Presentation - Arlingtonva
Agenda 1. 2. 3. 4. 5.
SPRC #3 Follow-Up Items Residential Building Updates Macy’s Air-Rights Office Updates Signage Presentation Construction Phasing / Sequencing
28 Sep 2015 SPRC #4 Pg 1
SPRC 3 Follow-Up: • • • • • •
Curb Side Management / Streetscape Follow-Up Randolph Street Entry Update West Plaza Elements for Children Residential Parking Glebe Road Enhancements
SPRC 3 Follow-Up – Agenda
28 Sep 2015 SPRC #4 Pg 2
SPRC 3 Follow-Up – Curb Side Management
28 Sep 2015 SPRC #4 Pg 3
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 4 Key
1
5
7 10’ CLEAR POTENTIAL FEATURE ELEMENTS
6 8
2 3 8
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 5 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 6 Key
POTENTIAL FEATURE ELEMENT
2
5
10’ CLEAR 6
3 8
1
3
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 7 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 8 Key
5 1
3 5
2
7
10’ CLEAR
8 6
2
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 9 Key
RES LOBBY
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 10 Key
8’ CLEAR PATH
Future Pedestrian Pathway
28 Sep 2015 SPRC #4
Streetscape - Randolph
Pg 11 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 12 Key
4
28 Sep 2015 SPRC #4
Streetscape – Glebe Road
Pg 13 Key
Connection to Mews: • • • • •
6’ Wide with 10’ Ceiling Security Monitored Fully HC Accessible Same hours as Wilson Bridge Designed to be Welcoming and Well Lit
4040 WILSON BLVD (Under Const)
Decorative Screening
675 N Randolph (DARPA)
Clearly Defined Pathway
Abundance of Lighting
Connection to Mews
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Randolph Street Connectivity
Pg 14 Key
Connection to Mews
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Randolph Street Connectivity
Pg 15 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – West Plaza
Pg 16 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – West Plaza
Pg 17 Key
Engaging Art Elements
Chalkboard Figure
Tom Otterness Artwork
Subtle Incorporation
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Engaging Art / Elements for Children
Pg 18 Key
Interactive Lighting
Temporary Installations
Integrated Furnishings
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Interactive Lighting / Elements for Children
Pg 19 Key
Residential Parking: • 288 automobile spaces + 8 motorcycle spaces are provided for 406 apartments units • 0.7 automobile parking spaces per apartment (.72 ratio including motorcycles) • Walk score / Data supports this ratio: • Walk Score: 95 ("Walkers Paradise - Daily errands do not require a car.") • Transit Score: 77 ("Excellent Transit - Transit is convenient for most trips.") • Bike Score: 80 ("Very Bikable - Flat as a pancake, excellent bike lanes.")
• TDM includes car-sharing services in the garage • If additional spaces are needed, possible partnership with adjacent and under-utilized County Garage for residents and/or visitors to minimize need for on-street parking
SPRC 3 Follow-Up – Residential Parking
28 Sep 2015 SPRC #4 Pg 20
County Garage Utilization: • 2912 Total Spaces Available; commuter, office, retail uses • In 2012 the garage was 76% occupied at peak • More than 680 spaces available • In 2015 the garage was 64% utilized at peak • More than 1,040 spaces available 1,043
Time 9:00 AM 1:00 PM 5:00 PM
Occupied Spaces 1,426 2,227 1,476
2012 Available Spaces 1,486 685 1,436
Percent Occupied 49% 76% 51%
Occupied Spaces 1,288 1,869 1,232
2015 Available Spaces 1,624 1,043 1,680
SPRC 3 Follow-Up – Residential Parking
Percent Occupied 44% 64% 42%
• Office and retail peak is the middle of the day • Residential peak parking is the middle of the night • Allows for shared parking
Total Spaces 2,912 2,912 2,912
28 Sep 2015 SPRC #4 Pg 21
County Garage Proximity: To Res Lobby (at grade)
Down Escalator
• A connection provides access from the adjacent County Garage • Third Level of Garage = Second Level Retail Concourse • A direct pathway allows easy access to the residential lobby
Direct Pathway from Garage to Res Entry at Mews
2nd Level Concourse also same as
(3rd Level Garage)
County Garage
County Garage
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Residential Parking
Pg 22 Key
CONTEXT ELEVATION Dedicated Office Entry
New Mall Entry
PLAN VIEW
SPRC 3 Follow-up – Glebe Enhancements
