Realizing Rosslyn - Projects & Planning
Realizing Rosslyn:
a new era of opportunity
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AGENDA
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1. Project Background and Overview
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Transportation Policy Directives KEY ELEMENTS Refined street grid 18th Street Extension 2-way Lynn/Fort Myer Remove Fort Myer Drive tunnel Second Metro Station Enhanced bus service Right-sized sidewalks Bicycle facilities GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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Public Parks + Open Space Policy Directives KEY ELEMENTS
The Esplanade 18th Street Extension Gateway Park Rosslyn Plaza Park 1401 Wilson Park Freedom Park Boathouse Lively, diverse program GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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Urban Design, LU, Sustainability Directives KEY ELEMENTS More housing (including affordable) Focused, strategic ground level land use Human scale architecture/design Sensitive transitions Improved streetscapes
Green building strategies Energy and environment Urban tree canopy GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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Building Form + Height Policy Directives KEY ELEMENTS New building heights policy w/ varied heights across district Sensitive edge transitions Priority view corridors from Central Place observation deck Ground level view corridors
More refined architecture, design treatments Prioritize community benefits
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2. Building Height and Form Approach
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2. Building Height and Form |
Questions •
•
•
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2. Building Height and Form • • • • •
How to manage future building forms to create the best possible Rosslyn? GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
• • • • • • • • •
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2. Building Height and Form
Scenarios: peaks and valleys SCENARIO A (average FAR 9.5) • Least height variation • 470’ ASL peaks wherever public view corridors allow • On 2-tower sites, lower tower limited to 75% height of taller tower What we heard: • •
Perpetuates undesirable current trends Concern that density close to FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Scenarios: peaks and valleys SCENARIO B (average FAR 9.5) • Moderate height variation • 470’ ASL peaks in selected areas • Other sites limited to 85% of (470’-grade) What we heard: •
•
Some building form & orientation advantages over Scenario A (except at Holiday Inn) Concern that density close to FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Scenarios: peaks and valleys SCENARIO C (average FAR 8.8) • Most height variation • 470’ ASL peaks in selected areas • Other sites limited to 70% of (470’-grade) What we heard: • •
•
Building forms typically preferred over A & B Still doesn’t achieve compelling skyline, but its variety is better Concern for infeasibility of development, and inconsistent constraints among sites
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2. Building Height and Form
Proposed scenario: peaks and valleys PROPOSED SCENARIO (average FAR 9.2) • Significant height variation • 470’ ASL peaks permitted in selected areas (where not blocking observation deck view corridors) • Other sites generally limited to 70-80% of nearby towers for height variation (may be taller to achieve 8FAR min) • On multiple-tower sites, min. 40’ height differences among towers sought GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Proposed scenario – aerial view to northeast
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2. Building Height and Form
Proposed scenario – fly-around
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2. Building Height and Form
How are the “valleys” defined? • • •
•
Located to create contrast with peaks, and preserve priority view corridors Also to assist with edge transitions Height limits are a balance of: – Contrast with surrounding building heights as measured from the ground – Contrast with surrounding building heights as seen in the skyline – Ensuring FAR of at least 8, and preferably 9 or greater where possible, in the modeled scenario – Ratio of buildable area/total site area Resulting height differences from peaks are generally at least 40’ – Reduced to 30’ in certain cases Hyatt buildings (to achieve FAR 8)
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2. Building Height and Form
Proposed scenario – skyline view From northern end of Key Bridge, looking south
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2. Building Height and Form
Proposed scenario – skyline view From Lincoln Memorial area, looking west
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2. Building Height and Form
Proposed scenario – skyline view From Central Place observation deck, looking east
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2. Building Height and Form
Proposed scenario – skyline view From Iwo Jima Memorial, looking north
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2. Building Height and Form
Proposed scenario – select views from building tops 1400 Wilson Blvd
1500 Wilson Blvd
View from 391’ amsl (top floor)
View from 443’ amsl (top floor)
1101 Wilson Blvd
1515 Wilson Blvd
View from 296’ amsl (top floor)
View from 433’ amsl (top floor)
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2. Building Height and Form
Proposed Scenario yields FAR 9+ for most sites
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[A Taper Policy Scenario]
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15 10 5 0 GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Ease of fitting density varies widely across sites • Ground floor area as percentage of lot area varies between 42-100%
