Rosslyn Design Guidelines - Arlingtonva
R O S S LY N P L A Z A DESIGN GUIDELINES OCTOBER 15, 2015
*DRAFT V O R N A D O / C H A R L E S E . S M I T H - G O U L D P R O P E RT Y C O M PA N Y P I C K A R D C H I LT O N - R E E D H I L D E R B R A N D - W D G
RO S SLY N PLAZ A
DEVELOPMENT TEAM
DESIGN GUIDELINES
/ 1
18TH STREET CORRIDOR / 51
PROJECT DESCRIPTION / 2
P L AY S PA C E / 5 2
1. INTRODUCTION
D E S I G N S TA N D A R D S / 3
BRIDGE / 53
VISION & PURPOSE / 4
C O N T E M P L AT I V E S P A C E S / 5 4
OWNER
VORNADO/CHARLES SMITH 2 3 4 5 C R Y S TA L D R I V E , S U I T E 1 0 0 0 A R L I N G T O N , VA 2 2 2 0 2 T 703.769.8200 F 703.842.1460 OWNER
G O U L D P R O P E R T Y C O M PA N Y 1 7 2 5 D E S A L E S S T R E E T N W, S U I T E 9 0 0 WASHINGTON, DC 20036 T 202.467.6740 F 202.331.9122
SPRC GUIDING PRINCIPLES / 5
ESPLANADE / 55
L O C AT I O N / 6
PUBLIC ART / 57
POINTS OF INTEREST / 8
PLANTING / 58
URBAN CONTEXT / 9
FURNITURE & FURNISHINGS / 60
TOPOGRAPHY / 10
S T O R M W AT E R M A N A G E M E N T / 6 1
EXISTING SITE CONDITIONS / 11
SITE LIGHTING / 62
P U B L I C T R A N S P O R TAT I O N / 1 4
PAV I N G / 6 3
E X I S T I N G & A P P R O V E D O P E N S PA C E / 1 5 D E S I G N C O N S U LTA N T
P I C K A R D C H I LT O N A R C H I T E C T S , I N C . 980 CHAPEL STREET N E W H AV E N , C T 0 6 5 1 0 T 203.786.8600 ARCHITECT OF RECORD
WDG ARCHITECTURE, PLLC 1 0 3 5 C O N N E C T I C U T AV E N W, S U I T E 3 0 0 WASHINGTON, DC 20036 T 202.857.8300 F 202.463.2198
ZONING / 16
5. PHASING/ 64 OVERVIEW / 65
2. CONCEPT PLAN
/ 17
O P E N S PA C E / 6 6
AERIAL VIEW / 18
PHASE 1 / 67
SITE PLAN OVERVIEW / 19
PHASE 2 / 68
BUILDING HEIGHT & PLACEMENT / 20
PHASE 3 / 69
GROUND FLOOR USES / 21
PHASE 4 / 70
O P E N S PA C E P L A N / 2 2
PHASE 5 / 71
LANDSCAPE ARCHITECT
REED HILDERBRAND INC. 7 4 1 M T. A U B U R N S T W AT E R T O W N , M A 0 2 4 7 2 T 617.923.2422 STRUCTURAL ENGINEER
TA D J E R C O H E N E D E L S O N A S S O C I AT E S , I N C . 1109 SPRING STREET S I LV E R S P R I N G , M A R Y L A N D 2 0 9 1 0 T 703.587.1820 F 703.588.1966 MEP ENGINEER
GHT LIMITED
3 . S T R E E T S / T R A N S P O R TAT I O N
/ 23
6. BUILDINGS FORM AND HEIGHTS
/ 72
STREET WIDTHS & SECTIONS / 24
INTRODUCTION / 73
TOPOGRAPHY / 29
BUILDING ENVELOPE / 74
SIDEWALK SECTIONS / 31
BUILDING MASSING / 75
SIDEWALK ELEMENTS / 32
V I E W S F R O M C E N T R A L P L A C E O B S E R V AT I O N D E C K / 7 9
T R A N S P O R TAT I O N M A N A G E M E N T P L A N / 3 3
VIEW CORRIDORS / 82
S I T E T R A N S P O R TAT I O N , C I R C U L AT I O N , & S T R E E T H I E R A R C H Y / 3 4
ARCHITECTURAL EXPRESSION / 83
O N S T R E E T PA R K I N G / 3 5
FA C A D E S / 8 5
O F F S T R E E T PA R K I N G / 3 6
BUILDING CANTILEVER / 87
INTERNAL LOADING / 37
S T Y L E & M AT E R I A L I T Y / 9 0
1010 NORTH GLEBE ROAD, SUITE 200 A R L I N G T O N , VA 2 2 2 0 1 T 703.243.1200 F 703.276.1376
BUILDING BASE / 95 BUILDING TOP / 97
4 . O P E N S PA C E
/ 38
MECHANICAL EQUIPMENT SCREENING / 99
CONCEPTUAL RENDERING / 39
BUILDING LIGHTING / 100
PERFORMANCE CRITERIA / 41
SUN/SHADOW STUDIES / 101
PROGRAM DISTRIBUTION / 42 *Ever y eff o r t ha s b e e n m a d e t o t ra c e t h e o r i gi n a l s ou rc e o f c op y r i gh t mat er ial co nt ai n e d i n t h i s b o o k. T h e c re a t or s w o u l d b e p l e a s e d t o h e a r f rom co pyr ig ht h o l d e rs t o re c t i fy a n y e r ro r s or omi s s i o n s .
S I T E P L A N A LT E R N AT I V E S / 4 5 R O S S LY N P L A Z A P A R K / 4 8
*DRAFT
1. INTRODUCTION *DRAFT
RO S SLY N PLAZ A
INTRODUCTION PROJECT DESCRIPTION
R o ssl yn P l a za w i l l b e c o m e a n e w a n d u n i q u e c o n t r i b u t i o n t o t h e u r b a n e xp e r i e n c e o f t h e R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( R C R D ) . I t i s a p e d e st r i a n - f o c u se d , m i xe d u se c o l l e c t i o n o f i c o n i c C l a ss- A o ff i c e b u i l d i n g s; h i g h - q u a l i t y re si d e n t i a l b u i l d i n g s, vi b r a n t re t a i l a m e n i t i e s a n d f l e xi b l e a n d f r i e n d l y o p e n sp a c e s. A l l o f t h e se a d d i t i o n s a re d e si g n e d t o e n l i ve n a n d e n r i c h t h e c u l t u re a n d e n h a n c e a n e m e rg i n g a n d e xc i t i n g u r b a n e n vi ro n m e n t .
T O BE F URTHER UPDATED
A n i m p o r t a n t c o m p o n e n t o f a n y su c c e ssf u l re d e ve l o p m e n t i s t h e i n c l u si o n o f P l a c e s; p l a c e s t o w o r k , l i ve , p l a y, re l a x, e a t , e n j o y a n d so c i a l i ze . T h e re d e ve l o p m e n t o f R o ssl yn P l a za w a s d e si g n e d w i t h t h e se g o a l s i n m i n d a n d t h e i n t e n t o f t h e se g u i d e l i n e s i s t o p ro vi d e d e t a i l a b o u t t h e P ro j e c t D e si g n , a l l i n a n e ff o r t t o c re a t e a st ro n g se n se o f P l a c e i n R o ssl yn . 2
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION D E S I G N S TA N D A R D S
CONNECTIVITY
DIVERSITY
outward – engage adjacent context
program variety – residential, hotel, office, retail,
inward – permeability within the site
recreation, civic/cultural, and art
HEART identifiable object or space act as central experience
activity throughout the day (beyond 9-5)
BALANCED
ICONIC
N AT U R E
allow cars and people to safely intermingle
landmark
access to green spaces, gardens, roof gardens, atria
cars cannot dominate spaces – inhibit people
orientation
water as a feature element, wayfinding, cooling
cars cannot be pushed to the perimeter – prevent access
destination
enhance pedestrian experience
historic, cultural, and religious value
LEGACY
HIERARCHY
S U S TA I N A B L E
clear vision with flexibility to evolve
spectrum of pedestrian and vehicular spaces
sustainable approach to climate
works immediately
well-defined thresholds
building and exterior space – size, orientation, design
develops over time – 10-20-30 years
enhanced pedestrian experience
T h e su c c e ss o f R o ssl yn P l a za w i l l b e a re su l t o f o u r a t t i t u d e re g a rd i n g k e y p r i n c i p l e s o f u r b a n d e ve l o p m e n t . P h ysi c a l , so c i a l a n d e xp e r i e n t i a l c h a r a c t e r i st i c s sh o u l d a l l b e a d d re sse d i n t h e d e si g n a n d d e ve l o p m e n t o f t h e p ro j e c t . T h e m a t r i x o n t h e l e f t p ro vi d e s n i n e c r i t i c a l p r i o r i t i e s f o r t h e d e ve l o p m e n t .