28 Sep 2015 SPRC #4 Pg 23
Continuous Tree Planting Concrete Paving
Granite Paving
Light Totems
Street Furniture
Streetscape elements match treatment at Wilson Blvd: • Continuous Street Tree Planting • Sidewalk Paving • Totem Concept • Street Furniture
Separate Entrances are now provided for retail and office uses
Glebe Road Existing parking has been removed and sidewalk extended
Off Peak Parking
Café Seating Zones
Granite ‘carpet’ at pedestrian entrances
28 Sep 2015 SPRC #4
SPRC 3 Follow-up – Glebe Enhancements
Pg 24 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-up – Glebe Enhancements
Pg 25 Key
Residential Building • • • • • •
22 Story Building 2 Retail Levels, 66,035 gsf (includes 13,740 gsf in potential future mezzanine area at level 2) 20 Residential Levels, 406 Rental Apartment Units 4 Underground Parking Levels, 288 Automobile Spaces + 8 Motorcycle Spaces Readily accessible from adjacent County garage LEED Silver
Residential Building
28 Sep 2015 SPRC #4 Pg 26
East Plaza
Access to County Garage (via escalator to Level 2)
N Randolph St
Residential Entry
KEY RETAIL
Outdoor Residential Amenity
KEY 2BR APT 1BR +DEN APT
PUBLIC CORR
1BR APT
RES LOBBY
1BR 2 STORY APT
Mews Shortcut
RES SUPPORT SERVICE
STUDIO APT
Parking & Service
Typical Residential Floor
Ground Floor
28 Sep 2015 SPRC #4
Residential Building – Ground and Typical Levels
Pg 27 Key
OH Door
N Randolph St
Retail Service
N Randolph St
Residential Service
Residential Parking N
Parking & Service (From Abv)
P1
P2, (P3 & P4 sim) 28 Sep 2015 SPRC #4
Residential Building – Parking Levels
Pg 28 Key
28 Sep 2015 SPRC #4
Residential Building – Exterior Views
Pg 29 Key
Macy’s Air Rights Office Building • • • •
Upgrade existing three office levels above Macy’s New office entry towers at Wilson and Glebe Interior courtyard for office users Three Office Levels plus entry towers: 159,533 SF
Macy’s Office Bldg
28 Sep 2015 SPRC #4 Pg 30
Macy’s Office Building – First, Fourth, and Fifth Floor Plans
28 Sep 2015 SPRC #4 Pg 31 Key
Macy’s Office Building – Mezzanine, Sixth and Roof Plans
28 Sep 2015 SPRC #4 Pg 32 Key
Wilson Blvd
Glebe Road
Macy’s Office Building – North-South Building Section
28 Sep 2015 SPRC #4 Pg 33 Key
View from Wilson Boulevard
Macy’s Office Building – Exterior Views
View from Glebe Road
28 Sep 2015 SPRC #4 Pg 34
Signage Deeply expressive and complimentary visual elements are the hallmark of many highly successful commercial shopping districts globally, nationally and regionally A hierarchy of environmental graphic and signage elements incorporated into Ballston Quarter include: 1. 2. 3.
4. 5. 6.
District Identity Signage Image Projection Tenant Expression Zone 3a. Tenant Transparency 3b. Retail Character Imagery 3c. Tenant Display Tenant Signage Theatrical Event Projection Project Signage/Wayfinding
Signage
28 Sep 2015 SPRC #4 Pg 35
Signage
28 Sep 2015 SPRC #4 Pg 36
Signage
28 Sep 2015 SPRC #4 Pg 37
Signage
28 Sep 2015 SPRC #4 Pg 38
Signage
28 Sep 2015 SPRC #4 Pg 39
Signage
28 Sep 2015 SPRC #4 Pg 40
Signage
28 Sep 2015 SPRC #4 Pg 41
Signage
28 Sep 2015 SPRC #4 Pg 42
Signage
28 Sep 2015 SPRC #4 Pg 43
Signage
28 Sep 2015 SPRC #4 Pg 44
Construction Phasing and Sequencing
Construction Phasing
28 Sep 2015 SPRC #4 Pg 45
Phase 1 Key Activities: • Site is Fenced Off • MFS Store Demo Begins • Mall remains open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 46
Phase 1A Key Activities: • Mall site is fenced off • Wilson covered walkway is installed • West Plaza demo begins • Mall Interior construction starts • Mall dock and portions of mall remain open • Bridge closes
Construction Phasing
28 Sep 2015 SPRC #4 Pg 47
Phase 1B Key Activities: • Bridge demolition begins • Demo occurs over three consecutive weekends: • Weekend 1: Skin • Weekend 2: Structure • Weekend 3: Structure
• Wilson is closed during the three weekends • Traffic is restored during interim weekdays • Mall dock and portions of mall remain open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 48
Phase 1C Key Activities: • Bridge construction occurs • Interim Wilson shutdowns req’d for bridge construction • Bridge re-opens Dec 2017 • Mall dock and portions of mall remain open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 49
Phase 2 Key Activities: • Res Garage Excavation • Truck loop: • • • •
