1401 Wilson Boulevard & 1400 Key Boulevard R o s s l y n , A r l i n g t o n C o u n t y , V i r g i n i a S i t e P l a n R e v i e w C o m m i t t e e M e e t i n g # 2 0 9 .1 9 . 2 0 13
SPRC #2 Agenda 1 Development Statistics 2 Building Heights and Penthouse Details 3 Allocation of Uses 4 Retail Presentation by Streetsense 2
Development Statistics 3
Development Statistics • General Land Use Plan (GLUP) • Building Heights “High” Offjce, Apartment, Hotel; within the Rosslyn Coordinated Redevelopment Residential - 32 stories District (GLUP note 15) 295.50’ to main roof 313.49’ to penthouse/architectural feature • Proposed Rezoning Offjce - 29 stories “C-O” to “C-O Rosslyn” 299.81’ to main roof 322.81’ to penthouse/architectural feature • Site Area 91,614 SF (2.10 acres) • Parking Two parcels: Residential - 235 spaces (0.85 space per 1 unit) 1401 Wilson Blvd. - 57,926 SF Offjce - 432 spaces (1 space per 1,200 SF) 1400 Key Blvd - 33,688 SF Retail - 87 spaces (1 space per 485 SF on one dedicated parking level, ratio includes exclusion for proximity to Metro) • Proposed Uses/Density (10.0 FAR) All parking located below grade 1400 Key Blvd. - Residential 350,288 SF, 274 units • Landscaped Area 37,613 SF grocery at ground level 47,214 SF (52% of total site area) 3,574 SF grocery at garden level Includes one acre garden with interactive water elements, active 1401 Wilson Blvd. - Offjce recreation opportunities, and outdoor gathering spaces 513,611SF Class A 11,054 SF retail • Sustainability Residential - LEED-New Construction Silver Offjce - LEED-Core & Shell Platinum 4
Building Heights & Penthouse Details 5
1401 Wilson Blvd Offjce Height Detail All height shown in average site elevation (ASE) Summary PH ROOF Penthouse Roof 322.81’ ASE +322.81’ Main Roof 299.81’ ASE FROM ASE OL MAIN ROOF +300’ +299.81’ Penthouse Height 23’ OL 29 +279.64’ KEY Area to top of main roof Area above main roof ASE +124.76’ 6
1401 Wilson Blvd Offjce Roof Detail All height shown in average site elevation (ASE) KEY Area to top of main roof Area above main roof XSECT-C.5-dp.dgn 9/13/2013 12:38:49 PM SCALE 1:0.0833336 7
1400 Key Blvd Residential Height Detail All height shown in average site elevation (ASE) Summary Penthouse Roof 313.49’ ASE PH ROOF (HP) PH ROOF (HP) PH ROOF (HP) Main Roof 295.50’ ASE +313.49’ +313.49’ FROM ASE MAIN ROOF MAIN ROOF +300.00’ Penthouse Height 18’ +295.50’ POOL DECK +284.44’ RL 32 +265.71’ KEY Area to top of main roof Area above main roof ASE +124.76’ 8
1400 Key Blvd Residential Roof Detail All height shown in average site elevation (ASE) KEY Area to top of main roof Area above main roof 9 XSECT-F-F-AF Study-CP.dgn 9/12/2013 11:04:12 AM SCALE 1:0.0833336
Allocation of Uses 10
Allocation of Uses Existing & Proposed Existing Uses: Proposed Uses: Existing 1400 Key & 1401 Wilson Uses: Proposed 1401 Wilson Boulevard Uses: Offjce 361,000 sf. Offjce 513,611 sf. Retail 24,000 sf. Retail 11,054 sf. Residential 0 sf. Amounts to 57% of site density. Proposed 1400 Key Boulevard Uses: Residential 350,288 sf. (274 units) Grocery main 37,613 sf. Grocery garden 3,574 sf. Amounts to 43% of site density. Existing Uses as Percentage of Total GFA: Proposed Uses as Percentage of Total GFA: Percent Increase over Existing GFA: Offjce 94% Offjce 56% Offjce 42% Retail 6% Grocery/Retail 6% Retail 118% Residential 0% Residential 38% Residential 350% Proposed Open Space: 47,214 sf or 52% of site area 11
Allocation of Uses 3-D KEY Offjce Residential Retail Open Space Oak Street Key Boulevard 12
Site Plan - Garden Level - elevation 140’ ASL Oak St. RETAIL RETAIL RETAIL OFFICE Wilson Blvd. Key Blvd. GROCERY MEZZANINE RESIDENTIAL Nash St. 1400 Key Blvd. 1401 Wilson Blvd. Grocery Mezzanine 3,574 Offjce 513,611 Main 37,613 Retail 11,054 Total 41,187 Total SF 524,665 Residential 350,288 (57% of site density) Total SF 391,475 (43% of site density) 13
Site Plan - Grocery Level - elevation 123’ ASL Oak St. RETAIL RETAIL ABOVE ABOVE RETAIL ABOVE OFFICE ABOVE Wilson Blvd. Key Blvd. GROCERY GROUND FLOOR (WITH ENTRANCE ON KEY BLVD.) RESIDENTIAL ABOVE Nash St. 1400 Key Blvd. Grocery Main 37,613 SF 14