• Sites with lower percentages typically will need greater building height to reach densities that make redevelopment feasible
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2. Building Height and Form
Proposed Approach to Density
• • GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Proposed building height & form policy C Items of focus tonight
C
Emerging as item intended to be codified
C C GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Block and street network
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2. Building Height and Form
Building heights | above average site elevation
•
Site under further study GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Building heights flexibility, in select cases •
•
Additional height may be considered in certain circumstances Height limit per Heights Map
•
•
More slender base
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2. Building Height and Form
Building height variety •
•
•
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2. Building Height and Form
Recommended tower orientation – with flexibility •
•
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2. Building Height and Form
Recommended tower dimensions, spacing, use •
• ≥60’ ≤90’ ≤120’
•
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2. Building Height and Form
Wilson Blvd. step-backs expand view opportunities
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2. Building Height and Form | Discussion
Questions •
•
•
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3. 18th Street Implementation
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3. 18th Street Implementation |
Questions •
•
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3. 18th Street Implementation
18th Street extension, by segment 1401 Wilson Blvd./ 1400 Key Blvd. Site Plan
Metro Station Plaza
International Place
(approved)
Ames Center Site
Central Place Plaza
(under construction)
Rosslyn Plaza
(PDSP proposal Under review)
Black: existing,
Red: to be achieved approved, or under w/ future construction redevelopment GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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3. 18th Street Implementation
Emerging Guidance on location and spatial attributes
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3. 18th Street Implementation
International Place density
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3. 18th Street Implementation
International Place density
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3. 18th Street Implementation | Discussion
Questions •
•
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4. Potential Air-Rights Development • • •
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4. Air-rights study |
Questions •
•
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4. Air-rights study
Background
•
• •
•
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4. Air-rights study
Study Area
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4. Air-rights study
Key Assumptions • Building height limits per MWAApreferred elevations • “C-O Rosslyn” parking standards • Air rights development to support cost of access to air rights (to VA) and community benefits (to County) • Included Site 3 (Gateway Park) in study, yet Plan Framework envisions revitalized park space • Reinforcing existing deck is half the cost of a new deck GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study
Building Program Summary
•
Building massing schemes modeled for each site
•
Sample pro forma created for each site to study economic feasibility of development GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study
Site 1 potential air rights development scenario • • •
460,000sf office 220,000sf residential 10,000sf retail
Waterview Residential / Hotel
Waterview Office
Gateway Park
(Height: 242’ ASE / 302’ AMSL)
Potomac Tower
(Height: 237’ ASE / 297’ AMSL)
Site 1: view from northeast
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4. Air-rights study
Summary of economics findings • 9% target return on investment assumed necessary for feasibility • Target rate higher than usual (as low as 6.25%) due to perceived project risk and potential for increased financing costs over time Site
Return achieved
Rent increase needed to achieve target return
Potential timeframe needed for rent increase
Site 1
6.8%
15%
20+ years
Site 2
6.4%
20%
20+ years
Site 3 alone
8%
2%
Under 20 years
Site 4 alone
6.9%
13%
20+ years
Sites 3 & 4 office
7.7%
5%
Under 20 years
Sites 3 & 4 residential/ office
6.2%
20%
20+ years GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study | Conclusion #1
Economics are challenging • • •
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4. Air-rights study | Conclusion #2
Focus on the core, first
•
•
•
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4. Air-rights study | Conclusion #3
But, don’t say no - not at all
•
•
•
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4. Air-rights study | Conclusion #4
But, set expectations for a very special project
•
•
•
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4. Air-rights study | Wrap-up
Rosslyn Sector Plan Update Approach
•
•
•
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4. Air-rights study | Discussion
Questions •
•
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5. Rosslyn Plaza public realm
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5. Rosslyn Plaza Public Realm |
Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction? Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
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5. Rosslyn Plaza Public Realm Destination Spaces • Unique features, attracting visitors from the community, region and beyond (e.g. vista, monument, programmed events) • Typically larger in size, can be multi-use in function