395 to Glebe East on Wilson from Glebe South on Randolph Stacking and loading area inside site fencing on Randolph • SE on Glebe directly to 395
Construction Phasing
28 Sep 2015 SPRC #4 Pg 50
Phase 2A Key Activities: • Retail ‘skin’ activities ongoing on Wilson • West Plaza construction starts • Mall interior construction is ongoing • Mall dock and portions of mall remain open • Macy’s Office site mobilization starts Jan 2017
Construction Phasing
28 Sep 2015 SPRC #4 Pg 51
Phase 3 Key Activities: • Tower Concrete Structure • Concrete Truck loop: • • • •
395 to Glebe East on Wilson from Glebe South on Randolph Stacking and off-loading area inside site fencing on Randolph • SE on Glebe directly to 395
Construction Phasing
28 Sep 2015 SPRC #4 Pg 52
Phase 3A Key Activities: • Demolition at East Mews area starts • West Plaza construction continues • Mall Interior construction is ongoing • Mall dock and portions of mall remain open • Macy’s office const ongoing
Construction Phasing
28 Sep 2015 SPRC #4 Pg 53
Phase 4A Key Activities: • Wilson Blvd roadway realignment occurs • Interior mall construction nearing completion • Macy’s Office construction nearing completion
Construction Phasing
28 Sep 2015 SPRC #4 Pg 54
Phase 4 Key Activities: • Exterior skin applied to residential building • Interior construction ongoing at residential bldg • Retail completion May 2018 • Macy’s office completion Apr 2018 • Randolph streetscape completes Sep 2018 • Residential completion 4Q 2018
Construction Phasing
28 Sep 2015 SPRC #4 Pg 55
Thank You
28 Sep 2015 SPRC #4 Pg 56
SPRC #3 Follow-Up Items Residential Building Updates Macy’s Air-Rights Office Updates Signage Presentation Construction Phasing / Sequencing
28 Sep 2015 SPRC #4 Pg 1
SPRC 3 Follow-Up: • • • • • •
Curb Side Management / Streetscape Follow-Up Randolph Street Entry Update West Plaza Elements for Children Residential Parking Glebe Road Enhancements
SPRC 3 Follow-Up – Agenda
28 Sep 2015 SPRC #4 Pg 2
SPRC 3 Follow-Up – Curb Side Management
28 Sep 2015 SPRC #4 Pg 3
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 4 Key
1
5
7 10’ CLEAR POTENTIAL FEATURE ELEMENTS
6 8
2 3 8
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 5 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 6 Key
POTENTIAL FEATURE ELEMENT
2
5
10’ CLEAR 6
3 8
1
3
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 7 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 8 Key
5 1
3 5
2
7
10’ CLEAR
8 6
2
28 Sep 2015 SPRC #4
Streetscape – Wilson Boulevard
Pg 9 Key
RES LOBBY
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 10 Key
8’ CLEAR PATH
Future Pedestrian Pathway
28 Sep 2015 SPRC #4
Streetscape - Randolph
Pg 11 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Curb Side Management
Pg 12 Key
4
28 Sep 2015 SPRC #4
Streetscape – Glebe Road
Pg 13 Key
Connection to Mews: • • • • •
6’ Wide with 10’ Ceiling Security Monitored Fully HC Accessible Same hours as Wilson Bridge Designed to be Welcoming and Well Lit
4040 WILSON BLVD (Under Const)
Decorative Screening
675 N Randolph (DARPA)
Clearly Defined Pathway
Abundance of Lighting
Connection to Mews
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Randolph Street Connectivity
Pg 14 Key
Connection to Mews
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Randolph Street Connectivity
Pg 15 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – West Plaza
Pg 16 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – West Plaza
Pg 17 Key
Engaging Art Elements
Chalkboard Figure
Tom Otterness Artwork
Subtle Incorporation
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Engaging Art / Elements for Children
Pg 18 Key
Interactive Lighting
Temporary Installations
Integrated Furnishings
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Interactive Lighting / Elements for Children
Pg 19 Key
Residential Parking: • 288 automobile spaces + 8 motorcycle spaces are provided for 406 apartments units • 0.7 automobile parking spaces per apartment (.72 ratio including motorcycles) • Walk score / Data supports this ratio: • Walk Score: 95 ("Walkers Paradise - Daily errands do not require a car.") • Transit Score: 77 ("Excellent Transit - Transit is convenient for most trips.") • Bike Score: 80 ("Very Bikable - Flat as a pancake, excellent bike lanes.")