3
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION VISION & PURPOSE
VI S ION
PU R PO SE
SECTOR PLAN
Rosslyn P laz a i s a 6.5-acre pro pe rty l oc a t e d on the eas ter n edge o f Ro s s l y n i n Arlingt on, uni que i n terms of its s c a l e , l oc a t ion a n d v i s i bi l i ty. Redev el o pm e n t o f the p rop e r t y creates s i gni fi can t o pp or t unit ies for:
T h e R o s s l y n Pl a z a D e s ig n Gu id e lin e s (“ D e s ig n Gu id e lin e s ” ) p ro v id e a f r a m e wo r k f o r re a liz in g t h e vi si o n th ro u g h o u t ph a s e d , lo n g - t e r m re d e v e lo p m e n t , in c o n ju n c t io n wit h t h e R o s s ly n P la z a P h a s e d D e v e l o pm e n t Si t e P la n (“ P D S P ” ). T h e D e s ig n Gu id e lin e s p ro v id e a c o n c e p t u a l g u id e f o r t h e u l t i m a t e de s i g n o f t h e i n di v id u a l p h a s e s o f re d e v e lo p m e n t wh ic h will e a c h b e re v ie we d a n d a p p ro v e d i n t h e f o rm o f a F i n a l Si t e P la n (“ F S P ” ). T h e g u id a n c e t a k e s t h e f o r m o f s t a n d a rd s a n d im a g e s wh i c h a re n o t i n t e n de d t o be l i m it in g a n d m a y b e m o d if ie d in c o n ju n c t io n wit h f u t u re p h a s e s . T h e D e s ig n G u i d e l i n e s a re o rg a n i z e d i n t o t h e f o llo win g s e c t io n s :
O n J u l y 2 2 , 2 0 1 5 , t h e A r l i n g t o n C o u n t y B o a rd adopted the Updated Final Draft of the R o ssl yn S e c t o r P l a n , d a t e d J u l y 1 6 , 2 0 1 5 ; w i t h m o d i f i c a t i o n s a s d i sc u sse d i n t h e C o u n t y B o a rd H e a r i n g .
q Ne w p la ce-maki ng q Vit a l re t a i l concentrati on q S t re ngt hened communi ty co n n e c t i v i ty q A r t s a n d cul tural i ntegrati on q M ixe d - us e s mart growth q E x e mp la ry archi tecture
q I n t ro du c t i o n
o On - S t re e t P a r k in g
o Pro j e c t D e s c r ip t io n
o Off - S t re e t P a r k in g
o D e s i g n Sta n d a rd s
o In t e r n a l L o a d in g
o Vie w Co r r i d o r s o A rc h it ec t u r a l E xp re ssi o n
o Vi s i o n a n d P u r p o s e o SPR C G u i di n g P r in c ip le s
o Vie ws f ro m C e n t r a l P l a c e Ob s e r va t i o n D e c k
q Op e n S p a c e
o F a c a d es o B u ild ing C a n t i l e ve r
o Location
o C o n c e p t u a l R e n d e r in g s
o Po i n t s o f I n t e re s t
o P e r f o r m a n c e Cr it e r ia
o U rba n C o n te x t
o P o t e n t ia l P ro g r a m A llo c a t io n s
q Ne w e c onomi c dev el opment f o r t h e Count y
o To po g ra ph y
o S it e P la n s
o Ex i s t i n g Si te C o n d it io n s
o R o s s ly n P la z a P a r k
o Mechanical Equipment S c re e ni n g
q A t t r a c t ing and retai ni ng com m e rc i a l t e n a n t s of al l s i zes /v ari eti es
o Pu bl i c Tra n s p o r t a t io n
o 1 8 t h S t re e t Co r r id o r
o B u ild in g L i g h t i n g
o Ex i s t i n g & A p p ro v e d Op e n Spa c e
o P la y S p a c e
o Sun/Shadow Studies
o Zo n i n g
o Co n t e m p la t iv e S p a c e s
q S k ylin e creati on q G re a t ly in creas i ng the amou n t o f pa rk a n d op e n s pace i n Ros s l y n
T he ove r a rc hi ng v i s i on gui di ng red e ve lop ment i s to enri ch Ro s s l y n o v e r ti m e b y ma ki ng the mos t of the s e o pp or t unit ies . A fundamental n o ti o n i s to max imiz e c o nnecti v i ty i n ev ery w a y po ssib le - phy s i cal , v i s ual and c u l t u ra l . Ul t ima t e b ui l d-out wi l l i ncl ude f i v e h i g h ris e b uild in gs w i th s mal l er-s ca l e re t a i l crea t in g a v i brant mi x ed-us e e n v i ro n m e n t tha t w ill signi fi cantl y contri bute t o Rosslyn a n d the l arger A rl i ngto n C o u n t y.
E ve r y e ff o r t h a s b e e n m a d e i n t h e se D e si g n G u i d l i n e s t o re m a i n c o n si st e n t w i t h g u i d a n c e f ro m t h e se c t o r p l a n w h e re ve r p o ssi b l e a n d applicable.
o S t y le & M a t e r i a l i t y o B u ild ing B a se o B u ild in g To p s
o B r id g e o E s p la n a d e
q C o n c e pt Pl a n
o P u b lic A r t
o Ae ri a l Vi e w
o P la n t in g
o Si t e Pl a n O v e r v ie w
o F u r n it u re & F u r n is h in g s
o B u i l di n g H e ig h t a n d Pl a c e m e n t
o S t o r m wa t e r M a n a g e m e n t
o G ro u n d F l o o r Us e s o O pe n Spa c e P la n q St re e t/Tra n s po rt a t io n o Stre e t Wi dth s a n d S e c t io n o To po g ra ph y o Si de w a l k Sec t io n s o Si de w a l k El e m e n t s o Tra n s po rta tio n M a n a g e m e n t Pl a n o Si t e Tra n s po r t a t io n , C i rc u l a ti o n a n d S t re e t H i e ra rc h y
o S it e L ig h t in g o P a v in g q P h a s in g o Ov e r v ie w o Op e n S p a c e o Phases q B u ild in g F o r m a n d He ig h t s o In t ro d u c t io n o B u ild in g E n v e lo p e o B u ild in g M a s s in g
4
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION SPRC GUIDING PRINCIPLES
Over 5 meetings between the months of June 2012 and November 2012, the Site Plan Review Committee met in conjunction with Staff and Applicant to create a mutually agreed-upon set of guiding principles for the Rosslyn Plaza project. The following are the guidelines that reflect the outcome of those meetings. GUID IN G P RINCIPLE S A. Comp a t ibi l i ty and P l acemaki n g 1. De ve lop ment s houl d compl em e n t s u rro u n di n g e xist in g a n d env i s i oned us es a n d c re a t e a di s ti n c t se nse of p lace. 2. De ve lop ment s houl d contri bu te t o t h e re bu i l di n g of R osslyn i n a more urban for m w i th a f u n c t i o n a l stre e t gr id , mi x ed us es , pedest ri a n -f ri e n dl y stre e t sc a p es , eas y acces s to tra n s i t , bu i l di n g s that re la t e w el l to one another a n d to t h e s t re e t, a nd c on ne c ted open s paces . 3. De ve lop ment s houl d hel p de f i n e a g a te w a y i n t o Ro sslyn . 4. De ve lop ment s houl d contri bu te t o t h e dis t inc t ive i mage of A rl i ngton f ro m t h e w a te rf ro n t a nd monumental core. 5. The sit e des i gn s houl d s eek to i m pro v e t h e site’s e d ge condi ti on adj acent t o I n te rs ta te 6 6 , bot h visu a lly and phy s i cal l y. 6. De ve lop ment s houl d i ncl ude c e rt a i n plac e ma k in g features , s uch as c u l tu ra l f a c i l i ti e s , pub lic sp a c es for park us es an d f l e x i bl e pro gr a mmin g, and retai l to enh a n c e t h e s i te ’s se nse of p lace. B. Use s 1. De ve lop ment s houl d create a l i v e -w o rk -s h o p e nv ironme n t, encourage v i tal i t y th ro u g h o u t t h e da y a nd e ve n in g, prov i de di v ers e h o u s i n g a n d re t a i l opp or t unit ies , and contri bute t o a m o re ba l a n c e d us e mix in Ros s l y n. Ros s l y n Pl a z a PD SP ( SP #42 2) 2. De ve lop ment s houl d i ncl ude a m i x o f u s e s , s u c h a s offic e , res i denti al , hotel , cu l t u ra l , re t a i l a n d se r vic e b usines s es , communi t y f a c i l i t i e s , a n d c i v i c spa c e s. 3. R e t a il sh oul d be cl us tered, h a v e di re c t s t re e t fro n t a ge , a n d hav e s trong v i s i bl e c o n n e c ti o n s to c e nt r a l R oss l y n to encourage i t s s u c c e s s . 4. G round fl oor us es s houl d co m pl e m e n t a dj o i n i n g pub lic op e n s paces and acti v a t e s t re e ts c a pe s .
