH ST. N. . N. TAFT ST. 14TH TH N. MEADE ST.

ST. N. R • Dark Star Park - 0.4 acres D

R N. NASH ST.

N. PIERCE ST. (

E V .

N. TROY ST. N. ODE ST. Y T A N. COURTHOUSE RD. . N. QUEEN ST. M S 1 1 K • Belvedere Park - 0.1 acres T 0 ) R A N. SCOTT O O FAIRFAX DR. N. QUINN ST. F . 13TH ST. N. N ST. • Rhodeside Green Park - 0.1 acres

N. ROLFE ST. 12TH ST. N. . MARSHALL DR. R D ST. N. FENTON CIR. X 12TH FA S R T FAI . SHERMAN RD. E DR W EL western rosslyn area planning study A ITZ R WE T & County Parks on Privately Owned Land

R D WRAPS BRIEFING BOOK Legend R

D O Study Area WASHINGTON AVE. . Wilson School Study Area MARSHALL DR. ¯ • Freedom Park å Two Way 1:7,000 â One Way 0145 290 580 Feet • Crandall Mackey Park

Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction • Annie’s Park (permanently closed for Central Place construction) of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map Rosslyn Highlands Park Tot Lot prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. • Metro Park

20 21 DRAFT DRAFT EXISTING CONDITIONS parks and open space parks and open space EXISTING CONDITIONS

Figure 18: Public Parks Uses and activities at the public parks and private open spaces include arts Fort Bennett and cultural programming, especially at Gateway Park which is home to Park and Palisades Trail events including the Rosslyn Jazz Festival and the Rosslyn Outdoor Film DAWSON TERRACE Festival; tot lots and other youth-oriented play areas at Fort Myer Heights COMM. CENTER

and Rosslyn Highlands Park; passive and restive elements such as benches, Gateway ornamental gardens, landscaping and tree canopy preservation at parks Park

such as Hillside Park, Rhodeside Green Park, Freedom Park, Dark Star Crandall Key Boulevard Mackey Park, and Belvedere Park, and recreational facilities at Rosslyn Highlands Community Garden Park

Park (basketball) and Fort Myer Heights Park (basketball and volleyball). Annie's Park

There are also a number of other public and privately-owned spaces, many Metro of which are plazas and elevated terraces, which function as key elements Park Rosslyn of Rosslyn’s public realm. These include the following: Highlands Park

• Key Boulevard Community Garden Dark Freedom Star Park The Plaza outside of 1801 Wilson Belvedere Park • 1801 Wilson plaza Hillside Park Park Rhodeside • Bennet Park public terrace (elevated) Green Park • Bennett Park “alley” public space • Oak Street open space Marine Corps War Memorial • Pedestrian easement at the Atrium Fort Myer - Iwo Jima Heights Park • Pedestrian easement at The Gallery Apartments (Federal Property) • Colonial Terrace Public staircase on Nash Street western rosslyn area planning study

WRAPS BRIEFING BOOK Legend Privately Owned Land with Public Easement - Parks StudyWilson Area School Study Area Gardens ¯ Open Space NVRPA (Northern Virginia Regional Park Authority) 1:7,000 School Property Public Parks 0125 250 500 Feet

Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map Community Garden on Key Boulevard prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013.

Photos courtesy of Arlington County Staff.

22 23 DRAFT DRAFT EXISTING CONDITIONS land use and development land use and development EXISTING CONDITIONS

E. Land Use and Development Rosslyn Development Pre-1960s to 2011 Figure 19: Development Project Locations The Study Area is located within one of Arlington’s premier real estate The character of development in Rosslyn varies significantly from decade to decade. Prior to 1960, development in Rosslyn was primarily focused markets. Known now as one of the largest professional and commercial 2 districts in the region, Rosslyn has come a long way from its infamous past in the housing sector, resulting in almost 2,000 new units. After 1960, 1 as a collection of pawnshops, warehouses, saloons, and other marginal land development transitioned sharply to the office sector, with 2.7 million YWH EEL Rosslyn square feet built over the course of only 10 years. The 1970s and 1980s I-66 uses at the beginning of the 20th Century. Spurred by the growth of the LEE HWY federal government after WWII, Rosslyn’s older structures and industrial also represented decades of strong development activity, with production 10 Development Project N COLONIAL TER N NASH ST 6 operations were rapidly replaced by a high-density office district beginning in the office, retail, residential, and hotel sectors. However, construction 9 3 4 8 9 B N ODE ST 7 10 Locations 1960 - 2011 of new office space continued to be dominant, spurred by demand 11N COLONIAL CT ST LYNN N

in the 1960s. Completion of Interstate 66 and County-initiated growth ST MOORE N ht91 S N T outside of the traditional office markets in Washington, DC. In the 1990s, 19th ST N 5 N KENT ST around the Metrorail stations solidified Rosslyn as a regional office market A 18 21 25 Rosslyn N SCOTT S T 12 13 16 development slowed, with delivery of only a few new projects. However, 14 FORT MYER DR 23 with a surrounding neighborhood of garden-style and medium density 26 1960 - 1969 during the real estate boom of the 2000s, Rosslyn experienced a resurgence 4 KEY BLVD 11 13 19 Development Project residential apartment complexes, townhouses and single family homes. 3 15 17 27 1970 - 1979 of activity, with the delivery of almost 1 million square feet of office space 1 16 14 20 22 N OAK ST 12 28 Locations 1960 - 2010 18th ST N N NASH ST 17 24 The exhibits on these pages depict this history of development and 5 1980 - 1989 and renewed interest in the residential sector represented by production of N STQUINN 20 21 15 29 30 19 WILSON BLVD Metro Station land uses currently found in Rosslyn, with uses ranging from office, 1,635 housing units. 18 31 18 21 1990 - 1999 retail, hotels, condominiums and apartments, educational uses, and 2 WILSON BLVD 3 Approved Projects 26 28 29 1 19 many others. The Appendix provides a detailed breakdown of built and 8 24 22 12 22 2000 - 2011 25 27 2 20 1960 - 1969 approved development projects from 1960 through the first quarter of 24 9 4 23 1970Under - 1979 Construction 2011, identifying project square footage, General Land Use Plan (GLUP) 7 10 11 N ERCE PI ST 7 8 5 23 6 N QUEEN ST CLARENDON STN QUINN BLVD 5 16th RD N 1980Approved - 1989 Projects designation, project completion date, and the site area square footage. 1 6 15 *1990Other - 1999 Projects 16th ST N 13 14 FAIRFA X DR 2000Metro - 2010 Station 2 12 Under Construction Table 2: Completed Rosslyn Development (3rd Quarter 2012) 6 13 D Other Projects 3 ARLINGTON BLVD - RT E 5023 4 7 14 Development Type Pre-1960s 1960-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010-2012 Total 14th ST N 21 14th ST N N NASH ST Office (SF) 23,000 2,743,683 947,617 3,507,128 179,662 967,871 0 8,368,921 C 19 N ODE ST Feet 15 0 350 700 N PIERCE ST Retail (SF) 58,606 138,459 89,517 205,337 0 36,601 0 528,520 8 western rosslyn area planning study

FORT MYER DR 1" = 700' WRAPS BRIEFING BOOK 24 Other (SF) 0 15,885 46,286 55,083 8,091 39,159 0 164,504 16 ST 16 N QUEEN20 ST N QUINN ST 25 N OAK Residential Units* 1,926 762 101 1,845 119 1,635 0 7,440 T S N E ROLF 17 17 18 12th ST N Hotel Rooms 38 465 885 141 458 154 0 2,141 11 22 26 28 910 27 29

Source: Planning Research and Analysis Team, Development in the Metro Corridors, 1st Quarter 2011. This graphic was originally published as part of the Source:Development Tracking Database, Planning Research and Analysis Team. Development in the Metro Corridors. * Residential unit tally does not reflect an exhaustive list; it only accounts for units recorded in County database. Actual July 1, 2012 estimate for Rosslyn is 7,037 residential units.

24 Development in the Planning Corridors 2011 2 Rosslyn Area 25 DRAFT DRAFT EXISTING CONDITIONS land use and development land use and development EXISTING CONDITIONS

Development Forecast Table 3: Round 8.1 Forecast, Rosslyn MSA Development Statistics Figure 20: Building Heights

Time Period Office (SF) Retail Other Hotel Residential Y Existing Building Heights in the Wilson School Study Area and As detailed in the development report from the 1960s through 2011 W E H (SF) (SF) Rooms Units LE Surrounding Area ONIAL CT presented on the previous pages, growth in Rosslyn over the past 50 years Y N COL INTERSTATE 66HW INTERSTATEE 66 N ODE ST has produced over 8.3 million square feet of office space, 7,300 housing 2010 (Base) 8,377,300 528,500 164,500 2,100 7,300 LE Building heights in the study area range from 14 to 99 feet. The broad units, 2,100 hotel rooms and nearly 530,000 square feet in retail space. 2040 (Forecast) 13,482,600 770,100 102,700 2,900 10,200 19TH ST N range of building heights reflects the presence of diverse Zoning districts IALT ER In addition, there is also another 165,000 square feet of building space N COLON allowing for a full spectrum of density and building heights as well as two attributable to other uses. 2010 to 2040 5,105,300 241,600 -61,800 800 2,900 periods of development. (Change) N S C O Looking to the future, the most current available development forecasts 2010 to 2040 (% 60.9% 45.7% -37.6% 38.1% 39.7% TT Within the study area, the five easternmost parcels are included within the S N QUINN ST for Arlington County and Rosslyn in particular are reflected in the Change) T KEY BLVD Rosslyn Coordinated Redevelopment District (RCRD), an area designated Round 8.1 Forecast, adopted by the Metropolitan Washington Council Source: Arlington County Planning Research and Analysis Team. in 1996 to encourage the physical and economic development of the Note: Round 8.1 Forecast data reflect submittals approved by MWCOG (July 2012). 36 ft of Governments (“MWCOG”) in July 2012. In Arlington, the forecasts 29 ft Rosslyn area to maximize Rosslyn’s potential (Figure 6). These five parcels 28 ft are based largely on potential development capacity as envisioned in 18TH ST N are designated under the “C-2” and “C-3” Zoning Districts. Site plan 12 ft the General Land Use Plan, sector plans and other small area plans, and About the Round 8.1 Preliminary Forecast 13 ft projects in the “C-3” district allow for building heights from 75 to 125 feet. assumptions related to the anticipated likely timing of when development Staff in the Planning Research and Analysis Team of the Arlington County 14 ft Built in 1980, 1555 Wilson Street is the tallest building in the study area. 99 ft may occur in different locations. Department of Community Planning, Housing and Development created the 17 ft 23 ft Round 8.1 Forecast for Arlington County and it was approved by MWCOG in 11 ft 9 ft The rest of the block east of North Quinn Street between 18th Street In Rosslyn, the Round 8.1 Forecast reflects the development potential July 2012 as a part of the MWCOG Cooperative Forecasting process. The data 14 ft North and Wilson Boulevard is occupied by the Wilson School, Fire from the forecast will be integrated as components of the MWCOG regional 21 ft 45 ft likely to be achieved on redeveloped sites according to the existing 16 ft 13 ft transportation model and the regional air quality analysis. County staff, politicians, BLVD Station #10, and Rosslyn Highlands Park. Built in 1941, the Queens Court SON planning and zoning framework for Rosslyn. Namely, this assumes mixed- residents and media also use Arlington’s forecast to help frame and understand WIL Apartments are of the same era and approximately the same height as the use development with densities of up to 10 F.A.R. and building heights up future trends in the County. Wilson School. to 300 feet in the Rosslyn Coordinated Redevelopment District, consistent The Round 8.1 Forecasts portray growth according to the County’s General