• TDM includes car-sharing services in the garage • If additional spaces are needed, possible partnership with adjacent and under-utilized County Garage for residents and/or visitors to minimize need for on-street parking
SPRC 3 Follow-Up – Residential Parking
28 Sep 2015 SPRC #4 Pg 20
County Garage Utilization: • 2912 Total Spaces Available; commuter, office, retail uses • In 2012 the garage was 76% occupied at peak • More than 680 spaces available • In 2015 the garage was 64% utilized at peak • More than 1,040 spaces available 1,043
Time 9:00 AM 1:00 PM 5:00 PM
Occupied Spaces 1,426 2,227 1,476
2012 Available Spaces 1,486 685 1,436
Percent Occupied 49% 76% 51%
Occupied Spaces 1,288 1,869 1,232
2015 Available Spaces 1,624 1,043 1,680
SPRC 3 Follow-Up – Residential Parking
Percent Occupied 44% 64% 42%
• Office and retail peak is the middle of the day • Residential peak parking is the middle of the night • Allows for shared parking
Total Spaces 2,912 2,912 2,912
28 Sep 2015 SPRC #4 Pg 21
County Garage Proximity: To Res Lobby (at grade)
Down Escalator
• A connection provides access from the adjacent County Garage • Third Level of Garage = Second Level Retail Concourse • A direct pathway allows easy access to the residential lobby
Direct Pathway from Garage to Res Entry at Mews
2nd Level Concourse also same as
(3rd Level Garage)
County Garage
County Garage
28 Sep 2015 SPRC #4
SPRC 3 Follow-Up – Residential Parking
Pg 22 Key
CONTEXT ELEVATION Dedicated Office Entry
New Mall Entry
PLAN VIEW
SPRC 3 Follow-up – Glebe Enhancements
28 Sep 2015 SPRC #4 Pg 23
Continuous Tree Planting Concrete Paving
Granite Paving
Light Totems
Street Furniture
Streetscape elements match treatment at Wilson Blvd: • Continuous Street Tree Planting • Sidewalk Paving • Totem Concept • Street Furniture
Separate Entrances are now provided for retail and office uses
Glebe Road Existing parking has been removed and sidewalk extended
Off Peak Parking
Café Seating Zones
Granite ‘carpet’ at pedestrian entrances
28 Sep 2015 SPRC #4
SPRC 3 Follow-up – Glebe Enhancements
Pg 24 Key
28 Sep 2015 SPRC #4
SPRC 3 Follow-up – Glebe Enhancements
Pg 25 Key
Residential Building • • • • • •
22 Story Building 2 Retail Levels, 66,035 gsf (includes 13,740 gsf in potential future mezzanine area at level 2) 20 Residential Levels, 406 Rental Apartment Units 4 Underground Parking Levels, 288 Automobile Spaces + 8 Motorcycle Spaces Readily accessible from adjacent County garage LEED Silver
Residential Building
28 Sep 2015 SPRC #4 Pg 26
East Plaza
Access to County Garage (via escalator to Level 2)
N Randolph St
Residential Entry
KEY RETAIL
Outdoor Residential Amenity
KEY 2BR APT 1BR +DEN APT
PUBLIC CORR
1BR APT
RES LOBBY
1BR 2 STORY APT
Mews Shortcut
RES SUPPORT SERVICE
STUDIO APT
Parking & Service
Typical Residential Floor
Ground Floor
28 Sep 2015 SPRC #4
Residential Building – Ground and Typical Levels
Pg 27 Key
OH Door
N Randolph St
Retail Service
N Randolph St
Residential Service
Residential Parking N
Parking & Service (From Abv)
P1
P2, (P3 & P4 sim) 28 Sep 2015 SPRC #4
Residential Building – Parking Levels
Pg 28 Key
28 Sep 2015 SPRC #4
Residential Building – Exterior Views
Pg 29 Key
Macy’s Air Rights Office Building • • • •
Upgrade existing three office levels above Macy’s New office entry towers at Wilson and Glebe Interior courtyard for office users Three Office Levels plus entry towers: 159,533 SF
Macy’s Office Bldg
28 Sep 2015 SPRC #4 Pg 30
Macy’s Office Building – First, Fourth, and Fifth Floor Plans
28 Sep 2015 SPRC #4 Pg 31 Key
Macy’s Office Building – Mezzanine, Sixth and Roof Plans
28 Sep 2015 SPRC #4 Pg 32 Key
Wilson Blvd
Glebe Road
Macy’s Office Building – North-South Building Section
28 Sep 2015 SPRC #4 Pg 33 Key
View from Wilson Boulevard
Macy’s Office Building – Exterior Views
View from Glebe Road
28 Sep 2015 SPRC #4 Pg 34
Signage Deeply expressive and complimentary visual elements are the hallmark of many highly successful commercial shopping districts globally, nationally and regionally A hierarchy of environmental graphic and signage elements incorporated into Ballston Quarter include: 1. 2. 3.