5 . G ro u n d f lo o r s p a c e s s h o u ld b e a t t r a c t iv e a n d f l e x i bl e e n o u g h t o a c c o m m o d a t e a wid e r a n g e o f te n a n ts , i n c l u d in g s m a ll re t a il a n d s e r v ic e bu s i n e s s e s . C . C i rc u l a t i o n 1 . D e v e l o pm e n t s h o u ld e n h a n c e R o s s ly n ’s s t re e t n e t w o rk a n d p ro v id e m u lt i- m o d a l, c o m p le t e s t re e t s w h i c h i m pro v e p e d e s t r ia n , b ic y c le , t r a n s it a n d v e h i c u l a r a c c e s s t o , t h ro u g h , a n d a ro u n d t h e s it e . 2 . A s t re e t g r id t h a t o rg a n iz e s o p e n s p a c e , d e f in e s bu i l di n g pl a ce m e n t , a n d d is t r ib u t e s lo a d in g , pa rk i n g , a n d e m e rg e n c y a c c e s s p o in t s t h ro u g h o u t t h e s i te s h o u ld b e p h a s e d in t o t h e d e v e lo p m e n t t o bre a k u p t h e e x is t in g s u p e r b lo c k . 3 . D e v e l o pm e n t s h o u ld in c lu d e p e d e s t r ia n c o n n e c t i o n s t h ro u g h t h e s it e wh ic h lin k t o s u rro u n di n g d e v e lo p m e n t s , p u b lic o p e n s p a c e s , a n d ro u t e s t o a n d f ro m t r a n s it n o d e s . 4 . I m pro v e d p e d e s t r ia n a n d b ic y c le a c c e s s f ro m R o s s l y n to t h e M o u n t Ve r n o n Tr a il a n d P o t o m a c R i v e rf ro n t s h o u ld b e c o n s id e re d a s p a r t o f t h e de v e l o pm e nt p la n , s u b je c t t o c o lla b o r a t io n wit h Vi rg i n i a D e p a r t m e n t o f Tr a n s p o r t a t io n a n d t h e N a ti o n a l Pa r k S e r v ic e . 5 . Stre e ts c a p e s s h o u ld m a x im iz e p e d e s t r ia n f ri e n dl y f e a t u re s , in c lu d in g wid e n e d s id e wa lk s , s h o rt e n e d c ro s s in g d is t a n c e s , a c c e s s ib ilit y i m pro v e m e n t s , a n d s t re e t t re e s . 6 . C re a ti v e a n d f u n c t io n a l d e s ig n s o lu t io n s t o t o po g ra ph y c h a lle n g e s wh ic h im p ro v e s it e a c c e s s s h o u l d be u s e d . 7 . Spe c i a l tre a t m e n t s h o u ld b e u s e d t o d is t in g u is h k e y i n t e rs e c t io n s o r f o c a l p o in t s o f t h e s it e . D . Pa rk i n g an d L o a d in g 1 . Pa rk i n g s h o u ld b e p ro v id e d b e lo w g r a d e a s m u c h a s po ss ib le . Vis ib ilit y o f a b o v e g r a d e p a r k in g s t ru c tu re s sh o u ld b e m in im iz e d b y wr a p p in g pa rk i n g w i th o t h e r u s e s a n d in c o r p o r a t in g f a c a d e s c o n s i s te n t w it h h ig h - q u a lit y a rc h it e c t u re o n t h e s i te . 2 . F l e x i bi l i t y f o r b e lo w g r a d e p a r k in g u n d e r n e w s t re e ts s h o u ld b e c o n s id e re d if it im p ro v e s g a r a g e f u n c ti o n a l i t y wit h o u t a d v e r s e ly im p a c t in g s t re e ts c a pe s o r u t ilit ie s . 3 . L o a di n g a n d p a r k in g a re a s s h o u ld b e lo c a t e d s o a s to m i n i m i z e c o n f lic t s wit h p e d e s t r ia n s a n d t o di s t ri bu te a cc e s s p o in t s .
4 . On - s it e a n d o n - s t re e t p u b lic p a r k i n g sh o u l d b e p ro v id e d t o a c c o m m o d a t e s h or t - t e r m vi si t o r s a n d re t a il c u s t o m e r s .
5 . B u i l d i n g p l a c e m e n t a n d f o r m sh o u l d b e se n si t i ve t o sh a d e i m p a c t s a n d t h e se a so n a l n e e d s f o r b o t h su n l i t a n d sh a d e d p u b l i c sp a c e .
E . Op e n S p a c e
6 . C re a t i ve a n d f u n c t i o n a l d e si g n so l u t i o n s t o t o p o g r a p h y c h a l l e n g e s w h i c h p re ve n t b l a n k w a l l s sh o u l d b e u se d . R o ssl yn P l a za P D S P ( S P # 4 2 2 )
1 . P u b lic o p e n s p a c e s h o u ld e xp a n d a n d d i ve r si f y R o s s ly n ’s o p e n s p a c e re s o u rc e s b y p ro vi d i n g n e w t y p e s o f s p a c e s wh ic h a t t r a c t a b ro a d r a n g e o f re s id e n t s , wo r k e r s , a n d v is it o r s a n d e n c o u r a g e e v e n in g a n d we e k e n d u s e . 2 . We ll- d e s ig n e d p u b lic o p e n s p a c e sh o u l d b e h ig h ly v is ib le , h a v e d ire c t s t re et f ro n t a g e , a n d b e a t g r a d e wit h m a jo r p e d e s t r ia n , b i c yc l e a n d v e h ic u la r c irc u la t io n a ro u n d a n d t h ro u g h t h e si t e . 3 . A s ig n if ic a n t ly s iz e d p u b lic o p e n sp a c e sh o u l d b e p ro v id e d o n a p ro m in e n t s t re e t a n d sh o u l d b e d e s ig n e d t o a c c o m m o d a t e m u l t i p l e p a r k u se s a n d p ro v id e f le x ib ilit y f o r m u lt ip u r p o se p ro g r a m m i n g . 4 . P u b lic o p e n s p a c e s h o u ld re sp o n d t o t h e si t e ’s u n iq u e o p p o r t u n it ie s s u c h a s i t s p ro xi m i t y t o t h e wa t e r f ro n t , T h e o d o re R o o s e v e l t I sl a n d , a n d n e a r b y re c re a t io n a l t r a ils . 5 . P u b lic o p e n s p a c e s h o u ld b e d e si g n e d a n d lo c a t e d s o a s t o m in im iz e t h e n e g a t i ve i m p a c t s f ro m t h e s it e ’s a d ja c e n c y t o Int e r st a t e 6 6 . 6 . S t re e t s c a p e s s h o u ld b e d e s i g n e d a s u sa b l e p u b lic s p a c e wit h e n h a n c e d p e d e st r i a n e l e m e n t s s u c h a s wid e n e d s id e wa lk s , s ea t i n g , a n d m u lt ip u r p o s e g re e n s p a c e s . 7 . P u b lic a r t s h o u ld b e in c o r p o r a t e d i n t o t h e si t e ’s o p e n s p a c e s in o rd e r t o a c t iv a t e t h e m , i m p ro ve wa y - f in d in g , c o m p le m e n t c u lt u r a l u se s, a n d c o n t r ib u t e t o a s e n s e o f p la c e f o r t h e si t e . F. B u ild in g F o r m a n d He ig h t s * 1 . D e s ig n t e c h n iq u e s s u c h a s t a p e r i n g , st e p b a c k s , o r ie n t a t io n o f b u ild in g f o o t p r i n t s ( b a se a n d t o we r ), a n d d is t in c t iv e t o p e le m e n t s sh o u l d b e u s e d t o e n h a n c e R o s s ly n ’s s k yl i n e , m a xi m i ze k e y v ie w c o r r id o r s t o , f ro m , a n d t h ro u g h t h e si t e , a n d im p ro v e t h e p e d e s t r ia n e n v iro n m e n t . 2 . Vie ws f ro m t h e C e n t r a l P la ce o b se r va t i o n d e c k s h o u ld b e p ro t e c t e d a n d o t h e r p u b l i c vi e w c o r r id o r s s h o u ld b e p ro v id e d . * 3 . B u ild in g h e ig h t s s h o u ld b e n o t i c e a b l y va r i e d a n d g e n e r a lly t a p e r d o wn f ro m C e n t r a l P l a c e . 4 . B u ild in g s s h o u ld b e lo c a t e d a n d d e si g n e d t o c re a t e a c o n s is t e n t , p e d e s t r ia n - sc a l e d st re e t w a l l wit h v is u a l in t e re s t , v a r ie t y, a n d t r a n sp a re n c y.