Typical Offjce/Residential Level Oak St. Wilson Blvd. Key Blvd. OFFICE RESIDENTIAL 1401 Wilson Blvd. Offjce fmoor plate: 24,450 GSF Nash St. Total SF: 524,665 SF (57% of site density) 1400 Key Blvd. 29 stories Residential fmoor plate: 14,500 GSF (includes 5 levels of parking located below average site elevation) 274 units 32 stories (includes 5 levels of parking located below average site elevation) 15
THE CHANGING FACE OF RETAIL Presentation to Arlington Arlington Arlington Arlington County County County County Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Site Plan Review Committee Bruce Leonard Bruce Leonard Bruce Leonard Bruce Leonard Managing Principal Managing Principal Managing Principal Managing Principal – – Architecture – – Architecture Architecture Architecture & & & & James McCandless James McCandless James McCandless James McCandless Director of Retail Director of Retail Director of Retail Director of Retail Streetsense Streetsense Streetsense Streetsense
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Major Shifts in the Retail Industry Retail Industry
CHANGE IN CONSUMER BUYING PATTERNS � Leading up to the downturn in 2008, Wall Street and the Investor Market were driving Retail Expansion � National retailers will be scaling back on new growth moving forward with some stores reducing the store count by 50% over the the store count by 50% over the next five years � The X & Y Generations are becoming a significant buying force focused on “Experience” over “Things” � The new shopper is brand conscious but not brand loyal and views most national retailers as a commodity with more than 18% of retail purchases now occurring online
DEVELOPMENT PATTERNS SWITCHING TO “URBAN” OVER “SUBURBAN” � Both Boomers and X & Y’s are seeking the city and retailers are following them with their growth strategies � Streetsense has experienced brokerage work shifting from a majority of our leasing activity majority of our leasing activity outside the beltway (75% pre= 2008) to the majority of leasing volume inside the beltway (75% today) � Urban markets are underserved by most retail categories and represent the biggest opportunity for retail expansion
URBAN & IMMERSIVE IS “IN”A. � Many consumers are looking for a mixed=use experience. Some of the main groups are: � Aging Baby Boomers looking to simplify their lifestyle. to simplify their lifestyle. � Young professionals looking for a more urban living experience with the convenience of a suburban location. � Retirees looking for a more immersive environment that provides public areas to spend leisure time.
PLACE MATTERS TO TODAY’S RETAILERSA THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL RETAIL HAVE NEVER BEEN STRONGER Average Household Annual gross sales: Income: $251,838 $500/sf The Shops at Wisconsin Place
PLACE MATTERS TO TODAY’S RETAILERSA THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL RETAIL HAVE NEVER BEEN STRONGER One mile from The Shops at Wisconsin Place�.. Average Household Annual gross sales Income: $116,321 over $1,500/sf Bethesda Row
Arlington County Retail Planning Documents: 1. Rosslyn'Ballston Corridor Retail Action Plan 2. Realize Rosslyn/Rosslyn Sector Plan Update 3. Arlington Economic Development’s 2007 Study '' “Grocery Store Trends & Opportunities in Arlington Virginia”
ARLINGTON COUNTY’S ROSSLYN= BALLSTON RETAIL ACTION PLAN Guidelines and general principles: 1 . Observe the basic rules of retailing: maximize visibility, accessibility and Security 2. Locate retail next to other uses that generate high level of activity 3. Capitalize on retail opportunities in mixed*use development. 4. Work to create a highly focused one*stop shopping location where the pedestrian reigns supreme. 5. Recognize the importance of continuity in ground level retail uses 6. Create a sense of place and a positive setting for pedestrian activity
RETAIL ACTION PLAN PROPOSED RETAIL STREETS
REALIZE ROSSLYN/ ROSSLYN SECTOR PLAN UPDATE 1401 Wilson Blvd
ARLINGTON ECONOMIC DEVELOPMENT’S 2007 STUDY – “GROCERY STORE TRENDS & OPPORTUNITIES IN ARLINGTON VIRGINIA � Addresses the significant need for a full service community grocery store in Rosslyn � Rosslyn is currently only served by a 24,570 square foot Safeway, which opened in 1973
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