4040 WILSON BOULVARD

Founders Square SP #413

Staff Presentation to SPRC

May 16, 2016

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Zoning

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Land Use

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Adopted Plans & Policies

• Ballston Sector Plan (1980)• GLUP Note 14• Quincy Street Plan (1995)• Quincy Street Plan Addendum (2013)

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Background• July 2008 County Board

Approves Site Plan for Founders Square & Adopts Resolution on Founders Square and Mosaic Park– 15 Story North Office– 13 Story DARPA Office– 17 Story North Residential– 12 Story South Residential– 1 Story Retail

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Background• October 2008 County

Manager and MPPT Recommend Additional Height & Density on Founders Square Buildings in Exchange for Improvements to Mosaic Park by Site Plan Amendment– 18 Story North Office Building– 13 Story South Residential

Building– $4.5 Million Mosaic Park

Improvements

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Background• January 2011 the

County Board approves a site plan amendment with Transfer of Development Rights from Mosaic Park– 20 Story North Office Building– 17 Story North Residential

Building (257 Units)– 11 Story Hotel Building

Replaces 12 Story South Residential Building

– $6.66 Million Mosaic Park Improvements

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Site Plan Amendment Request

• Change in Use of the North Office Building to a Vertical Mixed Use Building

• Addition of Height to the North Office Building

• Exclusion from Density of Below Grade Retail

• Reduced Parking for Residential Use

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Approved Proposed• Office Building

– 20 Stories– 427,500 sf GFA

• 419,830 sf Office• 7,670 sf Retail

• Mixed Use Building– 22 Stories– 438,500 sf GFA

• 191,300 sf Office• 33,400 sf Retail• 244 Residential Units

(213,800 sf)

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Approved Proposed• Office Building

– Bonus Density• TDR (109,212 sf)• LEED (5,628 sf)

– Density Exclusions• Below Grade Storage• Mechanical Shafts

(vertical penetrations)

– Height Modification• 5 stories

– Parking Modification• Compact Parking

Percentage (16%)• Office Use (1 Per 890)

• Mixed Use Building– Density Exclusion

• Retail GFA (11,000 sf)• Below Grade Storage• Mechanical Shafts• At Grade Spaces

Associated with Trash and Loading

– Height Modification• 2 Stories

– Parking Modification• Compact Parking

Percentage (16%)• Residential Use (.8 Sp

Per Unit)

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Site Plan SummaryAPPROVED S Office N Office Hotel

(183 Units)N Residential

(257 Units)Retail Total

Office 355,530 419,830 775,360

Retail 7,670 1,880 9,035 8,000 26,585

Residential 230,018 230,018

Hotel 152,500 152,500

TOTAL 335,530 427,500 154,380 239,053 8,000 1,184,463

PROPOSED S Office N Mixed Use (244 Units)

Hotel(183 Units)

N Residential(257 Units)

Retail Total

Office 355,530 191,300 546,830

Retail 33,400 1,880 9,035 8,000 52,315

Residential 213,800 230,018 443,818

Hotel 152,500 152,500

TOTAL 335,530 438,500 154,380 239,053 8,000 1,195,463

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Overall Development Program

Approved(SF or Units)

Proposed(SF or Units)

Change(SF or Units)

Office 775,360 546,830 -228,530Retail 26,585 52,315 +25,730Hotel 183 (152,500) 183 (152,500) ---Residential 257 (230,018) 501 (443,818) +244Overall FAR 5.08 5.13 +.05

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Transportation

• Pavement, Curb, Gutter, Sidewalk along site frontages

• Streetscape Improvements along site frontages

• Loading and Access N. Randolph Street– 2 Loading Bays– 5 Levels Below Grade Parking (544 Spaces)

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Transportation - Parking SummaryApproved

Office BuildingUse Spaces Ratio

Office 444 1 per 891sfRetail 14 1 per 580sfOffice/Retail 59TOTAL 544

ProposedMixed Use Building

Use Spaces RatioOffice 232 1 per 824 sfRetail 58 1 per 575Residential 197 0.8 per UnitTOTAL 487

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Landscape & Open Space

• Public Use & Access Easement• 17,455 square feet

– Mid-block Open Space Plaza– East-West Pedestrian Passage

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Community Benefits• Utility Undergrounding Fund Contribution• $75,000 Public Art Contribution• Affordable Housing

– 22,000 sf GFA (19 on-site units) or– 14,835 sf GFA (13 on-site units) + $900,000

• Open Space Contribution (Mosaic Park)– $6,661,875

• LEED Gold• Enhanced Transportation Demand Management

Program– Free Parking for Carsharing Vehicles– Carshare Membership– $40,000 Capital Bike Share– $30,000 ACCS Outreach Efforts On-Site & Ballston

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Preliminary Issues

• Permission for Approval of Two Site Plans • Treatment of Density

– Below Grade Retail Exclusion– Residential Units

• Consideration for Additional Height• Reduced Parking Ratio (Residential)