G . S u st a i n a b i l i t y 1 . D e ve l o p m e n t sh o u l d i n c o r p o r a t e b e st p r a c t i c e s a n d C o u n t y p o l i c i e s f o r g re e n b u i l d i n g s a n d st o r m w a t e r m a n a g e m e n t . 2 . D e ve l o p m e n t sh o u l d se e k t o a c h i e ve a p p l i c a b l e C o u n t y e n e rg y g o a l s t o e n su re e ff i c i e n t b u i l d i n g d e si g n , o p e r a t i o n , a n d e n e rg y i n f r a st r u c t u re . 3 . D e ve l o p m e n t sh o u l d i n c re a se t h e t re e c a n o p y o f t h e si t e a n d i n c l u d e g re e n , l a n d sc a p e d e l e m e n t s t h ro u g h o u t o u t d o o r a re a s w h e re f e a si b l e , i n c l u d i n g t h e u se o f ro o f g a rd e n s. H . P h a si n g 1 . K e y p u b l i c i n f r a st r u c t u re a n d c o m m u n i t y b e n e f i t s sh o u l d b e a c h i e ve d a t e a c h p h a se a n d d e t a i l e d w i t h a p p ro va l o f t h e P D S P. 2 . P h a si n g sh o u l d e n su re sh o r t - t e r m f u n c t i o n a l i t y o f t h e si t e a n d a c c o m m o d a t e e xi st i n g u se s a n d t h e i r g a r a g e a n d st re e t a c c e ss i n t h e i n t e r i m . 3 . D e ve l o p m e n t o f e a r l y p h a se s sh o u l d p re se r ve c o n n e c t i vi t y t h ro u g h t h e si t e a n d t o t r a n si t a c c e ss p o i n t s. 4 . R e t a i l u se s sh o u l d b e l o c a t e d so t h a t a c r i t i c a l m a ss i s m a i n t a i n e d t h ro u g h o u t p h a si n g . I n t e r i m u se s, su c h a s t e m p o r a r y re t a i l ve n d o r s o r st r u c t u re s, sh o u l d b e c o n si d e re d t o a c h i e ve t h i s principle. * 5 . T h e p h a si n g p l a n sh o u l d a l l o w f o r t h e re p l a c e m e n t o f t h e e xi st i n g t h e a t e r o n si t e d u r i n g t h e sa m e p h a se i n w h i c h i t i s d e m o l i sh e d . 6 . T h e P D S P sh o u l d i n c l u d e u r b a n d e si g n g u i d e l i n e s t o f a c i l i t a t e t h e l o n g - t e r m d e ve l o p m e n t o f t h e si t e a n d e n su re c o n si st e n t , h i g h - q u a l i t y u r b a n d e si g n a n d a rc h i t e c t u re i n f u t u re si t e p l a n s.
A st e r i sk ( * ) d e n o t e s p r i n c i p l e s w h i c h re q u i re f u r t h e r d i sc u ssi o n .
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INTRODUCTION L O C AT I O N
R o s s l y n P l a z a i s a p ro m i n e n t s i te o n th e b a n k s o f th e P o to m a c R i v e r o n th e E a s te r n e d g e o f th e R o s s l y n D i s tr i c t i n A r l i n g to n , Vi r g i n i a .
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INTRODUCTION L O C AT I O N
AERIAL LOOKING WEST
AERIAL LOOKING NORTH
R o ssl yn P l a za i s l o c a t e d o n t h e e a st e r n e d g e o f R o ssl yn i n A r l i n g t o n , Vi rg i n i a a n d b o rd e re d b y W i l so n B o u l e va rd , N o r t h K e n t S t re e t , 1 9 t h S t re e t N o r t h a n d N o r t h A r l i n g t o n R i d g e R o a d . R o ssl yn P l a za c u r re n t l y i s i m p ro ve d w i t h f o u r o ff i c e b u i l d i n g s, t w o re si d e n t i a l b u i l d i n g s a n d a t h e a t e r. T h e b u i l d i n g s si t u p o n a p l a za d e c k , b e l o w w h i c h a re t h re e l e ve l s o f n o n c o n t i g u o u s p a r k i n g t h a t se r ve t h e va r i o u s u se s. P h a se d re d e ve l o p m e n t o f t h e e n t i re R o ssl yn P l a za p ro p e r t y i s e n vi si o n e d . 7
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INTRODUCTION POINTS OF INTEREST
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3 8 ROSSLYN PLAZA
RCRD
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KEY BRIDGE GEORGETOWN WATERFRONT ROOSEVELT ISLAND KENNEDY CENTER ROSSLYN-BALLSTON CORRIDOR IWO JIMA MEMORIAL ROOSEVELT MEMORIAL BRIDGE WHITE HOUSE ELLIPSE ARLINGTON NATIONAL CEMETERY ARLINGTON MEMORIAL BRIDGE LINCOLN MEMORIAL WASHINGTON MONUMENT CAPITOL BUILDING JEFFERSON MEMORIAL PENTAGON GEORGE MASON MEMORIAL BRIDGE UNITED STATES AIR FORCE MEMORIAL
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R o ssl yn P l a za i s i n ve r y c l o se p ro xi m i t y t o n u m e ro u s i m p o r t a n t c u l t u r a l , h i st o r i c a n d n a t i o n a l p o i n t s o f i n t e re st . T h e si t e i s h i g h l y vi si b l e f ro m m a n y l o c a t i o n s i n si d e a n d a ro u n d t h e Wa sh i n g t o n , D . C . m e t ro p o l i t a n a re a a n d p ro vi d e s d r a m a t i c vi e w s o f t h e D i st r i c t o f C o l u m b i a , t h e P o t o m a c R i ve r a n d N o r t h e r n Vi rg i n i a . T h e re d e ve l o p m e n t p l a n i s i n t e n t i o n a l l y f r a m e d t o b e se n si t i ve t o t h e p re se r va t i o n o f vi e w s f ro m w i t h i n R o ssl yn t o t h e se p o i n t s o f i n t e re st a s w e l l a s t o vi e w s o f R o ssl yn f ro m a c ro ss t h e P o t o m a c R i ve r. 8
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INTRODUCTION URBAN CONTEXT
16
BUILDINGS
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
REDEVELOPMENT DISTRICT ROSSLYN PLAZA EXISTING APPROVED BUT NOT BUILT UNDER CONSTRUCTION 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
1000 WILSON BLVD 1100 WILSON BLVD 1101 WILSON BLVD INTERNATIONAL PLACE PLAZA EAST 1801 NORTH LYNN POTOMAC TOWER WATERVIEW (RES.) WATERVIEW (OFFICE) CENTRAL PLACE (OFFICE) CENTRAL PLACE (RES.) ROSSLYN METRO CENTER 1812 NORTH MOORE TURNBERRY ROSSLYN GATEWAY 1401 WILSON
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R o ssl yn P l a za i s w i t h i n t h e u r b a n R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( “ R C R D ” ) w h i c h i s o f t e n re f e r re d t o a s A r l i n g t o n C o u n t y’s “ d o w n t o w n ” . T h e R C R D i n c l u d e s m a n y si g n i f i c a n t e xi st i n g , u n d e r c o n st r u c t i o n , a p p ro ve d a n d p ro p o se d st r u c t u re s w h i c h p ro vi d e a r a n g e o f o ff i c e , h o t e l , re si d e n t i a l a n d re t a i l u se s. G i ve n i t s p ro m i n e n t l o c a t i o n a l o n g t h e e a st e r n e d g e o f t h e R C R D , R o ssl yn P l a za i s u n i q u e l y p o si t i o n e d t o e n h a n c e t h e sk yl i n e o f R o ssl yn a n d p ro vi d e p e d e st r i a n f r i e n d l y a m e n i t i e s. T h e a d j a c e n t a e r i a l vi e w sh o w s t h e R C R D a n d h i g h l i g h t s t h e l o c a t i o n s o f t h e e xi st i n g a n d f u t u re b u i l d i n g s. T h e re d e ve l o p m e n t o f R o ssl yn P l a za w i l l p ro f o u n d l y e n h a n c e t h e u r b a n e n vi ro n m e n t . 9
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INTRODUCTION TOPOGRAPHY
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ROSSLYN PLAZA TOPOGRAPHIC SITE MAP
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Va r i a b l e t o p o g r a p h y i s a si g n i f i c a n t f a c t o r i n R o ssl yn , a ff e c t i n g p e d e st r i a n m o ve m e n t , ve h i c u l a r ro u t e s a n d b u i l d i n g d e si g n . S u c c e ssf u l m i t i g a t i o n o f g r a d e c h a n g e i s a n i m p o r t a n t c o m p o n e n t t o su c c e ssf u l re d e ve l o p m e n t i n t e r m s o f c o n n e c t i vi t y, a c c e ssi b i l i t y a n d re t a i l vi a b i l i t y. E ve n i n t h e R o ssl yn c o n t e xt , R o ssl yn P l a za h a s a n u n u su a l a m o u n t o f g r a d e c h a n g e a c ro ss t h e si t e a n d i n m u l t i p l e d i re c t i o n s. T h e g r a d e f a l l s m o re t h a n 2 0 f e e t f ro m w e st t o e a st o ve r a ve r y sh o r t sp a n . G r a d e a l so d ro p s a t o t a l o f 1 0 f e e t f ro m t h e so u t h e r n t o n o r t h e r n e n d s o f t h e si t e , w i t h a n i n t e r i m 2 0 - f o o t r i se a l o n g N o r t h K e n t S t re e t . T h e re d e ve l o p m e n t p l a n i s d e si g n e d t o m i t i g a t e t h e c h a l l e n g i n g g r a d e va r i a t i o n s a n d t o a c c o m m o d a t e p e d e st r i a n a n d ve h i c u l a r a c c e ssi b i l i t y. 10
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INTRODUCTION EXISTING SITE CONDITIONS
Lo o ki n g E a st on N. Kent
Look i ng We s t o n N. Ke n t
L o o k in g a t A r t is p h e re
Look i ng a t W ils o n B lv d / N. Ke n t I n t e r s e c t io n
Lo o ki n g N ort h on N. Kent
Look i ng a t N. Ke n t a n d 1 9 t h S t re e t I n t e r s e c t io n
L o o k in g a t W ils o n B lv d / N. K e n t I n t e r s e c t i o n
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INTRODUCTION EXISTING SITE CONDITIONS
Lo o ki n g West on N. Arlingt on R i dge R d.