with the planning and zoning framework currently in place for Rosslyn’s Land Use Plan with amendments through winter 2011-2012. Assumptions were P In the surrounding area, new development is significantly taller than the I N ODE ST E developed based on small area plans and discussions with County planners. The R older buildings that are located in the area. New buildings south of Wilson core. C Columbia Pike Form Based Code, the Clarendon Sector Plan, and the Crystal City E

S Boulevard were approved under the “C-O” Zoning district. The current Sector Plan are examples of plans that are factored into the forecasting analysis. N T CLARENDONN QUEEN ST BLVD R Building_Height This future development is anticipated to occur through redevelopment The Western Rosslyn Area Planning Study is another example of such a plan; H maximum heights under “C-O” is 153 feet for office and 180 feet for O

once completed, updated planning guidance will inform new development and D QUINN ST N of several sites. Staff predictions of potential redevelopment sites are E 16TH RD N S residential. These heights are largely reflected in many of the buildings redevelopment assumptions which will be incorporated into future forecasts. S indicated on the map in Figure 27, based on factors including building age T existing in the RCRD. 0 - 25 Ft 101+ Ft 26 - 50 Ft51 - 7576 Ft - 100 Ft and lease and ownership information. western rosslyn area planning study WRAPS BRIEFING BOOK Legend ¯ Rosslyn Coordinated Redevelopment District 1:2,500 StudyWilson AreaSchool Study Area 050 100 200 Feet

Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013.

26 27 DRAFT DRAFT EXISTING CONDITIONS demographics demographics EXISTING CONDITIONS

F. Demographics Figure 21: Demographic Summary from the 2010 Census NGTON MEM ORGE WASHI ORI GE AL P KW Y. N. OAK CT. 22ND CT. N.

. QUEEN ST. ROLFE

N 22ND ST. N. E

ST. N

RC Rosslyn’s 7,200 housing units, 8.3 million square feet of office space, and . 21ST CT. N.

E INTERSTATE 66 N. 21ST RD. N.

N N. OAK ST. . N. PIERCE CT. . N Q . T RD. N. ST S T Y. 21S U 21 S ST. W I H ROSSLYN Metro Station Area Demographics C N E 530,000 square feet of retail represent a dense urban community made O E N L S T T T . E LEE HWY. SMYTH RR AC TE N. NASH ST. L FOR ST N ST. IA . N. N N. ODE . O 21ST ST . OL 2010 Census (Summary File 1) C . T N.QUINN ST. N L CT. up of 10,800 residents, 6,600 households, and 34,200 workers. By 2040, D. N. CO LONIA 19TH ST. N. 20TH R N. N. N. N.LYNN ST.

N. T.

19TH ST. N. M N. KENT ST.

ARLINGTO O

MYER DR. N BLVD. O

. R S KEY C E

development in Rosslyn will lead to an increase of more than 4,000 S T T S T. T .

N 18TH ST. N. RI The Rosslyn Metro Station Area (MSA) is the eastern anchor of the Rosslyn-Ballston (R-B) corridor and is DGE RD

N. NASH ST. residents, 2,600 households, and 24,400 workers. . D W V N I L . L . BLVD. S B R N. . O T N Y H situated across the Potomac River from Washington, D.C. In 1962, the Arlington County Board adopted the O S E B K D S LANE EN L E UE OAK V Q . N S 17 T H ST. N D N M N S F . . Y O T Y T N.ODE E . BLVD. R WILSON ST. L R R T

O D ST. Y R . N. . S N. T N . CLARENDON In 2010, Rosslyn represents 5.2% of the total Arlington population of QU

PIERCE ST

EEN

N. 16TH RD. N. Arlington County Board adopted the Rosslyn Station Area Plan Addendum with the goal to make Rosslyn a N. ST. N. FAIRFAX DR.

16TH (U.S. 50) (VA. 110) (VA.

ST. . QUINN ST.

RHODESST.

207,626 people. By 2040, Rosslyn’s population will represent 6% of the N.SCOTT ST. N.ROLFE ST. ARLINGTON BLVD. CLARENDON BLVD. CE ROAD total Arlington population, reflecting the predicted ability that Rosslyn will dwellings, townhomes and very few single family detached housing units. ST. N. SERVI

1 14TH ST. N. ST. N. 4 . N. TAFT S 14TH T H N.MEADEST.

ST. N. R D

R N.NAS

N.PIERCE ST. (

E V .

N. TROYST. N.

Y T A . T N. QUEEN ST. M S 1 have to provide for the County’s anticipated population growth. . O 1 FAX DR. T K 0 DEST. H ) R A N.SCOTT O O S FAIR N.QUINN ST. F . T. The 2010 Census data shows Rosslyn to be similar to the other MSAs in the R-B Corridor. The residents 13TH ST. N. N ST.

N.RO L 12TH ST. N. . MARSHALL DR.

of the Rosslyn MSA are young and live in one and two person households. The Rosslyn MSA has the highest R SE D ST. N. FENTON CIR. X 12TH T A S F . Between 2010 and 2040, Rosslyn will grow by 42 percent in population, 39 IR T FA . SHERMA R E D W EL A ITZ share of Asian residents living in the R-B Corridor. R E T W & D R R HINGTON AVE. N RD. D ALL DR. O FANT DR. WAS . L'EN percent in households, and 71 percent in employment, over one percent Rosslyn MARSH growth in all three categories every year. Arlington’s population is predicted Rosslyn Arlington Rosslyn Arlington Number Percent Number Percent Number Percent Number Percent to grow by 22 percent, its households by 22%, and its employment by 38%. TOTAL POPULATION 10,813 100.0% 207,627 100.0% TOTAL HOUSEHOLDS 6,624 100.0% 98,050 100.0%

Total Non-Hispanic or Latino 9,634 89.1% 176,245 84.9% Household Type Rosslyn’s projected growth exceeds the pace of growth anticipated in the White alone 6,950 64.3% 132,961 64.0% Family households: 1,732 26.1% 41,607 42.4% region and County, reflecting the predicted intense pace of redevelopment Black or African-American alone 489 4.5% 17,088 8.2% Husband-wife family 1,359 20.5% 33,218 33.9% American Indian or Alaska Native alone 20 0.2% 394 0.2% Other family: 373 5.6% 8,389 8.6% this area will experience over the next thirty years. Asian alone 1,809 16.7% 19,762 9.5% Male householder, no wife present 139 2.1% 2,623 2.7% Native Hawaiian or Paciﬁc Islander Alone 13 0.1% 133 0.1% Female householder, no husband present 234 3.5% 5,766 5.9% Some other Race alone 35 0.3% 611 0.3% Nonfamily households: 4,892 73.9% 56,443 57.6% Looking north along North Pierce Street toward the study area Two or more Races 318 2.9% 5,296 2.6% Householder living alone 3,539 53.4% 40,516 41.3% Householder not living alone 1,353 20.4% 15,927 16.2% Total Hispanic or Latino 1,179 10.9% 31,382 15.1% Photo courtesy of Arlington County Staff. Household Size Table 4: Round 8.1 Forecast Summary. Age Distribution 1-person household 3,539 53.4% 40,516 41.3% Under 5 years 336 3.1% 11,782 5.7% 2-person household 2,349 35.5% 31,738 32.4% 5 to 17 years 353 3.3% 20,844 10.0% 3-person household 482 7.3% 11,633 11.9% Change Percent Change 2010 2040 18 to 24 years 1,500 13.9% 20,315 9.8% 4-person household 191 2.9% 8,793 9.0% (2010 - 2040) (2010-2040) 25 to 34 years 4,418 40.9% 57,402 27.6% 5-person household 40 0.6% 3,286 3.4% 35 to 44 years 1,562 14.4% 32,868 15.8% 6-person household 15 0.2% 1,203 1.2% Rosslyn Arlington Rosslyn Arlington Rosslyn Arlington Rosslyn Arlington 45 to 54 years 1,021 9.4% 25,717 12.4% 7-or-more-person household 8 0.1% 881 0.9% 55 to 64 years 854 7.9% 20,645 9.9% western rosslyn area planning study Population 10,800 207,600 15,300 252,400 4,500 44,800 41.7% 21.6% 65 to 74 years 514 4.8% 10,086 4.9% TOTAL HOUSING UNITS 7,260 100.0% 105,404 100.0% WRAPS BRIEFING BOOK Households 6,600 98,100 9,200 119,800 2,600 21,700 39.3% 22.1% 75 to 84 years 199 1.8% 5,153 2.5% Occupied Housing Units 6,624 91.2% 98,050 93.0% 85 years and over 56 0.5% 2,815 1.4% Owner-Occupied 1,890 26.0% 42,457 40.3% Employment 34,200 223,300 58,600 308,400 24,400 85,100 71.3% 38.1% Renter-Occupied 4,734 65.2% 55,593 52.7% Sex Vacant Housing Units 636 8.8% 7,354 7.0% Male 5,620 52.0% 103,501 49.8% Female 5,193 48.0% 104,126 50.2%

