Best Western Site Plan

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Best Western Site Plan Major Site Plan Amendment #233 1501 Arlington Blvd. & 1523 N. Fairfax Dr.

1 Best Western Site Plan Major Site Plan Amendment # Arlington Blvd. & 1523 N. Fairfax Dr. Department of Community Planning, Housing & Development Site Plan Review Committee #1 September 17, 2018

2 Agenda Overview 1. GLUP & Zoning History 2. Requested Density 3. Plan/Policy Guidance 4. SPRC Discussion 2

3 Site Location Arlington Oaks St. Thomas More Cathedral and School Bethel United Church of Christ / Children s International School The Chatham Condominiums National Foreign Affairs Training Center 3

4 Site Location Hillside Park Parc Rosslyn Apts The Belvedere Williamsburg Apts --- RA-H site --- RA4.8 site to be incorporated in SP #233 4

5 General Land Use Plan (GLUP) & Zoning Ordinance (ACZO) GLUP A policy guide (and map) for future development in the County. The GLUP establishes the overall character, extent, and location of land uses. ACZO Legally-binding ordinance (and map) regulating land uses and development characteristics, such as building size, height, and area. The GLUP Map Legend provides guidance on the zoning districts that typically correspond with a given land use category; However, there are instances where other zoning categories may apply GLUP Map Legend Excerpt 5

6 Site GLUP and Zoning Site Address GLUP Zoning Hotel 1501 Arlington Blvd. High-Med. Residential RA-H Hotel District Residential 1523 N. Fairfax Dr. High-Med. Residential RA4.8 Multiple-Family Dwelling District 6

7 Site History 1950s Ellis Arms residential building constructed Site GLUP Zoning Hotel N/A* RA6-15 Residential N/A* RA6-15 *Arlington adopted its first GLUP in Hotel constructed RA6-15 zoning district allows for both hotel and multifamily residential 7

8 Site History 1979 GLUP and zoning designations consistent Both include hotel uses GLUP Map Site GLUP Zoning Hotel High-Med. Residential RA4.8 Residential High-Med. Residential RA4.8 Aerial Photo

9 Site History 1982 County Board removes hotel uses from the RA4.8 district Preserve multi-family residential along Metro corridors Limit the expansion of hotels in the Ft. Myer Heights area Existing hotel becomes legally non-conforming County Board also expresses concern that existing development rights be preserved 9

10 Site History 1985 Site GLUP Zoning Hotel High-Med. Residential RA-H Residential High-Med. Residential RA4.8 Hotel owner wants to redevelop the hotel, must re-zone Staff finds that RA-H, with bonus density via site plan, is an appropriate solution County Board approves the rezoning and site plan (SP #233) New 3-story, 85-unit hotel addition, with net total of 150 units 10

11 Site History 1986 Site GLUP Zoning Hotel High-Med. Residential RA-H Residential High-Med. Residential RA4.8 Hotel use/typical density removed from the GLUP Map GLUP Map GLUP Map

12 Site History 1996 Typical zoning designation appears on the GLUP Map GLUP Map

13 Site GLUP/Zoning Summary 1950s 1981 The entire site has uniform zoning, allowing both hotel and residential uses 1982 The County Board removes hotel uses from RA Split-zoning begins, as hotel site rezoned to RA-H with site plan approval. Residential site remains RA Typical hotel density removed from High-Medium Residential GLUP category 1996 Corresponding typical zoning category added to GLUP Map RA-H not listed with High-Medium Residential, but Medium Residential 13

14 Site GLUP/Zoning Summary, cont. The hotel site is unique The site is the only in County with a High-Medium Residential GLUP designation and RA-H zoning designation The hotel use predates the adoption of the GLUP The residential site GLUP and Zoning designations are consistent 14

15 Requested Density Residential (RA4.8) Hotel (RA-H) Site Total Site area (sq. ft.) 14,590 68,348 82,938 GFA (sq. ft.) 64,925.5 (64 units) 114,917 (160 units) 179,842.5 FAR (base) = ~112 hotel units at 72 units/acre = ~361 hotel units at 718 sf avg. room size Site GLUP designation is High-Medium Residential (up to 3.24 FAR typical) Requested FAR for hotel and total site is below GLUP 15

16 Adopted Plans and Policies Site is outside of Rosslyn Sector Plan, and Fort Myer Heights North Plan Rosslyn Station Area Plan Addendum (1992) No site-specific guidance Objective: expand and enhance Rosslyn s hotel resources Building Heights Related to the National Capital Mall Axis (1982) Generally applies to Rosslyn and Ft. Myer Heights areas Not applicable for this project Bonus height not requested Façade treatment not highly reflective 16

17 SPRC Process Schedule Items for Discussion at Future SPRC Meetings: Site Design and Characteristics Building Architecture Transportation Open Space and Landscaping Housing/Special Affordable Housing Protection District Community Benefits and Sustainability Construction Issues 17

11th and Vermont Streets Special General Land Use Plan (GLUP) Study

11th and Vermont Streets Special General Land Use Plan (GLUP) Study Planning Commission Agenda Item #3 May 11, 2017 Department of Community Planning, Housing and Development Presentation Contents 1. Background