Revitalizing Spaces • Opportunity for respite, socializing, transition, reflection • Form/amenity may vary: hardscape or soft-scape; small urban plazas, nature preserves, intimate spaces in larger parks. Seating, picnic tables, gardens, walking trails, public art
Recreation Spaces • Used for active recreation and leisure activities. Amenities can include playgrounds, sport facilities, dog parks, trails • Depending on scale, can serve the neighborhood, the community, even the region
Linking Spaces • Connect other open spaces in an integrated, accessible network • Often linear in form (e.g. trails, greenways, streets, linear plazas) • Amenities include greenery and vegetation, seating, lighting, ecological corridors GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
Overview: Rosslyn’s major parks • • •
• • •
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5. Rosslyn Plaza Public Realm
•
Rosslyn Plaza Park
•
•
• •
•
• • • • • •
• •
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5. Rosslyn Plaza Public Realm
Rosslyn Plaza Park: initial scenarios felt unsuccessful… •
•
•
Scenario 1
esplanade
•
• Scenario 2
esplanade GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
New location/configuration celebrates frontage on 18th St, Ridge Rd, and Esplanade GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
AREA EXCLUDING STREETS:
50,000 SF (1.2 acres) GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm • Why strive for full connectivity? • Street connectivity supports the public nature of the streets, site, proposed park, and esplanade • Increase circulation options throughout Rosslyn
• Create complete streets that accommodate both vehicles and pedestrians • Better integrate this edge site with its surroundings • Provide opportunities for potential connectivity south (River Place) and east (air rights) GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
FDR Drive, NYC GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
Brooklyn Heights Promenade, NYC
Shoemaker Green, University of Pennsylvania, Philadelphia
Hoboken, NJ GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm | Discussion
Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction? Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
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5. Updated schedule and next steps
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5. Updated Schedule
Month
Meetings
February
• •
Rosslyn Process Panel (2/2) LRPC (2/18)
March
• • • • •
County Board Work Session (3/4) Rosslyn Process Panel (TBD) Civic Associations (TBD, or April) Community Open House (TBD, or April) LRPC (TBD, or April)
April
• •
Advisory Commissions (TBD) LRPC (TBD)
May
• •
Planning Commission (RTA) County Board (RTA)
June
• •
Planning Commission County Board (Action)
Milestones
1st Draft Plan for Public Review
RTA Draft Plan issued
Rosslyn Sector Plan Update Adoption GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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DISCUSSION
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a new era of opportunity
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1
AGENDA
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2
1. Project Background and Overview
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
3
Transportation Policy Directives KEY ELEMENTS Refined street grid 18th Street Extension 2-way Lynn/Fort Myer Remove Fort Myer Drive tunnel Second Metro Station Enhanced bus service Right-sized sidewalks Bicycle facilities GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
4
Public Parks + Open Space Policy Directives KEY ELEMENTS
The Esplanade 18th Street Extension Gateway Park Rosslyn Plaza Park 1401 Wilson Park Freedom Park Boathouse Lively, diverse program GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
5
Urban Design, LU, Sustainability Directives KEY ELEMENTS More housing (including affordable) Focused, strategic ground level land use Human scale architecture/design Sensitive transitions Improved streetscapes
Green building strategies Energy and environment Urban tree canopy GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
6
Building Form + Height Policy Directives KEY ELEMENTS New building heights policy w/ varied heights across district Sensitive edge transitions Priority view corridors from Central Place observation deck Ground level view corridors
More refined architecture, design treatments Prioritize community benefits
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
7
2. Building Height and Form Approach
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
8
2. Building Height and Form |
Questions •
•
•
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form • • • • •
How to manage future building forms to create the best possible Rosslyn? GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
10
2. Building Height and Form
• • • • • • • • •
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2. Building Height and Form
Scenarios: peaks and valleys SCENARIO A (average FAR 9.5) • Least height variation • 470’ ASL peaks wherever public view corridors allow • On 2-tower sites, lower tower limited to 75% height of taller tower What we heard: • •
Perpetuates undesirable current trends Concern that density close to FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
12
2. Building Height and Form
Scenarios: peaks and valleys SCENARIO B (average FAR 9.5) • Moderate height variation • 470’ ASL peaks in selected areas • Other sites limited to 85% of (470’-grade) What we heard: •
•
Some building form & orientation advantages over Scenario A (except at Holiday Inn) Concern that density close to FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
13
2. Building Height and Form
Scenarios: peaks and valleys SCENARIO C (average FAR 8.8) • Most height variation • 470’ ASL peaks in selected areas • Other sites limited to 70% of (470’-grade) What we heard: • •
•