Source: Prepared by Community Planning, Housing and Development - Planning Division: Planning, Research and Analysis Team (PRAT), April 2012. These forecasts were approved by MWCOG in July 2012. Prepared by Department of Community Planning, Housing and Development, Planning Division: Planning Research and Analysis Team (August 2011)

28 29 DRAFT DRAFT EXISTING CONDITIONS demographics economic and market data EXISTING CONDITIONS

Table 5: Household Income Table 6: Rosslyn Major Commercial Tenants G. Economic and Market  Household Income Household Income    Rosslyn (2010 Census Tracts: 101603, 101702, and 101703) Data    2006‐2010 American Community Survey 5‐Year Estimate Rosslyn’s households demonstrate a broad distribution of income levels.    Estimate MOE CV Percent The Department of Housing and Urban Development (“HUD”) has At-Place Employment    Total Households 5,564 311 3.4 100.0%    Less than $10,000 309 121 23.8 5.6% determined that the 2012 Washington Metropolitan region median income    $10,000 to $14,999 190 129 41.1 3.4% for a family of four is $107,500. Arlington’s 2011 median income is In addition to Rosslyn’s resident population, $15,000 to $19,999 303 184 37.0 5.4% Rosslyn’s daytime activity is largely fueled    $20,000 to $24,999 183 159 52.7 3.3% $103,900. With these regional and County level median incomes in mind,    $25,000 to $29,999 149 88 35.9 2.7% by at-place employment of 34,226 people, $30,000 to $34,999 93 65 42.3 1.7% over 37 percent of the households in Rosslyn earn more than $100,000.    $35,000 to $39,999 101 67 40.0 1.8% Over 27 percent of the households in Rosslyn earn less than $50,000. representing 16 percent of Arlington’s total    $40,000 to $44,999 118 70 36.3 2.1% employee population. Working in sectors    $45,000 to $49,999 93 69 45.4 1.7% $50,000 to $59,999 378 135 21.8 6.8% including but not limited to government, finance    $60,000 to $74,999 593 186 19.0 10.7% and insurance, professional and technical    $75,000 to $99,999 984 221 13.7 17.7%    $100,000 to $124,999 720 188 15.9 12.9% services, construction, hospitality, retail, and real    $125,000 to $149,999 373 139 22.6 6.7% estate, these employees are a key component of $150,000 to $199,999 471 166 21.4 8.5%    $200,000 or more 506 131 15.7 9.1% Rosslyn’s vibrancy.       Estimate MOE CV The 26 companies, organizations, and agencies    Median Household Income 80,616 19,725 14.9 occupying space equal to or exceeding 50,000    MOE = Margin of Error square feet or more are listed here. This is only    Coefficient of Variation (CV) = Percent of Variability one segment of the workforce, represented in    ReliableMOE = = CV Margin < 5.00 of Error Less Reliable = 5.00 < CV < 15.00 Not Reliable = CV > 15.00    Source:CV = U.S. Coefficient Census Bureau, of Variation 2006-2010 American Community Survey 5-Year Estimates, tabulated by the Arlington County Planning large part by government agencies, the hospitality Division: Planning, Research, and Analysis Team (PRAT).    sector, finance and insurance, and professional    and technical services.    Rosslyn’s at-place employment has historically Source: COSTAR, Compiled by Arlington Economic Development supported healthy vacancy levels, steady at Table 7: Rosslyn Office Market Statistics 6 percent throughout 2008, 2009, and 2010. Rosslyn Office Market Statistics (2008 - 2011) Relocation of several large government tenants Year 2008 (4Q) 2009 (4Q) 2010 (4Q) 2011 (2Q) View of Study Area Looking East in 2011 increased the vacancy rate to 9.7%. Properties 45 45 45 45 western rosslyn area planning study

WRAPS BRIEFING BOOK Inventory 8,915,129 8,915,129 8,915,129 8,915,129 Average rental rates have also remained strong, Photo courtesy of Arlington County Staff. Occupied 8,379,287 8,299,109 8,379,694 8,052,573 weathering the economic recession with slight %Vacant 6.0% 6.9% 6.0% 9.7% increases in average rental rates each year. SF Vacant 535,842 616,020 535,435 862,556 Prepared by CPHD: Planning Division (PRAT) 02/09/2012 Average Rental Rates $36.48 $37.69 $39.26 $40.16

Source: COSTAR, Compiled by Arlington Economic Development

30 31 DRAFT DRAFT EXISTING CONDITIONS economic and market data housing characteristics EXISTING CONDITIONS

Figure 22: Hotels H. Housing Characteristics units specifically for low or moderate income households at varying levels of affordability. These complexes are all privately owned and operated. TON M SHING EMO GEORGE WA RIAL Some will maintain waiting lists, others might simply rent out affordable PKW Rosslyn Housing

T Y. Key Bridge S 22ND CT. N. N. OAK CT. units as they become available. N

N E Marriott

. U .

Q T

. R S I N 22ND ST. N. E New Census data from the 2010 Census reports that the Rosslyn Metro N. O S R K " T 21ST C L C T. N . . J A Figure 23: Housing Data F E

O INTERSTATE 66 N E 21ST RD. N . . . Station Area includes 7,260 housing units, with a margin of error (MOE) of N . N. P IERCE CT. N . N . Q . RD. N T S T Y. 1ST U 21S 2 S S W 456 units. Of these 7,260 units, 6,026 of these units are renter occupied, I H C T N E . O N LE S TT T. LEEHoliday HWY. Inn and 28.5%, or 1,890, of the units are owner occupied. This distribution of S RR ACE N M TE F N L S A . Y S I N N N . T . O T T O " . L . N H . O Rosslyn J C R Waterview A owner and renter occupied units is in contrast with the County as a whole, . O T N N D S

. E IAL CT. 19TH ST. . N LON S H N. RD . Q N. CO " - Hotel

U J N. N where there is a larger proportion of owner occupied units (43.3%). I S

N N .N . T T T . .

S M N H N . 19T .

L O S . R

Y M O N T D. V L

BL K

. R . N Y . Y I S E N K E C E E O N GT Many of these housing units were built before 1960, with a second wave of N ST TT HyattR S O T. S T H ST .

N Source: U.S. Census Bureau, 201 Census, tabulated by the Arlington County Planning D

T T. N. S S R R TH . construction in the 1980s. The aging housing stock in this area has created 18 ArlingtonAS

T I . D Division: Planning, Research, and Analysis Team (PRAT). N . Courtyard G E N. " conditions for yet another wave of development now and through the rest

J R

W D N MarriottD. I V L . . BL S R N . ON . T of this decade. H E Rosslyn O N S B S LA D EN L E UE N O VD Q . N S " A 17TH ST. N M N SO K N S L J. F . D Y O . T I V Y T L N " MarriottE . W B R L R S R . J T O T D ON S O Rosslyn Affordable Housing Availability Y D . R T N D N . . I . Residence Inn Rosslyn S E R E N N T LA . N C Q . T . .

U P . N. ) I D EE H R 0 E 6T DR. N. N. 1 R X . Of the 4,734 rental units, 472 units, or 10 percent, are committed affordable N A Quality Inn D 11 C V

IRF L . N. E A B ST. F ( A 16TH S N U Iwo Jima V T O .S ( units. Although there is no public housing in Arlington County, there are S . Q . R GT T 5 N. U N . I HO " 0 I L N ) NN RJ OAD D. S DON BLV . Inn of A ER several privately owned apartment complexes where rents are subsidized. C R IC DE V O O S " ER

. T J S N T ST. L . T F S Rosslyn

E " ST Virginian Suites ST J S

. T

. . . The complexes identified on the following pages have some units built,

1 4TH ST. N. H ST. N 4 1 . 4T N 1 TH N Source: U.S. Census Bureau, 2005-2009 American Community Survey 5-Year Estimates,

. Hotel R Address No. Rooms Year Built ST. N. .

T tabulated by the Arlington County Planning Division: Planning, Research, and Analysis D A M acquired or renovated with public funds. As a result, they must set aside Team (PRAT). F Key Bridge Marriott 1401 LEE HWYR 22209 N 465 1964 . EAD T N (

E . N V .

N . N. S Hyatt ArlingtonDR 1325 WILSONY BLVD T 22209 317 1976 A P . AS . T Source: RosslynS BID Website. Rosslynva.org. X N M T IE 1 . A ODE 1 . E R HolidayF Inn Rosslyn 1900 FORTT MYER DRK 22209 308 1972 0 Q R H ) O . IR R A ST. S . N N U C O Y T A O Virginian SuitesN E 1500 ARLINGTON BLVD 22209 262 1979 . S E T H F S F . S S . T E . T 13 S N COT Q T. . ST N Marriott Residence Inn RosslynT 1635 N OAK ST 22209 176 1999

U S .

. I T Courtyard MarriottN Rosslyn 1533 CLARENDON BLVD 22209 162 1990 T .