4. 5. 6.
District Identity Signage Image Projection Tenant Expression Zone 3a. Tenant Transparency 3b. Retail Character Imagery 3c. Tenant Display Tenant Signage Theatrical Event Projection Project Signage/Wayfinding
Signage
28 Sep 2015 SPRC #4 Pg 35
Signage
28 Sep 2015 SPRC #4 Pg 36
Signage
28 Sep 2015 SPRC #4 Pg 37
Signage
28 Sep 2015 SPRC #4 Pg 38
Signage
28 Sep 2015 SPRC #4 Pg 39
Signage
28 Sep 2015 SPRC #4 Pg 40
Signage
28 Sep 2015 SPRC #4 Pg 41
Signage
28 Sep 2015 SPRC #4 Pg 42
Signage
28 Sep 2015 SPRC #4 Pg 43
Signage
28 Sep 2015 SPRC #4 Pg 44
Construction Phasing and Sequencing
Construction Phasing
28 Sep 2015 SPRC #4 Pg 45
Phase 1 Key Activities: • Site is Fenced Off • MFS Store Demo Begins • Mall remains open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 46
Phase 1A Key Activities: • Mall site is fenced off • Wilson covered walkway is installed • West Plaza demo begins • Mall Interior construction starts • Mall dock and portions of mall remain open • Bridge closes
Construction Phasing
28 Sep 2015 SPRC #4 Pg 47
Phase 1B Key Activities: • Bridge demolition begins • Demo occurs over three consecutive weekends: • Weekend 1: Skin • Weekend 2: Structure • Weekend 3: Structure
• Wilson is closed during the three weekends • Traffic is restored during interim weekdays • Mall dock and portions of mall remain open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 48
Phase 1C Key Activities: • Bridge construction occurs • Interim Wilson shutdowns req’d for bridge construction • Bridge re-opens Dec 2017 • Mall dock and portions of mall remain open
Construction Phasing
28 Sep 2015 SPRC #4 Pg 49
Phase 2 Key Activities: • Res Garage Excavation • Truck loop: • • • •
395 to Glebe East on Wilson from Glebe South on Randolph Stacking and loading area inside site fencing on Randolph • SE on Glebe directly to 395
Construction Phasing
28 Sep 2015 SPRC #4 Pg 50
Phase 2A Key Activities: • Retail ‘skin’ activities ongoing on Wilson • West Plaza construction starts • Mall interior construction is ongoing • Mall dock and portions of mall remain open • Macy’s Office site mobilization starts Jan 2017
Construction Phasing
28 Sep 2015 SPRC #4 Pg 51
Phase 3 Key Activities: • Tower Concrete Structure • Concrete Truck loop: • • • •
395 to Glebe East on Wilson from Glebe South on Randolph Stacking and off-loading area inside site fencing on Randolph • SE on Glebe directly to 395
Construction Phasing
28 Sep 2015 SPRC #4 Pg 52
Phase 3A Key Activities: • Demolition at East Mews area starts • West Plaza construction continues • Mall Interior construction is ongoing • Mall dock and portions of mall remain open • Macy’s office const ongoing
Construction Phasing
28 Sep 2015 SPRC #4 Pg 53
Phase 4A Key Activities: • Wilson Blvd roadway realignment occurs • Interior mall construction nearing completion • Macy’s Office construction nearing completion
Construction Phasing
28 Sep 2015 SPRC #4 Pg 54
Phase 4 Key Activities: • Exterior skin applied to residential building • Interior construction ongoing at residential bldg • Retail completion May 2018 • Macy’s office completion Apr 2018 • Randolph streetscape completes Sep 2018 • Residential completion 4Q 2018
Construction Phasing
28 Sep 2015 SPRC #4 Pg 55
Thank You
28 Sep 2015 SPRC #4 Pg 56