Lo o ki n g S out hwest on N. Arl i ngton R i dge R d.
L o o k in g We s t o n N. A r lin g t o n R id g e R d .
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LONDON APARTMENTS SPECTRUM THEATER BUILDING “C” BUILDING “D” BUILDING “E” NORMANDY APARTMENTS
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T h e a d j a c e n t a e r i a l vi e w sh o w s t h e e xi st i n g b u i l d i n g s, p a r k i n g e n t r a n c e s a n d l o a d i n g a re a s i n a n d a ro u n d R o ssl yn P l a za . T h e st r a t e g y f o r se r vi c i n g t h e e xi st i n g b u i l d i n g s o n - si t e i s p r i m a r i l y t o u t i l i ze a n i n t e r n a l loading corridor parallel to and underneath N. A r l i n g t o n R i d g e R o a d a s t h e p r i m a r y ro u t e f o r t r u c k s a n d o t h e r se r vi c e ve h i c l e s. T h i s a p p ro a c h i s a p p ro p r i a t e g i ve n t h e st re e t ’s l i m i t e d p e d e st r i a n u t i l i t y. T h e re d e ve l o p m e n t p l a n c o n t i n u e s t o c o n c e n t r a t e p a r k i n g e n t r y/ e xi t o n N o r t h A r l i n g t o n R i d g e R o a d i n o rd e r t o m i n i m i ze c o n f l i c t s w i t h p e d e st r i a n s a n d n e i g h b o r i n g si t e s.
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INTRODUCTION P U B L I C T R A N S P O RTAT I O N
METRO RAIL BLUE
WMATA 3 A, B, E, Y WMATA 4, A, B, E, H WMATA 5 A WMATA 15 K WMATA 38 B ART 61 A, B ART 45
METRO RAIL SILVER METRO RAIL ORANGE DC CIRCULATOR GUTS GUHS
TAXI STAND
METRO RAIL STATION ENTRYPOINT
CAPITAL BIKE SHARE
LCT
PRTC-OMNIRIDE
WASHINGTON METROPOLITAN AREA TRANSIT AUTHORITY (WMATA)
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METRO RAIL ORANGE LINE BLUE LINE SILVER LINE
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ARLINGTON TRANSIT LINES (ART) 45 61 A, B
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R o ssl yn i s p a r t o f a c o m p l e x m u l t i - m o d a l t r a n sp o r t a t i o n syst e m t h a t i n c l u d e s t h e R o ssl yn M e t ro r a i l S t a t i o n ( se r ve d b y t h e O r a n g e , B l u e a n d S i l ve r L i n e s) , p u b l i c a n d p r i va t e b u s o p e r a t i o n s, p e d e st r i a n a n d b i c yc l e n e t w o r k s, a c t i ve c o m m u t e r a c t i vi t i e s ( sl u g l o c a t i o n s) , c u r b / p a r k i n g m a n a g e m e n t a n d t r a n sp o r t a t i o n d e m a n d m a n a g e m e n t . A c c e ss t o t h e re g i o n a l a i r p o r t s, Wa sh i n g t o n , D C , M a r yl a n d a n d N o r t h e r n Vi rg i n i a c a n b e a c h i e ve d t h ro u g h t h e m a j o r p u b l i c t r a n sp o r t a t i o n ro u t e s a t R o ssl yn ’s c o re . R o ssl yn P l a za i s j u st 9 0 0 f e e t f ro m t h e R o ssl yn M e t ro S t a t i o n , a n d i t s re d e ve l o p m e n t a s a m i xe d - u se , t r a n si t - o r i e n t e d e n vi ro n m e n t w i l l f u r t h e r t h e m u l t i - m o d a l g o a l s f o r R o ssl yn . 14
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INTRODUCTION E X I S T I N G & A P P R O V E D O P E N S PA C E
T h e re d e ve l o p m e n t p l a n f o r R o ssl yn P l a za w i l l p ro vi d e e n g a g i n g n e w o p e n sp a c e s t h a t w i l l c o n n e c t t o t h e syst e m o f e xi st i n g a n d p ro p o se d o p e n sp a c e s i n R o ssl yn . D A R K S TA R PA R K
3
0 . 4 A c re s
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“ P a ssi ve a n d re st i ve e l e m e n t s su c h a s b e n c h e s, o r n a m e n t a l g a rd e n s a n d l a n d sc a p i n g a n d t re e c a n o p y p re se r va t i o n ” 1
N. FORT MYER DRIVE
CENTRAL PLACE PLAZA
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0 . 3 A c re s ( a p p ro x. )
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N. LYNN STREET
P ro p o se d a s a c o m p o n e n t o f t h e C e n t r a l P l a c e O ff i c e To w e r, c u r re n t l y u n d e r c o n st r u c t i o n . W i l l b e t h e m o st c e n t r a l l y l o c a t e d u r b a n , p u b l i c sp a c e i n R o ssl yn a n d w i l l h a ve d i re c t a c c e ss t o M e t ro . G AT E WAY PA R K 3 . 0 A c re s
FEDERAL OWNED LAND PUBLIC PARK PUBLIC SPACE IN DEVELOPMENT PLAZA / URBAN GREEN 1 2 3 4 5 6 7
DARK STAR PARK CENTRAL PLACE PLAZA (APPROVED) GATEWAY PARK ROSSLYN CIRCLE FREEDOM PARK WATERVIEW TERRACE MT. VERNON TRAIL, BRIDGE AND ADJACENT RIVER FRONTAGE
“ A r t s a n d c u l t u r a l p ro g r a m m i n g . . w h i c h i s h o m e t o e ve n t s i n c l u d i n g t h e R o ssl yn J a zz F e st i va l a n d t h e R o ssl yn O u t d o o r F i l m F e st i va l . ” 1
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“ P a ssi ve a n d re st i ve e l e m e n t s su c h a s b e n c h e s, o r n a m e n t a l g a rd e n s a n d l a n d sc a p i n g a n d t re e c a n o p y p re se r va t i o n ” 1 WAT E R V I E W T E R R A C E
N. ARLINGTON RIDGE RD.
F u n c t i o n s a s a p r i va t e l y- o w n e d e l e va t e d p l a t f o r m t o o b se r ve r i ve r vi e w s a n d a s a “ k e y e l e m e n t o f R o ssl yn ’s p u b l i c re a l m ” 1
7
M T. V E R N O N T R A I L , B R I D G E A N D A D J A C E N T R I V E R F R O N TA G E “ P ro vi d e s b a si c i n f r a st r u c t u re f o r p e d e st r i a n a n d b i c yc l i n g m o ve m e n t ” 1 1
F ro m R o s s l y n S e c t o r P l a n U p d a t e , J u l y 1 6 , 2 0 1 5
15
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION ZONING
As R o s s ly n P la z a is lo c a t e d o n t h e e a s t e r n e dg e o f t h e R CR D , t h e P D S P a n d t h e D e s ig n G u i d e lin e s a d d re s s t h e g o a ls s t a t e d in a do p t e d la n d u s e p o lic y a n d a s s o c ia t e d p o lic y do c u m e n t s a p p lic a b le t o re d e v e lo p m e n t in Ro s sly n a n d c o u n t y wid e .