N N . . R R Waterview - HotelS 1121 19th ST N 22209ST. N. 160 2008 LL D OL TH HA T 12 MARS . . R QualityFE Inn Iwo Jima 1501 ARLINGTONR. BLVD 22209 141 1989 D ST. N. FENTON CI X S 12TH Key BridgeT Marriott 1401 LEE HWY 22209 120 1990 O A S F . R AIR T F . D Inn of Rosslyn . S 1601E FAIRFAX DR 22209 38DR 1957 E H L V W E & Total A E A IT2149Z N R R E O . W western rosslyn area planning study T M T R & D D R. NG LL R T D WRAPS BRIEFING BOOK Legend ¯ WilsonStudy AreaSchool Study Area Potomac River 1:7,000 " Hotels 0125 250 500 Feet Source: U.S. Census Bureau, 2005-2009 American Community Survey 5-Year Estimates, J tabulated by the Arlington County Planning Division: Planning, Research, and Analysis Team (PRAT). Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction MOE = Margin of Error of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map Coefficient of Variation (CV) = Percent of Variability prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. Queens Court Apartments, 1810 North Quinn Street Reliable = CV < 5.00 Less Reliable = 5.00 < CV < 15.00 Not Reliable = CV > 15.00

32 Photo courtesy of Arlington County Staff. 33 DRAFT DRAFT EXISTING CONDITIONS housing characteristics housing inventory EXISTING CONDITIONS

Figure 24: Committed Affordable Units. Housing Proximate to Study Area Committed Affordable Units (CAFs)

In Arlington, 6,500 Committed Affordable Units (CAFs) units are contractually committed to remain affordable for 30 to 60-year terms, or are non-profit owned. 15 percent of all apartments in Arlington are Committed Affordable Units. Households must meet income requirements in order to qualify for the County’s housing programs. Income limits vary by program and by household size. The Department of Housing and Urban Development (HUD) determined that the 2012 Washington Metropolitan 2 region median income for a family of four is $107,500. 3 1 Colonial Village West Le Mar Apartments Queens Court Apartments

4 5 Table 8: Rosslyn Committed Affordable Units

     6 1      7 2      3      4      5      6      8 7      8     

Source: Arlington County Housing Division.

Colonial Village Bennett Park Summit Village western rosslyn area planning study WRAPS BRIEFING BOOK

Photos courtesy of Arlington County Staff.

34 35 DRAFT DRAFT PLANS, POLICIES, and LAWS general land use plan general land use plan PLANS, POLICIES, and LAWS

III.PLANS, POLICIES, and LAWS ARLINGTON COUNTY, VIRGINIA Figure 25: General Land Use Plan (GLUP) General Land Use Plan Land Use Category Range of Density/Typical Use Zoning A. The General Land Use Plan Adopted August 12, 1961 with Amendments through December 10, 2011 Residential Low 1-10 units per acre R-20, R-10, R-10T, R-8, R-6, R-5 The General Land Use Plan categories represented in the study area are as Low 11-15 units per acre R2-7, R15-30T follows: Low-Medium 16-36 units per acre R15-30T, RA14-26, RA8-18 Medium Up to 37-72 units per acre RA7-16, RA6-15, RA-H

• “Low-Medium” Residential High-Medium Up to 3.24 F.A.R. (Floor Area Ratio) Residential RA-4.8 Up to 4.8 F.A.R. Residential RA-H-3.2, C-O Rosslyn High Up to 3.8 F.A.R. Hotel • “Government and Community Facilities” Commercial and Industrial Personal and business services. Generally one to four stories, Public Service Commercial with special provisions within the Columbia Pike Special • “High” Office-Apartment-Hotel Residential Mixed Use Revitalization District. C-1-R, C-1, C-1-O, C-2, C-O-1.0 Commemorating General Commercial Shopper goods and other major mixed commercial uses, C-2, C-TH, C-3 13 including offices. Generally a maximum of seven stories. GLUP categories represented in surrounding adjacent locations are as 191 61 50 Years 20 of 111 15 Service Industry Wholesale, storage, and light manufacturing uses, including CM, M-1, M-2 Planning those relating to building construction activity. follows: Office Public and Semi-Public CommercialCommercial Office-Apt-Hotel 5 Parks (Local, regional, and federal). Schools(public). Parkways, • “Low-Medium” Residential Public major unpaved rights-of-way. Libraries and cultural facilities. S-3A, S-D Country clubs and semi-public recreational facilities. Churches, 13 S-3A, S-D 13 Semi-Public private schools and private cemeteries (predominant use on block). • “High-Medium” Residential AN ELEMENT OF ARLINGTON COUNTY’S Government and County, state and federal administration and service facilities (police, fire, property yard, etc.) Hospitals, nursing homes, and P-S, S-D, S-3A COMPREHENSIVE PLAN Community Facilities institutional housing. Utilities, military reservations, airports, etc. • “Medium” Office-Apartment-Hotel Office-Apartment-Hotel 13 Office Density Apartment Density Hotel Density • “High” Office-Apartment-Hotel This is envisioned to be achieved through the development of high Low Up to 1.5 F.A.R. Up to 72 units/acre Up to 110 units/acre C-O-1.5, C-O-1.0 quality mixed-use development at the core of Rosslyn including enhanced 13 Medium Up to 2.5 F.A.R. Up to 115 units/acre Up to 180 units/acre C-O-2.5 • “Service Commercial” 17 High residential and hotel resources, and office buildings that are home to Up to 3.8 F.A.R. Up to 4.8 F.A.R. Up to 3.8 F.A.R. C-O, RA-H-3.2, C-O Rosslyn Mixed Use 22 Up to 3.0 F.A.R. with special provision for additional density within • “Government and Community Facilities” Medium Density the "Clarendon Revitalization District" (See Note 12) and the regional and national headquarters of major private/public corporations C-R, C-3, MU-VS Mixed-Use "Special Coordinated Mixed Use District" for East End and institutions. of Virginia Square (See Note 3) High-Medium The GLUP identifies one special planning area within the study area, R-C Residential Mixed-Use Up to 3.24 F.A.R. including associated office and retail activities. the Rosslyn Coordinated Redevelopment District. Text from the GLUP 13 Coordinated Mixed-Use This is a high density mixed-use district with actual density determined Through the site plan special exception process, the RCRD allows, on sites C-O-A by site size. Up to 6.0 F.A.R. with office not more than 3.0 F.A.R. identifying the provisions of this and districts adjacent to the study area is designated “High” Office-Apartment-Hotel on the General Land Use Development District Special Planning Areas as follows: Plan, a density of up to 3.8 floor area ratio (F.A.R.) for office/commercial 5. This area was designated a "Coordinated Preservation 15. This area was designated as the "Rosslyn Coordinated and Development District" on 4/23/77. Redevelopment District" on 5/11/96. Legend It is important to understand that General Land Use Plan (GLUP) 17. This area was designated as the "Radnor Heights East uses and up to 4.8 F.A.R. for hotel and residential uses. On sites designated data are an interpretation of the County’s official hard copy GLUP 13. These areas were designated a "Special Affordable Study Area map and are especially general in nature. The County makes no Housing Protection District": The Odyssey Special District" on 12/14/99. Rosslyn Coordinated Redevelopment District Wilson School Study Area representation that the data accurately represent the Official ¯ “High” Residential the maximum density permitted is 4.8 F.A.R. for County GLUP and the GIS GLUP file is not a replacement of the 1:7,000 on 11/20/01; North Troy Street Residential 22. This area was designated the Fort Myer Heights North

Special Planning Areas western rosslyn area planning study County’s official hard copy GLUP map. As this agreement states on 2/21/04 Special District on 4/16/05. residential and 3.8 F.A.R. for hotel uses. This district also permits the below, the GLUP GIS file is not to be released to any third parties 0125 250 500 Feet Metro Station Area without the expressed consent of Arlington County’s GIS Mapping Center. WRAPS BRIEFING BOOK On May 11, 1996 the County Board established the Rosslyn Coordinated rezoning of sites, located within its boundaries, to “C-O-Rosslyn,” Rosslyn Redevelopment District (RCRD). Commercial Office Building, Retail, Hotel and Multiple-Family Dwelling The purpose of this district is to encourage the physical and economic Districts. However, the uses permitted on a particular site shall be limited development of the Rosslyn area to maximize Rosslyn’s potential, over to the uses permitted under the General Land Use Plan. the next 25 years, to become a competitive first class urban center which The “C-O-Rosslyn” zoning district allows the County Board to approve exemplifies superior architecture and excellent urban design practice. 36 37 DRAFT DRAFT PLANS, POLICIES, and LAWS general land use plan

additional building height and density when the County Board determines The intent of this District is to ensure that existing low- and moderate for improved use of land, will contribute to local economic development that the development proposal offers important community benefits income apartment units remain or are replaced where development density and to the furtherance of harmonious and attractive development in the identified in approved plans for the area and meets other special exception shown on the General Land Use Plan is 3.24 F.A.R. or more, and is higher County; and criteria of the Zoning Ordinance. than allowed by-right under zoning applicable to properties considered for the SAHPD designation at the time of request for rezoning or site plan. WHEREAS the Board finds that the County’s General Land Use Plan and Within the RCRD, additional density and heights may be granted by In instances where redevelopment of these sites is proposed, the higher supporting documents, the Rosslyn Station Area Plan Addendum, and the the County Board, through the site plan process, for the provision of densities shown on the Plan are intended to be achieved through on-site Zoning Ordinance set forth the foregoing land use policies, which policies important community benefits and the development of a site in a manner preservation or replacement of existing affordable low- and moderate the Board wishes to emphasize through a statement of general principles consistent with the goals, objectives and design guidelines included in the income housing units either on the site or a similar location off the site as pertaining to development within the “RCRD,” Rosslyn Station Area Plan Addendum, adopted by the County Board in part of the redevelopment proposal. January, 1992, and other plans and policies adopted by the County Board THEREFORE the Arlington County Board hereby resolves that the for the area, which may include among others: following principles shall be used in considering the height and design of Special Planning Resolutions and Policies future site plans within the “RCRD” and directs the County Manager to • the development of a mixed-use project with a significant residential consider these principles in the future planning of the Rosslyn Station area component; Where special conditions or circumstances exist, the County Board may adopt resolutions and policies to help guide land use planning in Arlington. Plan update, and in future revisions to the “C-O Rosslyn” Zoning District: • the provision or enhancement of retail, restaurant and entertainment facilities in the center of Rosslyn; RESOLUTION GOVERNING BUILDING HEIGHTS IN ROSSLYN • New buildings in the “RCRD” shall be architecturally distinctive with particular attention given to the design of the tops of the buildings and • the provision or enhancement of the pedestrian, vehicular and mass WHEREAS the Rosslyn Coordinated Redevelopment District (“RCRD”) their impact on the Rosslyn Skyline; transit circulation system; was created in 1996 and designated on the County’s General Land Use • the provision of open space or other public facilities and/or Plan and sites within the “RCRD” have been rezoned to “C-O Rosslyn” • New buildings with the greatest building heights as permitted by site amenities; and special exception site plans, with building heights up to 300 feet, may plan in the “C-O Rosslyn” Zoning District shall be generally located in the core of Rosslyn around the Metro station entrances; and buildings farther • the creation of a “Central Place” and the “Esplanade” as envisioned be approved by the County Board; and in the Rosslyn Station Area Sector Plan Addendum; or from the core and closer to the boundary of the “RCRD” and adjacent WHEREAS the policies of the Arlington County General Land Use Plan to residential buildings shall generally taper down in height and shall be • the provision of other community benefits. and the Rosslyn Station Area Plan generally call for the greatest building designed to achieve transitions to the adjacent planned and zoned land heights to be focused closest to the Metro Station with building heights use densities and building heights in a way that furthers sound land use Special Affordable Housing Protection District tapering down as locations are farther away from the station; and planning and good urban design. On November 17, 1990, the County Board adopted the “Special Affordable WHEREAS the County Board believes that the skyline of the Rosslyn • Consideration shall also be given to the impact on “view corridors”.