Building forms typically preferred over A & B Still doesn’t achieve compelling skyline, but its variety is better Concern for infeasibility of development, and inconsistent constraints among sites
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Proposed scenario: peaks and valleys PROPOSED SCENARIO (average FAR 9.2) • Significant height variation • 470’ ASL peaks permitted in selected areas (where not blocking observation deck view corridors) • Other sites generally limited to 70-80% of nearby towers for height variation (may be taller to achieve 8FAR min) • On multiple-tower sites, min. 40’ height differences among towers sought GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Proposed scenario – aerial view to northeast
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2. Building Height and Form
Proposed scenario – fly-around
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
How are the “valleys” defined? • • •
•
Located to create contrast with peaks, and preserve priority view corridors Also to assist with edge transitions Height limits are a balance of: – Contrast with surrounding building heights as measured from the ground – Contrast with surrounding building heights as seen in the skyline – Ensuring FAR of at least 8, and preferably 9 or greater where possible, in the modeled scenario – Ratio of buildable area/total site area Resulting height differences from peaks are generally at least 40’ – Reduced to 30’ in certain cases Hyatt buildings (to achieve FAR 8)
GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
18
2. Building Height and Form
Proposed scenario – skyline view From northern end of Key Bridge, looking south
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2. Building Height and Form
Proposed scenario – skyline view From Lincoln Memorial area, looking west
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2. Building Height and Form
Proposed scenario – skyline view From Central Place observation deck, looking east
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2. Building Height and Form
Proposed scenario – skyline view From Iwo Jima Memorial, looking north
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2. Building Height and Form
Proposed scenario – select views from building tops 1400 Wilson Blvd
1500 Wilson Blvd
View from 391’ amsl (top floor)
View from 443’ amsl (top floor)
1101 Wilson Blvd
1515 Wilson Blvd
View from 296’ amsl (top floor)
View from 433’ amsl (top floor)
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2. Building Height and Form
Proposed Scenario yields FAR 9+ for most sites
25
[A Taper Policy Scenario]
20
15 10 5 0 GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Ease of fitting density varies widely across sites • Ground floor area as percentage of lot area varies between 42-100%
• Sites with lower percentages typically will need greater building height to reach densities that make redevelopment feasible
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2. Building Height and Form
Proposed Approach to Density
• • GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Proposed building height & form policy C Items of focus tonight
C
Emerging as item intended to be codified
C C GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Block and street network
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2. Building Height and Form
Building heights | above average site elevation
•
Site under further study GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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2. Building Height and Form
Building heights flexibility, in select cases •
•
Additional height may be considered in certain circumstances Height limit per Heights Map
•
•
More slender base
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2. Building Height and Form
Building height variety •
•
•
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2. Building Height and Form
Recommended tower orientation – with flexibility •
•
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2. Building Height and Form
Recommended tower dimensions, spacing, use •
• ≥60’ ≤90’ ≤120’
•
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2. Building Height and Form
Wilson Blvd. step-backs expand view opportunities
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2. Building Height and Form | Discussion
Questions •
•
•
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3. 18th Street Implementation
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3. 18th Street Implementation |
Questions •
•
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3. 18th Street Implementation
18th Street extension, by segment 1401 Wilson Blvd./ 1400 Key Blvd. Site Plan
Metro Station Plaza
International Place
(approved)
Ames Center Site
Central Place Plaza
(under construction)
Rosslyn Plaza
(PDSP proposal Under review)
Black: existing,
Red: to be achieved approved, or under w/ future construction redevelopment GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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3. 18th Street Implementation
Emerging Guidance on location and spatial attributes
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3. 18th Street Implementation
International Place density
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3. 18th Street Implementation
International Place density
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3. 18th Street Implementation | Discussion
Questions •
•
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4. Potential Air-Rights Development • • •
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4. Air-rights study |
Questions •
•
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4. Air-rights study
Background
•
• •
•
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4. Air-rights study
Study Area
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4. Air-rights study