Zoni n g a n d Ge n e r a l L a n d Us e P la n
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
ROSSLYN PLAZA
T h e cu r re n t z o n in g o f R o s s ly n P la z a is “ C - O” C o m m e rc ia l Off ic e B u ild in g , H o t e l a n d M u lt iD w e llin g D is t r ic t , wit h a c o r re s p o n d in g G e n er a l L a n d U s e P la n (“ GL U P ” ) d e s ig n a t io n o f H i g h Off ic e - A p a r t m e n t - H o t e l. U n d e r t h is z o n i n g , t h e Co u n t y B o a rd a p p ro v e d S it e P la n # 2 6 an d S it e P la n # 1 3 7 , wh ic h in c o m b in a t io n , pe rm it t h e e x is t in g im p ro v e m e n t s c o m p r is e d o f f ou r o ff ic e b u ild in g s a n d t wo re s id e n t ia l bu i l d in g s . I n 1 9 9 6 , t h e C o u n t y B o a rd e s t a b lis h e d t h e RC RD a s a s p e c ia l p la n n in g d is t r ic t o n t h e G e n er a l L a n d U s e P la n (“ GL U P ” ) in R o s s ly n . Pro pe r t ie s lo c a t e d wit h in t h e R CR D a re e l i g i b le f o r a re z o n in g t o t h e C- O- R o s s ly n D i s tric t (“ C- O- R ” ). C- O- R z o n in g p e r m it s , w i th s it e p la n a p p ro v a l, m ix e d - u s e de v elo p m e n t a t d e n s it ie s u p t o a 1 0 . 0 FA R a n d h e ig h t s u p t o 3 0 0 f e e t . S t a t e d g o a ls f o r th e R CR D a n d C- O- R s it e p la n s in c lu d e e n c o u r a g in g t h e p h y s ic a l a n d e c o n o m ic de v elo p m e n t o f t h e R o s s ly n a re a t o m a x im iz e Ro s sly n ’s p o t e n t ia l t o b e c o m e a c o m p e t it iv e f i rs t c la s s u r b a n c e n t e r t h a t e x e m p lif ie s s u per io r a rc h it e c t u re a n d e x c e lle n t u r b a n de s i g n p r a c t ic e s . T h e P D S P is s u b je c t t o c u r re n t C- O- R Z o n in g Pro v i s io n s , e v e n t h o u g h t h e g u id e lin e s re f le c t th e u p d a t e d S e c t o r P la n , wh ic h e n v is io n s po t e n t ia l d e n s it y a n d h e ig h t a b o v e t h e c u r re n t m a x i m u m s . T h e P D S P is s u b je c t t o c u r re n t C O -R o s s ly n z o n in g p ro v is io n s t h o u g h t h e g u i de lin e s re f le c t t h e u p d a t e d S e c t o r P la n . C e rt a in re c o m m e n d a t io n s in t h e S e c t o r P la n , w h i c h a re re f le c t e d in la t e r p h a s e s o f t h e PD SP, will re q u ire Z o n in g Ord in a n c e a m e n d m e n t s t o im p le m e n t . A c c o rd in g ly, t h e f i n a l s it e p la n s a s s o c ia t e d wit h t h o s e f u t u re ph a se s a re e x p e c t e d t o b e in c o n f o r m a n c e w i th t h e a n t ic ip a t e d Z o n in g Ord in a n c e amendments.
P o lic y Co n s id e r a t io n s f o r R e d e ve l o p m e n t i n R o s s ly n T h e R o s s ly n Tr a n s it S t a t i o n A re a S t u d y, a d o p t e d in 1 9 7 7 a n d t h e R o ssl yn S t a t i o n A re a P la n A d d e n d u m (“ A d d e n d u m ” ) , a d o p t e d i n 1 9 9 2 , a re t h e t wo p r im a r y p o l i c y d o c u m e n t s t h a t h a v e g u id e d re d e v e l o p m e n t i n R o ssl yn . W h ile t h e A d d e n d u m d o es n o t i n c l u d e si t e s p e c if ic re c o m m e n d a t io n s f o r R o ssl yn P l a za , a s it d o e s f o r s o m e s it e s l o c a t e d i n R o ssl yn , i t d o e s in c lu d e g e n e r a l g u id a n c e f o r re d e v e lo p m e n t wh ic h is c o n si st e n t w i t h t h e g e n e r a l p la n n in g c o n c e p t st a t e d f o r t h e a re a . T h e R o s s ly n M e t ro S t a t io n a re a p l a n n i n g c o n c e p t , a s s t a t e d o n t he G L U P a n d i n t h e se p o lic y d o c u m e n t s , is t o e n c o u r a g e re d e v e lo p m e n t in R o s s lyn t h a t a c h i e ve s a “ f ir s t c la s s o ff ic e a n d m a j o r e m p l o ym e n t c e n t e r wit h a c o re a re a o ff i c e a n d h o t e l d e v e lo p m e n t s u r ro u n d e d b y h i g h - d e n si t y re s id e n t ia l d e v e lo p m e n t . ” S p e c i f i c a l l y l i st e d g o a ls in c lu d e c a p it a liz in g o n R o ssl yn a s t h e g a t e wa y t o A r lin g t o n f ro m Wa sh i n g t o n , D . C . , s u p e r io r a rc h it e c t u re a n d u r b a n d e si g n , u r b a n p a r k s a n d m u s e u m s , re s i d e n t i a l d e ve l o p m e n t in s u p p o r t o f o ff ic e u s e s, i n t e g r a t e d t r a n s p o r t a t io n s y s t e m , e xp a n si o n o f h o t e l re s o u rc e s , p h y s ic a l a n d v i su a l a c c e ss t o t h e P o t o m a c R iv e r a n d t h e m o n u m e n t s, a s w e l l a s h ig h q u a lit y re t a il, re s t a u r a n t a n d e n t e r t a in m e n t f a c ilit ie s . T h e R o ssl yn - B a l l st o n C o r r id o r R e t a il A c t io n P la n w a s a d o p t e d b y t h e C o u n t y B o a rd o n M a y 1 9 , 2 0 0 1 i n o rd e r t o a c h ie v e v ia b le re t a il d is t r i c t s a n d g u i d e t h e d e s ig n a n d f u n c t io n o f re t a i l . M o re re c e n t l y, t h e C o u n t y B o a rd a d o p t e d t h e A r l i n g t o n C o u n t y R e t a il P la n in J u l y o f 2 0 1 5 ( “ R e t a i l P la n ” ), wh ic h re p la c e s t h e e a r l i e r p l a n . T h e m a r k e t n ic h e id e n t if ie d in t h e R e t a i l P l a n f o r R o s s ly n is t h e “ 1 8 - h o u r m i xe d - u se p l a c e t o liv e , wo r k , p la y a n d s t a y. ” A s su c h , t h e t yp e o f re t a il s u p p o r t e d in R ossl yn i n c l u d e s e n t e r t a in m e n t - t y p e a c t iv i t i e s a n d o t h e r a t t r a c t io n s t h a t s t re n g t h e n re t a i l i n R o ssl yn s u c h a s ro o f t o p u s e s , m u se u m s o r o t h e r c u lt u r a l u s e s . T h e P la n al so st a t e s t h a t t h e in c lu s io n o f t e m p o r a r y a n d p e r m a n e n t p u b l i c a r t in C - O- R p ro je c t s wil l se r ve t o e n l i ve n t h e s t re e t a n d re t a il e n v iro n m e n t ; sp e c i f i c a l l y, re t a il s a le s , f o o d e s t a b lish m e n t , e n t e r t a in m e n t , s e r v ic e s an d re p a i r, re t a i l e q u iv a le n t s a n d o t h e r u se s p e r zo n i n g a re
re c o m m e n d e d f o r R o ssl yn P l a za . R e d e ve l o p m e n t p u r su a n t t o C - O - R i n t h e R C R D re q u i re s re zo n i n g a n d a f i n a l si t e p l a n ( F S P ) a p p ro va l p u r su a n t t o A d m i n i st r a t i ve R e g u l a t i o n 4 . 1 . I n o rd e r t o u n d e r t a k e c o o rd i n a t e d d e ve l o p m e n t o f l a rg e si t e s su c h a s R o ssl yn P l a za , a P D S P i s so m e t i m e s u se f u l . T h e P D S P t a k e s t h e f o r m o f a g e n e r a l p l a n f o r l a n d u se s, i n c l u d i n g h e i g h t s, d e n si t i e s, u se s, p u b l i c f a c i l i t i e s, t r a n sp o r t a t i o n a n d u t i l i t i e s. A p p ro va l o f a n F S P f o r e a c h p h a se o r c o m b i n a t i o n t h e re o f i s re q u i re d p r i o r t o t h e i ssu a n c e o f a b u i l d i n g p e r m i t f o r t h a t p h a se . D e si g n G u i d e l i n e s, su c h a s t h e se , t yp i c a l l y a c c o m p a n y a P D S P a p p ro va l , a s t h e y se r ve a s a g u i d e f o r e va l u a t i n g a n d a p p ro vi n g f u t u re F S P re q u e st s f o r e a c h p h a se o f d e ve l o p m e n t d e p i c t e d i n t h e P D S P a n d e n su re c o n si st e n c y a s e a c h p h a se p ro c e e d s t h ro u g h f i n a l d e si g n t o c o n st r u c t i o n .