1555 Wilson Boulevard, located within the RCRD western rosslyn area planning study Housing Protection District” (“SAHPD”) to promote retention of area, and areas outside the “RCRD” would benefit from the development WRAPS BRIEFING BOOK affordable housing within the two Metro Corridors, where the General of architecturally distinctive buildings, with the greatest heights focused • Further refinement and General Land Use Plan amendments shall be Land Use Plan usually allows development at higher densities than allowed around the Metro Station and tapering down in height toward the considered within the framework of a comprehensive review of the “by right” under current zoning. The overall goal of the SAHPD is to boundaries of the “RCRD;” and Rosslyn Sector Plan. provide opportunities for housing affordable to persons with low-and moderate-incomes in areas where such housing has traditionally been WHEREAS the County Board finds that tapering of building heights Adopted by the Arlington County Board on 9/17/02 available. as described in the previous paragraph will better provide for planning

38 39 DRAFT DRAFT general land use plan PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS general land use plan history

Special Planning Resolutions and Policies Figure 27: Building Heights Resolution B. General Land Use Plan History ARLINGTON COUNTY, VIRGINIA The Resolution of Concern Regarding Building Heights Related to the RESOLUTION OF CONCERN REGARDING The Arlington County Board has endorsed a land use policy that recreational, educational, shopping and employment opportunities with National Capital Mall Axis was adopted by the County Board on May 18, BUILDING HEIGHTS RELATED TO THE NATIONAL CAPITAL MALL AXIS concentrates high-density development within the Metro corridors and good transportation supported by a strong tax base and effective use of 1982 to address concerns of the National Capital Planning Commission public funds. The maps and descriptions below illustrate how the General WHEREAS, the National Capital Planning Commission has noted its concern over the preserves lower-density residential areas throughout the County. This over the height of structures in the area identified as the Mall Axis, height of structures in the area defined as the Mall Axis (including portions of the policy has evolved from an extensive citizen participation process. It is Land Use Plan has evolved since originally adopted in 1961. including portions of the Rosslyn, Courthouse, Clarendon and Virginia Rosslyn, Court House, Clarendon, and Virginia Square Metro Stations) in Arlington, designed to ensure that Arlington is a balanced community of residential, Square Metro Station Areas. Virginia; Figure 28: Historical General Land Use Plans WHEREAS, the Arlington County General Land Use Plan supports the concentration of high density development around the Metro Stations in the Rosslyn-Ballston Corridor;

WHEREAS, these high density concentrations are implemented through Arlington County Zoning Ordinance Districts which by site plan generally allow office structures of one hundred and fifty-three feet in height and residential structures of one hundred and eighty feet in height;

Figure 26: View of Arlington from the National Mall. WHEREAS, the construction of buildings to these basic site plan heights at locations designated for high density in the Rosslyn-Ballston Corridor is well established by past policy and precedents;

WHEREAS, the Zoning Ordinance, in addition, permits the Arlington County Board to allow further increases in building heights (so called Bonus Provisions) based upon the provision of certain specified features, public amenities, and other considerations;

WHEREAS, Arlington County is sympathetic to the National Capital Planning Commission's desires to promote a visually satisfying environment which combines harmoniously the best examples of contemporary styles and design; The Olmsted County Judicial Building Center NOW, THEREFORE, BE IT RESOLVED that the Arlington County Board will endeavor to maintain approved building heights within the basic site plan heights specified in the Arlington County Zoning Ordinance and, consistent with Virginia law, will discourage in the Mall Axis the use of bonus provisions for height except in clearly appropriate circumstances; WRAPS GLUP, 1961 WRAPS GLUP, 1964 WRAPS GLUP, 1966 AND BE IT FURTHER RESOLVED that the Arlington County Board will encourage developers of high rise structures in these areas to use neutral and non-reflective facades The inaugural 1961 GLUP used a color keyed system of 13 land use categories, and designated certain areas western rosslyn area planning study WRAPS BRIEFING BOOK to minimize their visual impact from the Mall area. requiring further study as “Undetermined Use.” Within the Wilson School study area, the GLUP identifies “Public Open Space“ (Open Land, Playgrounds, Schools and Parks), “Neighborhood Shopping Commercial,” and “High Medium Residential Multi-Family”(14-39 units/acre), with the surrounding adjacent land identified as “High Medium Residential Multi-Family” (14-39 units/acre), “General Business Commercial,” and the western edge of a large “Apartments and Offices” land area covering the core of the Rosslyn business district. The 1964 GLUP includes one change, in which the adjacent land area on the south side of Wilson Boulevard was changed from On the National Mall, looking west towards the Washington Monument. Buildings in “Neighborhood Shopping Commercial” to “General Business Commercial.” There were no notable changes in Rosslyn, Courthouse, and Clarendon are visible in the background. Photo courtesy of Arlington County Staff. the 1996 map for the Wilson School study area or surrounding area.

40 41 Adopted by the Arlington County Board on 5/18/82 DRAFT DRAFT general land use plan history PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS general land use plan history

Historical General Land Use Plans (continued) Historical General Land Use Plans (continued)

1983 Legend

WRAPS GLUP, 1975 WRAPS GLUP, 1979 WRAPS GLUP, 1983 WRAPS GLUP, 1987

In the 1970s, the planning focus in Arlington shifted to the future development of the Metrorail transit corridors. In 1973, the County Board adopted a new legend for the General Land Use Plan that doubled the number of residential categories, decreased the number of commercial and industrial categories from five to three, introduced the “Office- Apartment-Hotel” heading, and revised the “Public” and “Semi-Public” designations. After much public discussion, the County Board adopted major land use changes for the Between 1979 and 1983, policy recommendations and land use changes were adopted for all of the Rosslyn- Rosslyn-Ballston Corridor (12/7/74). In comparison with the GLUP maps of the 1960s, the 1975 and 1979 GLUPs for the study area show a slightly more refined pattern of land use Ballston Corridor Metro Station Areas. In 1986, the County Board adopted a new format for the General Land Use designations. The block north of 18th Street North between North Quinn and North Oak Streets was classified as “Medium Residential,” thus distinguishing it from the blocks north of Plan, amending the legend and adding extensive text on planning policy, processes and special programs. North Key Boulevard and west of North Quinn Street classified as “Low Medium Residential.” In 1979, several additional changes were made, including designation of a “Public” 1987 Legend land area west of North Quinn Street, a change from “General Commercial” to “High Residential” on the eastern portion of the Wilson School study area and south of Wilson Several changes in land use designations were adopted for Rosslyn between 1983 and 1987 indicated on the Boulevard east of North Pierce Street, and a change from “Medium Residential” to “Low Medium Residential” on the western portion of the block north of 18th Street North. The above maps. More specifically, several properties north and south of Wilson Boulevard and east of North Pierce County Board also created a Coordinated Preservation and Development District encompassing the Colonial Village land area (4/23/77). Street were amended from “High Residential” to “High” Office-Apartment-Hotel during this period, including the

eastern portion of the study area. western rosslyn area planning study WRAPS BRIEFING BOOK

42 43 DRAFT DRAFT general land use plan history PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS general land use plan history

Historical General Land Use Plans (continued) Historical General Land Use Plans (continued)

2011 Legend 1996 Legend

WRAPS GLUP, 1996 WRAPS GLUP, 2004 WRAPS GLUP, 2011

Several major changes to the GLUP map for Rosslyn have been adopted since 1987. In the updated 1996 GLUP, In 2011, the only change affecting the study area and surrounding adjacent land areas was expansion the Rosslyn Coordinated Redevelopment District (created that same year) appears on the map along with of the “Medium” Office-Apartment-Hotel designation westward so that it now encompasses the entire Note 15. By 2004, the designation for parcels located south of Wilson Boulevard across from the study area had block between North Queen Street and North Quinn Street north of Clarendon Boulevard and south of been changed from “Service Commercial” to “High” Office-Apartment-Hotel, “Medium” Office-Apartment- Wilson Boulevard. Hotel, and “High” Residential, also including application of the Special Affordable Housing District designation. Finally, between 2004 and 2011, several additional amendments were adopted. The Fort Myer Heights North Special District was added to the GLUP, which falls within both Rosslyn and Courthouse, and the “Medium” Office-Apartment-Hotel designation was extended further west along Wilson Boulevard to allow for additional redevelopment on associated parcels.

