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RZ 2011-HM-026 (Q-R Spring Hill, LLC)

Tysons Development Activity

Request: To rezone land from Regional Retail (C-7), Highway Corridor Overlay (HC), and Sign Control Overlay (SC) Districts to the Planned Tysons Corner (PTC), HC, and SC Districts.

The requested rezoning would facilitate redevelopment of 3.52-acre site. The property is currently developed with a six-story office building that was constructed in 1983 with surface parking lots on three sides.

The project site is triangular in shape and is bordered by Spring Hill Road to the north, the Sunburst property (Comfort Inn) to the west, and the overhead power line right-of-way to the south. The apex of the triangle borders Leesburg Pike (Route 7). Except for a small portion of its southwest corner, the site is within 1/8 mile of the Tysons West Metro Station currently under construction.

The rezoning would facilitate development of a mixed-use project consisting of two buildings and a three-quarter acre public park. Regarding the buildings, the eastern one will be a landmark office and hotel tower (Building A) with ground floor retail, while the western one will be a residential tower (Building B). A summary of the two buildings is provided below, followed by a summary of the proposed land use mix. Please see the statement of justification for additional information.

Summary of Proposed Buildings

	Number of Floors	Height in Feet (ex. penthouses)	No. of DUs/Hotel Rooms (HRs)	Proposed Parking Spaces

Building A	28	330	175 HRs	797
Building B	20	210	341 DUs	428

Summary of Proposed Land Use Mix

Use	GSF	Percent of Total	FAR
Building A -- Office -- Hotel -- Retail Subtotal	353,000 131,000 25,200 509,200	41% 15% 2.94%	2.30 0.86 0.16 3.32
Building B -- Residential -- Retail Subtotal	341,000 5,300 346,300	40% 0.06%	2.23 0.03 2.26
Total	855,500	100%	5.58