P ro p o s a l R o ssl yn P l a za i s l o c a t e d w i t h i n t h e b o u n d a r i e s o f t h e R C R D a n d a s su c h i s p ro p o se d f o r re d e ve l o p m e n t u n d e r zo n i n g a p p l i c a t i o n s t h a t i n c l u d e a re zo n i n g t o C - O - R w i t h a c c o m p a n yi n g P D S P a n d D e si g n G u i d e l i n e s. T h e re d e ve l o p m e n t p l a n c a l l s f o r a m i xe d - u se p ro g r a m u p t o a 1 0 . 0 FA R t h a t f u r t h e r s t h e C o u n t y’s zo n i n g a n d p o l i c y g o a l a n d e xp a n d s u p o n t h e R e t a i l P l a n b y e n vi si o n i n g a c u l t u r a l n e xu s a n d re t a i l d e st i n a t i o n w i t h a se r i e s o f o u t d o o r l a n d sc a p e d p l a za s. A s su c h , t h e vi si o n o f R o ssl yn P l a za i s c o n si st e n t w i t h t h e o ve r a l l g o a l f o r R o ssl yn t o b e a n 1 8 - h o u r b u si n e ss a n d c u l t u r a l d i st r i c t . Sector Plan O ve r se ve r a l ye a r s a n d i n p a r a l l e l w i t h t h e d e ve l o p m e n t o f t h e R o ssl yn P l a za p ro j e c t , A r l i n g t o n C o u n t y h a s u n d e rg o n e a n e va l u a t i o n o f t h e i r d e ve l o p m e n t p o l i c i e s, w i t h t h e e n d g o a l o f c re a t i n g a n u p d a t e d S e c t o r P l a n f o r t h e R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( R C R D ) . E ve r y e ff o r t h a s b e e n m a d e i n t h e se D e si g n G u i d l i n e s t o re m a i n c o n si st e n t w i t h g u i d a n c e f ro m t h e se c t o r p l a n w h e re ve r p o ssi b l e a n d a p p l i c a b l e .
16
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2. CONCEPT PLAN *DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN AERIAL VIEW
T O BE F URTHER UPDATED To be up d at ed f u rt h er
T h e s e g u i d e l i n e s h a ve b e e n p ro vi d e d t o articulate the design intent for the Rosslyn P l a z a s i t e a s i t d e ve l o p s o ve r t i m e . T h e guidelines should be used by the applicant, t h e C o u n t y B o a rd a n d t h e P l a n n i n g Commission to gauge design and decisionmaking during the 4.1 Final Site Plan applications.
18
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RO S SLY N PLAZ A
CONCEPT PLAN SITE PLAN OVERVIEW
T NORT
H
FUTURE STREET
This diagrammatic site plan illustrates the broad Master Plan strategy in place for the Rosslyn Plaza site. The proposed arrangement of office, residential and potentially hotel structures will provide renewed urban street-grid connectivity, substantial park spaces, view sheds from Freedom Park toward the Monumental Core and publiclyaccessible amenity spaces. Specific SPRC Guiding Principles that are reflected in the proposed arrangement include; but are not limited to:
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 270’ ABOVE ASE
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 2 RES. UP TO 270’ ABOVE ASE
PHASE 4 RES./ HOTEL UP TO 390’ ABOVE ASE
B1. Development should create a live-work-shop environment, encourage vitality throughout the day and evening, provide diverse housing and retail opportunities, and contribute to a more balanced use mix in Rosslyn.Rosslyn Plaza PDSP (SP #422)
PHASE 5 RES./OFFICE UP TO 390’ ABOVE ASE
B2. Development should include a mix of uses, such as office, residential, hotel, cultural, retail and service businesses, community facilities, and civic spaces. C1. Development should enhance Rosslyn’s street network and provide multimodal, complete streets which improve pedestrian, bicycle, transit and vehicular access to, through and around the site.
RIVE
ING D
LOAD
N ARLINGTON RIDGE RD
LOADING DRIVE
A6. Development should include certain placemaking features, such as cultural facilities, public spaces for park uses and flexible programming, and retail to enhance the site’s sense of place.
19TH S
FREEDOM PARK
A2. Development should contribute to the rebuilding of Rosslyn in a more urban form with a functional street grid, mixed uses, pedestrianfriendly streetscapes, easy access to transit, buildings that relate well to one another and to the street, and connected open spaces.
C2. A street grid that organizes open space, defines building placement, and distributes loading, parking, and emergency access points throughout the site should be phased into the development to break up the existing superblock.
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
C4. Improved pedestrian and bicycle access from Rosslyn to the Mount Vernon Trail and Potomac Riverfront should be considered as part of the development plan, subject to collaboration with Virginia Department of Transportation and the National Park Service.
BRIDGE TO TRAIL NETWORK
E3. A significantly sized public open space should be provided on a prominent street and should be designed to accommodate multiple park uses and provide flexibility for multipurpose programming.
0
40
80
120
200 * MAX HEIGHTS SHOWN ARE ABOVE AVERAGE SITE ELEVATION (ASE)
RESIDENTIAL
OFFICE
OPEN SPACE
19
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN *
BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION (A.S.E.) AND DO NOT INCLUDE PENTHOUSE.
*
ADJUSTMENTS TO FINAL HEIGHTS AND ARCHITECTURE WILL BE MADE AT FINAL SITE PLAN APPROVAL.
BUILDING HEIGHT AND PLACEMENT
390' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR 390' ABOVE A.S.E.
290' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
T h e f i ve - b u i l d i n g p l a n i s i n t e n d e d t o p re se r ve vi e w c o r r i d o r s t h ro u g h t h e p ro p e r t y t o p o i n t s o f i n t e re st a n d t o p ro vi d e a se n se o f sp a c i o u sn e ss i n t h e u r b a n c o n t e xt . B u i l d i n g p l a c e m e n t c a re f u l l y c o n si d e r s vi e w s o f t h e P o t o m a c R i ve r, t h e m o n u m e n t a l c o re a n d o t h e r si g n i f i c a n t l a n d m a r k s f ro m w i t h i n R o ssl yn , i n c l u d i n g t h e f u t u re C e n t r a l P l a c e O b se r va t i o n D e c k a n d F re e d o m P a r k .
290' ABOVE A.S.E.
295' ABOVE A.S.E. TOP OF LAST OCCUPIABLE FLOOR
270' ABOVE A.S.E.
ASE - 69.75
390'-0"ABOVE A.S.E.
270'-0"ABOVE A.S.E.
390'-0"ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
270' ABOVE A.S.E.
270'-0"ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
70'-0"ABOVE A.S.E.
275'-0"ABOVE A.S.E.
275' ABOVE A.S.E.
T h e f i ve b u i l d i n g s sh o w n h e re a re p l a n n e d w i t h i n sp e c i f i c zo n e s t h a t d e f i n e t h e b u i l d i n g f o o t p r i n t b o u n d a r i e s. E a c h b u i l d i n g w i l l f i t w i t h i n t h e se l i m i t s, w i t h t h e e xc e p t i o n o f b a l c o n i e s a n d m i n o r a d j u st m e n t s t o t h e b u i l d i n g e n ve l o p e n e c e ssa r y t o c re a t e a rc h i t e c t u r a l c h a r a c t e r. F i n a l b u i l d i n g d e si g n w i l l b e d e t e r m i n e d b y F S P a p p ro va l f o r e a c h p h a se . T h e f o l l o w i n g k e y f e a t u re s w i l l b e i n c l u d e d i n t h e R o ssl yn P l a za d e ve l o p m e n t p l a n :
ASE - 69.52
ASE - 68.95
ASE - 60.04
ASE - 58.51
PHASE 2 - RES.