2004 Legend western rosslyn area planning study WRAPS BRIEFING BOOK

44 45 DRAFT DRAFT zoning ordinance PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS zoning ordinance

Figure 29: Zoning Map uses is intended to serve a broad-based community. ‘C-2’ Districts should office building land use, and under appropriate conditions, to encourage C. Zoning Ordinance R-10 R-10

CO1.5

RA-H be developed as linear commercial and be located primarily along principal rebuilding with high-rise office buildings, hotels, or multiple-family There are four zoning districts within the study area that affect the permitted R-6 CO2.5 arterial streets as designated in the Master Transportation Plan. The ‘C-2’ dwellings in the vicinity of Metrorail stations. Determination as to the 21ST RD N use of land within its boundaries. This area has a variety of permitted land R District provides for an expanded range of uses, greater density and greater appropriate mixtures of uses and densities shall be based on the general N D

N OAK ST R Q LEE HWY E uses that dictate the type, size, placement and appearance of the buildings that U LEE HWY Y height than the “C-1” District classification.” land use plan designation or approved plans for the area, characteristics I M N T N RA6-15 66 ARLINGTON RSTATE R of individual sites and the need for community facilities, open space and define this area. Within the surrounding adjacent area, five zoning districts RA8-18 Y E 6 O GATEWAY S HW INT ATE 6 E RST F T LE INTE PARK General Commercial Districts (C-3): HWY are represented, including three not represented within the study area, LEE landscaped area, circulation and utilities.”

thus broadening permitted land uses even further within the surrounding C-O ER “The intent of this classification is to provide for the category of retail uses COLONIAL T N NASH ST Commercial Office Building, Retail, Hotel & Multiple-Family contextual area. N found in ‘C-1’ and ‘C-2’ classifications and to provide for additional intensity Dwelling District (C-0 Rosslyn): LONIAL CT C-O The following zoning districts are represented in the study area and N CO of use, density and height.” C-2 RA6-15 R CO-ROSSLYN “The purpose of the “C-O Rosslyn” District classification is to encourage a surrounding adjacent area: IAL TE NC OLON Multiple Family Dwelling Districts (RA4.8): mixed-use development of office, retail and service commercial, hotel and N RA8-18 T S C S N QUINN ST multiple-family dwelling uses within the Rosslyn Metro Station Area and Special Districts (S-3A): O H T T KEY BLVD S “The purpose of the ‘RA4.8’ classification is to provide for multiple ST A ROSSLYN N "M the area designated as the “Rosslyn Coordinated Redevelopment District” RAH3.2 N family dwelling development at moderate densities and, under appropriate “The purpose of the ‘S-3A’ Special District is to encourage the retention RA4.8 FORT MYER DR on the General Land Use Plan. When a lot is located in the area designated RA6-15 8TH ST N conditions, high-rise multiple-family dwelling redevelopment. To be eligible of certain properties in a relatively undeveloped state. Land so designated RA7-16 1 “Rosslyn Coordinated Redevelopment District” on the General Land Use C-2 for this classification, a site shall be designated ‘high-medium’ residential or may include publicly or privately owned properties which have distinct and N OAK ST Plan, site plans may be approved by the County Board. Determination as S-3A C-O other comparable designation on the general land use plan. Determination unique site advantages or other features so as to make them desirable to RA6-15 WILSON C-3 CENTER FS #10 to the actual types and densities of uses to be allowed will be based on the ¨ BLVD ñ SON as to the actual types and densities of uses to be allowed will be based on the retain as active or passive recreation or for a scenic vista. Also stream valley WIL QUEENS characteristics of the site and its location, and on the extent to which the floodplains could be included in this district.” LN characteristics of individual sites in their neighborhood and on the need for C-2 7TH ST N proposed site plan for development, redevelopment or rehabilitation of the ARGUSñ HOUSE 1 community facilities, open and landscaped areas, circulation and utilities.” site meets the standards of this section and accomplishes the policies and Apartment Dwelling Districts (RA6-15): CO2.5 RAH3.2 RAH3.2 recommendations contained in the Rosslyn Station Area Plan Addendum N PIERCE ST Office Building, Hotel and Apartment District (C-0-2.5): C-2 and other plans and policies established for the area by the County Board. This district allows for single-family residential development, two-family D BLV RA4.8 DON 16TH RD N N N QUEEN ST “The purpose of the ‘C-O-2.5’ classification is to provide for limited office E C-1 CO2.5 The goals of this zoning classification are (1) to create premier office space dwellings, apartments and townhouses up to 48 units per acre with heights AR CL building land use and, under appropriate conditions, high-rise office building, up to 60 feet. By use permit, a variety of uses, including Unified Residential N MEADEST suitable for regional and national headquarters of major corporations, RAMP hotel, commercial and/or apartment redevelopment within ‘Metro Transit Development projects are permitted. Townhouses and apartments with a N BLVD institutions and international firms; (2) to provide hotels that expand FAIRFAXG DRTO LIN AR RAMP Corridors’ as designated by the County Board. Determination as to the actual density of up to 48 units per acre and a height limit up to 12 stories or 125 16TH ST N RA6-15 RA-H N BLVD and enhance hotel services for Rosslyn and Arlington County businesses, GTO LIN feet are permitted by site plan. Additionally, there are special provisions for AR types and densities of uses to be allowed will be based on the characteristics residents and visitors; (3) to provide residential development that meets western rosslyn area planning study LegendRA8-18 of individual sites in their neighborhood and on the need for community the housing goals and policies of Arlington County; (4) to implement WRAPS BRIEFING BOOK the sites within the Fort Myer Heights North Special District designated on ¯ facilities, open and landscaped area, circulation and utilities.” urban design, streetscape and open space plans and policies, including the the General Land Use Plan. StudyWilson Area School Study Area Historic District 1:4,000 Zoning Boundary Open Space Central Place, the Esplanande and other public facilities; (5) to achieve 075 150 300 Feet Commercial Office Building, Hotel & Multiple-Family Dwelling Service Commercial – Community Business Districts (C-2): Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction the policy objectives for increasing retail commercial services in the center of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map District (C-0): prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. of Rosslyn; and (6) to achieve superior architecture and the best in urban The purpose of the ‘C-2’ District classification is to provide locations for design practice.” commercial development where the variety in retail, service and office “The purpose of the ‘C-O’ district classification is to provide for limited

46 47 DRAFT DRAFT master transportation plan PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS master transportation plan

D. Master Transportation Plan Figure 30: Master Transportation Plan (front page) The Master Transportation Plan (“MTP”) is the County’s long-range This map designates specific types of arterial streets. The proposed typology has been developed to shape decision-making about a given street section in terms of transportation plan and is an integral component of the County’s its planned land-use context and multi-modal function. This overlay is the principal Comprehensive Plan. The purpose of the MTP is to promote effective guide for the rebalancing, redesigning and rebuilding of arterial streets to become travel and accessibility for the County’s residents, workers, and visitors, Complete Streets that provide for all modes of travel as well as serve the adjacent land uses. More specific guidelines for improving the various designs of existing and to provide a policy framework to guide the development of projects streets within each general type are set forth in the Streets Modal Element. and programs, advance the County’s goals and objectives, and help direct Non-arterial (local) streets should also have designed features to complement investment. The MTP, along with the GLUP, ensures that land use their land-use context and function as illustrated in the table below. Arlington will planning and transportation planning are integrated. also continue to use its Functional Classification of streets to guide operational and maintenance priorities. Typical elements and dimensions for each street type Complete Streets are illustrated in the table below. Factors such as existing and planned land-use types and intensities, right-of-way availability, travel demand, transit operations, neighborhood character, historic designations, presence of mature trees, The Streets Modal Element of the MTP, adopted in 2011, provides topography, and community concerns should be considered in the development guidance for achieving a greater balance among modes through the of the final dimensions and design of any street. introduction of a new street typology depicted on the map and other policies that promote and enable Complete Streets. Complete Streets provide appropriate facilities to accommodate all expected transportation users and also take into account the scale and character of the streets’ settings. Complete Streets do not necessarily entail dedicated facilities for each mode (e.g., transit track, bike lane, sidewalk), particularly on lower- In addition to Metrorail, the PTN is initially to serve five corridors, listed volume streets. However, Complete Streets do ensure that travel by all here. As with streets and bicycle facilities, Arlington may add new PTN modes is accommodated in a manner appropriate to the context of the routes to the MTP over time. street. Complete street typologies are shown below. • Columbia Pike – combination of the existing Pike Ride bus service Transit and a new streetcar line. • U.S. Route 1 Corridor – buses and/or streetcar operating on a The Primary (“PTN”) and Secondary (“STN”) Transit Networks focus combination of shared and exclusive travelways. transit investment in corridors where much of the trip-making occurs

today and is anticipated in the future. The PTN is a network of transit lines • Glebe Road – enhanced bus service between Potomac Yard, western rosslyn area planning study Shirlington, Columbia Pike, and Ballston. * WRAPS BRIEFING BOOK – both rail and bus – that operate every 15 minutes or better all day for 18 hours every day. PTN operations will receive priority to enhance operating • Lee Highway – enhanced bus service between East Falls Church, speed, efficiency and reliability. The STN of Metrobus and ARTbus Rosslyn and Washington, DC. routes provide extensive, but less frequent bus service to neighborhoods • Wilson/Clarendon Boulevards – Metro Orange Line and enhanced across Arlington. bus service along the Rosslyn-Ballston corridor and into Washington, *Legend copied from Master Transportation Plan (MTP) Map. The purple color will be changed in a DC. future MTP update to designate this area as consistent with other areas planned for new streets. Source: Items on this page are from the front of the Arlington County Master Transportation Plan.

48 49 DRAFT DRAFT master transportation plan PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS master transportation plan

Figure 31: MTP; Transit Network Figure 32: MTP; Bike and Trail Network Several Express Bus corridors are also identified that use primarily limited- streets intended to provide more efficient area circulation for vehicles and access highways and HOV facilities to move buses rapidly between pedestrians, and to provide building service opportunities off of main Northern Virginia and Washington, DC. The Transit Modal Element streets such as Wilson and Clarendon Boulevards. provides additional details. Pedestrian Facilities

Pedestrian travel takes place throughout the County along every street and within every commercial development. Arlington’s planned sidewalk network is supplemented by shared-use and pedestrian-only paths, as well as bridges, tunnels and other crossings that improve safety and increase connectivity in walking routes. Pedestrian improvements outlined in the Pedestrian Modal Element will complete the sidewalk system to enhance connectivity and safety. Bicycling

The Planned Bikeway Network, as depicted in the MTP Bicycle Modal Element as adopted in 2008, includes on-street bike lanes and signed routes, as well as off-street shared-use paths that achieve at least one of the following: • Serve the most important and well-used bicycle transportation corridors. • Provide access to the most important destinations within and immediately outside the County. • Provide connections to all neighborhoods within the County. Supplementing the Bikeway Network will be ample, secure bicycle parking provided by both the County and private sector at residences, workplaces, Capital Bike Share Station on Key Boulevard

public facilities, parks and commercial centers. Additional information can western rosslyn area planning study

WRAPS BRIEFING BOOK be found in the Bicycle Modal Element.