Key Assumptions • Building height limits per MWAApreferred elevations • “C-O Rosslyn” parking standards • Air rights development to support cost of access to air rights (to VA) and community benefits (to County) • Included Site 3 (Gateway Park) in study, yet Plan Framework envisions revitalized park space • Reinforcing existing deck is half the cost of a new deck GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study
Building Program Summary
•
Building massing schemes modeled for each site
•
Sample pro forma created for each site to study economic feasibility of development GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study
Site 1 potential air rights development scenario • • •
460,000sf office 220,000sf residential 10,000sf retail
Waterview Residential / Hotel
Waterview Office
Gateway Park
(Height: 242’ ASE / 302’ AMSL)
Potomac Tower
(Height: 237’ ASE / 297’ AMSL)
Site 1: view from northeast
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4. Air-rights study
Summary of economics findings • 9% target return on investment assumed necessary for feasibility • Target rate higher than usual (as low as 6.25%) due to perceived project risk and potential for increased financing costs over time Site
Return achieved
Rent increase needed to achieve target return
Potential timeframe needed for rent increase
Site 1
6.8%
15%
20+ years
Site 2
6.4%
20%
20+ years
Site 3 alone
8%
2%
Under 20 years
Site 4 alone
6.9%
13%
20+ years
Sites 3 & 4 office
7.7%
5%
Under 20 years
Sites 3 & 4 residential/ office
6.2%
20%
20+ years GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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4. Air-rights study | Conclusion #1
Economics are challenging • • •
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4. Air-rights study | Conclusion #2
Focus on the core, first
•
•
•
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4. Air-rights study | Conclusion #3
But, don’t say no - not at all
•
•
•
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4. Air-rights study | Conclusion #4
But, set expectations for a very special project
•
•
•
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4. Air-rights study | Wrap-up
Rosslyn Sector Plan Update Approach
•
•
•
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4. Air-rights study | Discussion
Questions •
•
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5. Rosslyn Plaza public realm
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5. Rosslyn Plaza Public Realm |
Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction? Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
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5. Rosslyn Plaza Public Realm Destination Spaces • Unique features, attracting visitors from the community, region and beyond (e.g. vista, monument, programmed events) • Typically larger in size, can be multi-use in function
Revitalizing Spaces • Opportunity for respite, socializing, transition, reflection • Form/amenity may vary: hardscape or soft-scape; small urban plazas, nature preserves, intimate spaces in larger parks. Seating, picnic tables, gardens, walking trails, public art
Recreation Spaces • Used for active recreation and leisure activities. Amenities can include playgrounds, sport facilities, dog parks, trails • Depending on scale, can serve the neighborhood, the community, even the region
Linking Spaces • Connect other open spaces in an integrated, accessible network • Often linear in form (e.g. trails, greenways, streets, linear plazas) • Amenities include greenery and vegetation, seating, lighting, ecological corridors GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
Overview: Rosslyn’s major parks • • •
• • •
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5. Rosslyn Plaza Public Realm
•
Rosslyn Plaza Park
•
•
• •
•
• • • • • •
• •
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5. Rosslyn Plaza Public Realm
Rosslyn Plaza Park: initial scenarios felt unsuccessful… •
•
•
Scenario 1
esplanade
•
• Scenario 2
esplanade GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
New location/configuration celebrates frontage on 18th St, Ridge Rd, and Esplanade GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
AREA EXCLUDING STREETS:
50,000 SF (1.2 acres) GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm • Why strive for full connectivity? • Street connectivity supports the public nature of the streets, site, proposed park, and esplanade • Increase circulation options throughout Rosslyn
• Create complete streets that accommodate both vehicles and pedestrians • Better integrate this edge site with its surroundings • Provide opportunities for potential connectivity south (River Place) and east (air rights) GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
FDR Drive, NYC GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
Brooklyn Heights Promenade, NYC
Shoemaker Green, University of Pennsylvania, Philadelphia
Hoboken, NJ GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm | Discussion
Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction? Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
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5. Updated schedule and next steps
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5. Updated Schedule
Month
Meetings
February
• •
Rosslyn Process Panel (2/2) LRPC (2/18)
March
• • • • •
County Board Work Session (3/4) Rosslyn Process Panel (TBD) Civic Associations (TBD, or April) Community Open House (TBD, or April) LRPC (TBD, or April)
April
• •
Advisory Commissions (TBD) LRPC (TBD)
May
• •
Planning Commission (RTA) County Board (RTA)
June
• •
Planning Commission County Board (Action)
Milestones
1st Draft Plan for Public Review
RTA Draft Plan issued
Rosslyn Sector Plan Update Adoption GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA
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DISCUSSION
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