Surrounding Area Transportation Projects

Source: Items on this page are from the back of the Arlington County Master Transportation Plan. A new section of North Quinn Street between Wilson and Clarendon Boulevards (under construction) and a new section of North Pierce Street, between Wilson Boulevard and 18th Street North are local (non-arterial) 50 51 DRAFT DRAFT public spaces master plan PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS public spaces master plan

E. Public Spaces Master Plan Rosslyn Highlands Park, which adjoins the fire station and Wilson School, and Hillside Park. Unfulfilled needs include enhanced entrances into the The Public Spaces Master Plan (PSMP), adopted in 2005, is the County’s County from Key Bridge and Roosevelt Bridge, a central public space at the planning document that identifies the major public open space needs of Rosslyn Metro station entrance and a boathouse along the Potomac River. the community and provides guidance for decision making as the County’s The close proximity to National Park Service land, national memorials and demographics and needs for open space change. It is one of nine critical the Capital also makes this a very special place regionally and nationally. components of the County’s comprehensive plan. As a planning document, Access to the National Park Service land and the Potomac River virtually the themes and recommendations provide the framework to guide the doubles the amount of public space that Arlingtonians can enjoy. stewardship of Arlington’s precious public spaces for future generations PUBLIC SPACES MASTER PLAN to enjoy. This master plan makes recommendations echoing the values and Appendix I – Arlington County Sector Plans, Summary priorities that the community places on diverse leisure opportunities, while Recommendations Related to Public Spaces recognizing economic and resource constraints. Implementation of the The County has developed Sector Plans for various planning areas within recommendations is subject to the County’s future funding and resource Arlington County’s Metro corridors. Following are recommendations that allocations and priorities. relate specifically to Public Spaces. The PSMP document also features appendices including but not limited Arlington’s Rosslyn Station Area Plan Addendum to a Parks and Public Spaces Map, Public Spaces Inventory, and a list of Public Spaces Potential Public Space Acquisition Sites. Where the • Amend the General Land Use Plan to show the properties between the Community Atrium project and North Quinn Street and between North 18th Street PSMP References to the Study Area and Surrounding Comes Together! and Key Boulevard and partially close 18th Street North for use as open Adjacent Land Area space and to increase recreational opportunities.

Appendix K – Potential Public Space Acquisition Sites ADOPTED • Expand the cultural, entertainment and recreational opportunities in DECEMBER 10, 2005 Rosslyn. This could include a small performing arts facility, construction Rosslyn Highlands (1994 OSMP): Along the east side of North Quinn of a movie theater, opening of a branch library, art galleries or indoor Street, from North 18th Street to Key Boulevard and east to the Atrium recreational facilities. Rosslyn Highlands Park Basketball Court Complex adjacent to existing park land and the Wilson Center. • Develop a public arts master plan for Rosslyn and encourage the PSMP Chapter 3 – Overview of Existing and Planned Public installation of art works at appropriate locations.

Spaces, E. Urban Public Spaces and Streetscaping western rosslyn area planning study WRAPS BRIEFING BOOK Rosslyn is a gateway into Arlington from Washington, DC via Key Bridge and Roosevelt Bridge, and the County’s most densely developed “downtown.” Gateway Park, which spans above I-66, is the largest park FinalPublicSpace2k6A.indd 1 1/26/06 11:23:14 AM in the area. There are also several small centrally located urban plazas,

52 53 DRAFT DRAFT public art master plan PLANS, POLICIES, and LAWS PLANS, POLICIES, and LAWS historic preservation master plan

F. Public Art Master Plan G. Historic Preservation Master Plan The County is also guided by the Public Art Master Plan, a sub-element The purpose of the Historic Preservation Master Plan (“HPMP”) is to of the Public Spaces Master Plan. Adopted by the County Board in 2004, establish priorities, goals, and objectives for Arlington County’s historic it enriches the vision of the public art policy and establishes a strategy for preservation activities. The plan establishes the overall vision for historic selecting the art projects that will be commissioned. It details the priorities, preservation and endeavors to retain Arlington’s special character as the areas and themes that should be considered as public art projects are County continues to evolve and develop. The plan represents a broad developed, as well as a list of potential projects for the next five years. community consensus for both a proactive historic preservation policy and a practical action implementation approach. Priority Areas and Projects The HPMP sets goals for historic preservation efforts in Arlington and The Rosslyn-Ballston Corridor is one of several areas that should be a articulates strategies for attaining them. These goals include: special focus for public art projects. On the list of Long Term Projects, the • Enhancing the understanding of Arlington’s history and historic relocation of the Rosslyn Fire Station has been identified as an opportunity character. to incorporate an art project based on artist recommendations. • Better integrating preservation values into County Planning, land use, and other policies and practices. • Protecting historic neighborhoods, corridors, commercial centers, and civic buildings. The HPMP was approved by the County Board in December 2006. western rosslyn area planning study WRAPS BRIEFING BOOK

54 55 DRAFT DRAFT neighborhood conservation PLANS, POLICIES, and LAWS capital projects PLANS, POLICIES, and LAWS

H. Neighborhood Conservation Figure 33: Civic Associations I. Capital Projects Arlington’s Neighborhood Conservation Program (“NCP”) was Rosslyn Metro Station Access Improvements: established in 1964 to encourage neighborhoods to create neighborhood improvement plans and to provide dedicated funding to implement those North Highlands This project establishes a new station entrance, while improving station plans. There are three civic associations situated within the study area and access through installation of new high speed, high capacity elevators, a mezzanine and emergency stairs from the station to street level CIP Projects surrounding adjacent properties: Colonial Village, North Rosslyn, and North in Planning. For more information, visit the Rosslyn Metro Station Access Radnor/Ft. Myer Heights. Of these three neighborhoods, Radnor/Ft. Rosslyn Myer Heights is the only one with an adopted NCP Plan. These plans not Improvements webpage. only express the residents’ vision for the future of their neighborhood, Capital Bike Share Expansion: but also allow the neighborhoods to compete for funding for capital improvement projects, such as the installation of sidewalks, curbs, gutters The installation of several additional bike-share stations at various locations and streetlights; improvements to local parks; and neighborhood art and Colonial in the Rosslyn and Court House areas was completed in 2012. beautification projects. Village Enhanced Bicycle Route Wayfinding Signage: Radnor/Ft. Myer Heights Neighborhood Conservation Plan A County effort to implement a system of enhanced wayfinding for

Radnor/Ft. Myer Heights (“RAFOM”) has a currently adopted, active bicyclists and pedestrians will be implemented across the Rosslyn-Ballston Construction of the Rosslyn Metro Elevators community plan. RAFOM is a community that covers the eastern portion corridor during 2012. of the Courthouse Station Area and is bordered by Wilson Boulevard to the north; North Rhodes Street and Fairfax Drive to the east; 12th Street Projects in Planning North to south; and North Meade Street, US Route 50, Virginia Route Four Rosslyn Station Bus Bays: improved with real-time information 110, and North Arlington Ridge Road to the east. The neighborhood is Radnor/Ft.Myer Heights displays, shelters, benches and supervisor kiosks. largely residential, with a wide range of commercial, government and Rosslyn Esplanade project as a pedestrian and bicycle safety, traffic mixed-use development along its borders. There have been concerns raised management and street beautification initiative. For more information, regarding the ongoing process of development and redevelopment and visit the project webpage. the community has identified its primary issues as maintaining the historic character of the community, preserving existing affordable housing and Projects in Planning Beyond the 6-year (and 10-year) CIP providing new affordable units, preserving tree cover and specimen and Cycle: western rosslyn area planning study

WRAPS BRIEFING BOOK significant trees, providing public and private open space, enhancing the primary pedestrian corridors, providing adequate parking, and improving Legend As the Rosslyn Station is currently at its peak hour throughput, at the the neighborhood edge and pedestrian-oriented streetscape along Fairfax StudyWilson Area School Study Area ¯ system’s maximum design capacity of a train per every 135 seconds, there Drive and Clarendon Boulevard. Metro Station Area 1:7,000 are no current needs for funds but the ongoing needs at WMATA and Civic Associations 0125 250 500 Feet the need to potentially increase capacity at the Rosslyn Metro Station may Pursuant to Section 54.1-402 of the Code of Virginia, any determination of topography or contours, or any depiction Bikeshare Station on Key Boulevard of physical improvements, property lines or boundaries is for general information only and shall not be used for the design, modification, or construction of improvements to real property or for flood plain determination. Map impact future CIP cycles. prepared by Arlington County GIS Mapping Center Map © 2013 Arlington County, VA Printed: January 2013. Photos courtesy of Arlington County Staff.

56 57 DRAFT DRAFT PLANS, POLICIES, and LAWS rosslyn station area plan addendum rosslyn station area plan addendum PLANS, POLICIES, and LAWS (1992) (1992)

J. Rosslyn Station Area Plan Addendum Figure 34 Rosslyn Station Area Plan Addendum (1992), Figure 35: Rosslyn Station Area Addendum Concept Plan (1992),Parks/Open Space/Community Facilities Plan Recommendations for the study area and surrounding adjacent properties (1992) address transportation and land use.

Overall Vision Main Street Concept

The Rosslyn Area Plan Addendum refines the vision for Rosslyn asa Wilson Boulevard from the “Loop Road Bridge” to the west is called for first class urban center and incorporated new goals and objectives into a as one of Rosslyn’s main streets, to function as a principal pedestrian route new Rosslyn concept plan. This document includes land use and zoning through Rosslyn and developed to include visual interest at street level recommendations, site or area specific guidelines and an implementation through retail and restaurant uses. matrix. In terms of land use and open space, community and cultural facilities, • Create a “central place” which serves as the physical and social heart the plan recommends amending the General Land Use Plan to show of Rosslyn. the properties between the Atrium project and North Quinn Street and • Restructure and enhance retail, restaurant and entertainment between 18th Street North and Key Boulevard as a potential open space facilities. site, including active park uses, such as soccer, volleyball, tennis, basketball, • Integrate the sidewalks and skywalks into a comprehensive pedestrian a playground, and other uses appropriate to an urban park. In addition, circulation system which links all the major components of Rosslyn redevelopment in this area should address replacement of existing (residential, office and retail) into a unified whole. affordable housing. • Greatly improve access to the Potomac River and to nearby National Parks and Monuments both physically and visually. • Create a more urban form where buildings relate well to one another and to the street and exemplify good architectural and urban design practice. • Enhance entries from both within and without Arlington. • Increase opportunities for housing within the core of Rosslyn. • Unify and improve parks, open spaces and cultural facilities. • Provide an integrated system of transportation which emphasizes a western rosslyn area planning study WRAPS BRIEFING BOOK multi-modal approach. • Expand and enhance Rosslyn’s hotel resources. • Finally, but certainly not least, develop an office inventory which is both more cosmopolitan and more competitive in the marketplace.

58 59 DRAFT DRAFT PLANS, POLICIES, and LAWS rosslyn transit station area study rosslyn multimodal study (2012) PLANS, POLICIES, and LAWS (1977)

K. Rosslyn Transit Station Area Study L. Rosslyn Multimodal Study (2012)

(1977) The recently completed Rosslyn Multimodal Transportation Study was conducted to catalogue and review existing and planned transportation The first of a series of Metro Station Area Plans, this document provides a facilities, services and operations for Rosslyn over the next 20 years. detailed examination of existing conditions within the Rosslyn Station Area; N N a discussion of issues and needs concerning land use, zoning, transportation, The study catalogues and assesses the basic framework of the Rosslyn community facilities, and urban design; alternative recommended actions multimodal transportation system including: streets, public transportation, to address the issues; a cost analysis of various improvement alternatives; bicycle facilities, pedestrian facilities, parking and curb space management, and a recommended action plan for accomplishing these improvements. and Transportation Demand Management (“TDM”), and identifies deficiencies along with opportunities for improvements to the system. The study area is referenced in the “Community Facilities” section. The Recommended improvements to Rosslyn’s transportation system are study recommends acquiring property between 18th Street North and based on and consistent with Arlington County’s Master Transportation Key Boulevard to provide open space in conjunction with the Wilson Plan. The study is intended to inform the transportation component of Community Center. the new Rosslyn Sector Plan Update. The Rosslyn Transportation Study proposes the following new streets, • A new section of 18th Street, between North Lynn and North Kent Streets, realignments of existing streets, two-way conversation of existing streets and major intersection reconfigurations, the first and last of which are • A new section of 18th Street, between North Nash and North Oak near the study area: Streets, • A new section of North Pierce Street, between Wilson Boulevard “New Street Sections: and 18th Street. Travel distances can be decreased for all modes through improved New street sections would likely be implemented as part of property connectivity of the street system that can be achieved in part by the redevelopment projects. Certain property owners have already expressed addition of new street sections that split larger-than-standard city blocks. concern about the proposed new street sections that would traverse their In addition to travel distance improvements, traffic flow may be enhanced properties. The property owners’ concerns should be considered during and new opportunities for more direct loading and on-street parking can the Rosslyn Sector Plan Update process and the site plan approval process. be achieved through the addition of new street sections. New Rosslyn In the event that a proposed new street section at any of these locations

street sections should be considered with redevelopment at the following is found to be inappropriate or infeasible it is recommended that a public western rosslyn area planning study

WRAPS BRIEFING BOOK locations: pedestrian passageway be implemented as an alternative.” • A new section of North Quinn Street between Wilson and Clarendon Boulevards (under construction), • A new section of 18th Street, between North Kent Street and North Arlington Ridge Road,

60 61 DRAFT DRAFT APPENDIX online county resources references and data resources APPENDIX

Woodrow Wilson Elementary School Arlington County Register of B. References and Data Resources All currently existing local historic districts should be in the Essential or IV. Appendix Historic Places Historic District Designation Form Important category. Properties in this category are likely to be listed in or Historic Resources Inventory eligible for the National Register of Historic Places.” A. Online County Resources The Historic Resources Inventory (“HRI”) contains four ranking Notable The following documents can be reviewed and downloaded from various Department of Environmental Services categories for historic resources. These are available in the Arlington Arlington County webpages: “Notable to the historic character of Arlington County. This category Master Transportation Plan Historic Preservation Master Plan, adopted in 2006. will identify properties or multiple-property districts that have historic Department of Community Planning, Housing, and Essential features related to the County’s history but perhaps lack context, have lost Development some integrity, are scattered rather than concentrated, and/or are similar “Essential to the historic character of Arlington County. This category to other, better preserved resources in the County. The County and other General Land Use Plan I Text I Map Department of Parks and Recreation will be applied to the most significant and best preserved of the County’s preservation constituents will likely advocate for sympathetic or mitigated Zoning Ordinance I Text I Map Public Spaces Master Plan heritage resources, those that define Arlington’s history. Resources in this approaches to changes related to these properties, but a flexible response category will relate closely to, and best illustrate, the themes of the County’s is appropriate. Some properties in this category may be in, or eligible for, Public Art Master Plan Arlington County Planning Process Summary history—especially those identified in the Statement of Significance. They the National Register of Historic Places.” will also retain substantial architectural and historic integrity and as much Rosslyn Station Area Plan Addendum Urban Forest Master Plan historic context as possible. Minor Rosslyn Transit Station Area Study The Essential category will only contain those resources truly essential “Minor to the historic character of Arlington County. This ranking will be applied to properties that are neither unique examples of their Rosslyn Multimodal Study to telling Arlington’s history; it will contain a selective list of properties or multiple property groupings that the County and historic preservation typology nor determined to be of high integrity. While over the 50-year Rosslyn to Courthouse Urban Design Study advocates, among others, are willing to protect despite challenges and threshold for National Register consideration, properties in this category would not be eligible for listing in the National Register of Historic Rosslyn-Ballston Metro Corridor Retail Action Plan difficulties. Thus, listing in this category signals that a property should be explored for local designation if not already designated. Properties in this Places and would be inappropriate for local historic designation. Historic Rosslyn-Ballston Metro Corridor - Streetscape Standards category are highly likely to be listed in or eligible for the National Register preservation advocates and program staff will not impede development of Historic Places.” or other activities on these properties unless it affects neighboring historic Historic Preservation Master Plan buildings. The County will encourage salvaging of historic architectural Important elements from buildings in this category that are substantially altered or Development in the Metro Corridors demolished.” “Important to the historic character of Arlington County. The Important Census 2010 Results for Rosslyn (2010) western rosslyn area planning study

WRAPS BRIEFING BOOK category will contain resources that are central to telling Arlington’s story but Development Highlights that may have less integrity, be less concentrated, and/or be less distinctive than those in the Essential category. There will be more properties in this Administrative Regulation 4.1 Governing the Submittal of Site Plans in category than the Essential category. It is envisioned that the County and Arlington County (Revised October 2009) others will advocate and work for the protection of Important resources but will do so with more flexibility than for those in the Essential category.

62 63 DRAFT DRAFT APPENDIX references and data resources development statistics tables APPENDIX

GIS Mapping Center Figure 36: Development Project Locations

Maps and Figures produced by the GIS Mapping Center are subject to the following disclaimers: • They utilize a spatial reference of Virginia State Plane North, NAD 1 2 1983. LEE HWY Rosslyn I-66 • Base map updated from February 2011 digital aerial photography. LEE HWY 10 Development Project • Potomac River from USGS 1:24,000 DLG files. N COLONIAL TER N NASH ST 6 9 3 4 8 9 N ODE ST 7 B Locations 1960 - 2011 11N COLONIAL CT LYNNST N 10 • Cadastral and political data layers are maintained on an on-going ST MOORE N 19th ST N basis. 19th ST N 5 N KENT ST A 18 21 25 Rosslyn N SCOTT ST 12 13 16FORT MYER DR 14 23 1960 - 1969 • Maps shall not be construed as legal documents. KEY BLVD 26 4 11 13 19 Development Project 3 15 17 27 1970 - 1979 1 16 14 20 22 N OAK ST Locations 1960 - 2010 Development in the Metro Corridors 18th ST N 12 N NASH ST 24 28 5 17 N STQUINN 20 21 15 29 30 1980 - 1989 19 WILSON BLVD Metro Station The following pages show the complete tables for the Development in the 18 31 18 21 1990 - 1999 2 WILSON BLVD 3 Metro Corridors locator image found on page 25. These tables are valid 28 29 1 19 Approved Projects 26 2000 - 2011 8 24 22 12 22 1960 - 1969 for the first quarter of 2011. 25 27 2 4 20 23 24 9 Under Construction 7 10 11 1970 - 1979

N PIERCE ST 6 N QUEEN ST 7 8 5 23 CLARENDON STN QUINN BLVD5 16th RD N 1980Approved - 1989 Projects 1 6 15 *1990Other - 1999 Projects 16th ST N 13 14 FAIRFAX DR 2000Metro - 2010 Station 2 12 Under Construction 6 13 D Other Projects 3 ARLINGTON BLVD - RTE 5023

4 14th ST N 7 14 14th ST N C 21 N NASH ST 19 N ODE ST Feet

N PIERCE ST 8 15 0 350 700

FORT MYER DR 24 16 1" = 700' western rosslyn area planning study 16 N QUEEN ST WRAPS BRIEFING BOOK N QUINN ST 20 25 N OAK ST N ROLFE ST 17 18 12th ST N 17 11 22 26 28 910 27 29

Source: Planning Research and Analysis Team, Development in the Metro Corridors, 1st Quarter 2011 Development in the Planning Corridors 2011 2 Rosslyn Area 64 65 DRAFT DRAFT APPENDIX development statistics tables development statistics tables APPENDIX

Table 9: Development Statistics for Rosslyn Metro Station Area Table 9: Development Statistics for Rosslyn Metro Station Area (continued) western rosslyn area planning study WRAPS BRIEFING BOOK

66 67 DRAFT

Wilson School Briefing Book department of community planning, housing and development Planning Division 2100 Clarendon Boulevard, Suite 700 Arlington, VA 22201

WRAPS BRIEFING BOOK www.arlingtonva.us (703) 228-3525