PHASE 3 - OFFICE
PHASE 4 - RES.
PHASE 5 - OFFICE / RESIDENTIAL
T NORT
H
FUT
PHASE 1 - OFFICE
19TH S
FREEDOM PARK
PHASE 2 RES. UP TO 270’ ABOVE ASE
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 270’ ABOVE ASE
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL UP TO 390’ ABOVE ASE
LOADING DRIVE
4 . T h e e a st e r n e d g e o f t h e si t e w i l l p ro vi d e a p u b l i c l y- a c c e ssi b l e E sp l a n a d e f e a t u re t h a t w i l l e ve n t u a l l y t i e t o t h e p ro p o se d E sp l a n a d e f e a t u re e n vi si o n e d i n t h e C o u n t y M a st e r P l a n 5 . T h e f i r st f l o o r u se s w i l l i n c l u d e re t a i l a n d o t h e r a c t i va t i n g u se s a s w e l l a s re si d e n t i a l a n d o ff i c e l o b b i e s. E ve r y e ff o r t i s b e i n g m a d e t o p re se r ve t h e p e d e st r i a n e xp e r i e n c e w h e re ve r p o ssi b l e . S t e e p g r a d e s a re re d u c e d w h e re p o ssi b l e a n d b u i l d i n g s w i l l b e l i n e d w i t h re t a i l a n d a c t i ve - u se sp a c e s w h e re ve r f e a si b l e .
RIVE
ING D
ESPLANADE / MULTI-USE TRAIL
P l e a se n o t e , p ro p o se d A . S . E . ’s a re e st i m a t e d a n d f i n a l A . S . E . ’s w i l l b e d e t e r m i n e d a t F S P f o r e a c h p h a se .
CUSTIS MEMORIAL PKWY (INTERSTATE 66) BRIDGE TO TRAIL
0
50
100
150
2 . A p ro m i n e n t , c e n t r a l i ze d p a r k sp a c e w i l l b e p ro vi d e d a d j a c e n t t o 1 8 t h S t re e t a n d K e n t S t re e t t h a t w i l l p ro vi d e a d e st i n a t i o n f o r t h e re si d e n t s, t e n a n t s a n d vi si t o r s o f R o ssl yn . 3 . T h e b u i l d i n g s a re si t e d sp e c i f i c a l l y t o p ro vi d e m a xi m u m a m o u n t s o f l i g h t a n d a i r t h ro u g h a n d b e t w e e n e a c h p h a se .
PHASE 5 RES./OFFICE UP TO 390’ ABOVE ASE
LOAD
N ARLINGTON RIDGE RD
1 . T h e st re e t g r i d o f R o ssl yn w i l l e xt e n d o n t o t h e R o ssl yn P l a za si t e b y b re a k i n g u p t h e su p e r b l o c k a n d a d d i n g t w o i n t e r n a l st re e t s; 1 7 t h a n d 1 8 t h S t re e t . T h e se t w o n e w ro a d s w i l l c o n n e c t w i t h K e n t S t re e t a n d N . A r l i n g t o n R i d g e R o a d , c o m p l e t i n g t h e g r i d syst e m i n t h i s a re a .
250 RESIDENTIAL
OFFICE
OPEN SPACE
20
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN
T NORT
H
GROUND FLOOR USES
19TH S
ROSSLYN PLAZA PARK
PHASE 2 RES.
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
GENERAL NOTE: DIAGRAM ABOVE IS CONCEPTUAL. FINAL DESIGN FOR EACH BUILDING WILL BE DETERMINED AT FINAL SITE PLAN 0
40
80
120
200
POTENTIAL ENTRANCE
RETAIL
LOBBY
CORE/SERVICE
S u c c e ssf u l g ro u n d l e ve l re t a i l i s c r i t i c a l t o t h e su c c e ss o f t h e st re e t sc a p e o n a n d a ro u n d t h e R o ssl yn P l a za si t e . G ro u n d f l o o r a c t i va t i o n w i l l b e c o n c e n t r a t e d w i t h i n t h e R o ssl yn P a r k sp a c e a n d a l o n g t h e n e w 1 7 t h a n d 1 8 t h S t re e t s. C o n si st e n t w i t h t h e R o ssl yn S e c t o r P l a n b u i l d i n g e n t r a n c e s a l o n g re t a i l f ro n t a g e s sh o u l d b e p l a c e d a t a m a xi m u m o f e ve r y 5 0 t o 75 feet.
P R I M A RY A R E A S F O R G R O U N D - F L O O R A C T I VATI O N , I N C L U D I N G R E TA I L U S E S , R E TAI L E Q U I VA L E N T U S E S A N D B U I L D I N G U S E S W I T H A C T I V E FA C A D E S
21
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN
270’
70’
87’
200’
PHASE 4 RES./ HOTEL
18TH ST. PARK
PHASE 5 RES./OFFICE
5’
RETAIL EDGE FRONTING ROSSLYN PLAZA PARK
130’
PHASE 2 RES.
NEW 18TH STREET
PRIMARY PARK SPACE
40’
50’
PHASE 3 OFFICE
115’
200’
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
10’
5’
19TH S
70’
N KENT ST
T NORT
H
O P E N S PA C E P L A N
70’
5’ 55’ 5’
210’
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
T h e a b o ve d i a g r a m e xh i b i t s t h e p ro p o se d si d e w a l k w i d t h s o n t h e R o ssl yn P l a za si t e a n d sp e c i f i c i n f o r m a t i o n re g a rd i n g t h e si ze o f t h e p a r k sp a c e s. E ve r y e ff o r t h a s b e e n m a d e t o p ro vi d e C o u n t y re c o m m e n d e d si d e w a l k w i d t h s a n d i n c l u d e t re e p l a n t i n g zo n e s.
GENERAL NOTE: ZONING ENVELOPES REPRESENT MAXIMUM BUILDING LINE. OPEN SPACE DIMENSIONS REPRESENT MINIMUM SIZES DELIVERED AT FINAL BUILDOUT.
0
40
80
120
200 RE TA IL T R A NS IT ION
1 6 ’ S ID E WA L K W ID T H
1 4 . 5 ’ S I D E WA L K W I D T H
22
*DRAFT
3 . S T R E E T S / T R A N S P O R TAT I O N *DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
B
N KENT ST A
PHASE 1 OFFICE
SO
IL
C
D
C
W
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
TREET
PHASE 2 RES.
E
19TH S
N
VD BL
E NEW 18TH STREET
A
NEW 17TH STREET
B
D
PHASE 3 OFFICE G
F
H
N ARLINGTON RIDGE RD ESPLANADE F
H G
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
200 24
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
B-B A-A
SECTION A-A WILSON BOULEVARD LOOKING WEST W i l so n B o u l e va rd ( S e c t i o n A - A ) i s p ro p o se d t o b e c o m e m o re n a r ro w t o d e c re a se p e d e st r i a n c ro ssi n g d i st a n c e s, c a l m t r a ff i c a n d c re a t e a m o re i n t i m a t e sc a l e f o r t h e a re a . A c yc l e t r a c k h a s a l so b e e n i n c l u d e d , c o n si st e n t w i t h County Sector Plan. K e n t S t re e t ( S e c t i o n B - B ) i s p ro p o se d t o b e c o n ve r t e d f ro m o n e - w a y t o t w o - w a y w i t h o n e l a n e o f p a r k i n g a l o n g t h e e a st e r n e d g e o f t h e st re e t . T h i s p ro p o sa l re c o m m e n d s i m p ro ve m e n t s t o a f u l l - w i d t h K e n t S t re e t ( so u t h o f 1 8 t h S t re e t ) a s su g g e st e d i n t h e S e c t o r P l a n U p d a t e . I n t h i s c o n ve r si o n , t h i s p ro p o sa l h a s c o m m i t t e d t o i n st a l l i n g o n e h a l f o f t h e st a n d a rd c o m p l e t e st re e t se c t i o n , w i t h t h e e xp e c t a t i o n s t h a t t h e o t h e r h a l f w o u l d b e i n st a l l e d u p o n re d e ve l o p m e n t o f t h e a d j a c e n t p ro p e r t y t o t h e We st .
SECTION B-B N. KENT STREET LOOKING NORTH
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s. 25
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
C-C
D-D
SECTION C-C 17TH STREET N. LOOKING WEST
T h e st re e t se c t i o n s f o r 1 7 t h a n d 1 8 t h S t re e t p ro vi d e t w o t r a ve l l a n e s, a n d a p a r k i n g l a n e o n t h e so u t h si d e .
SECTION D-D 18TH STREET N. LOOKING WEST
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s. 26
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
E-E F-F
SECTION E-E 19TH STREET N. LOOKING WEST
1 9 t h S t re e t ( S e c t i o n E - E ) i s p ro p o se d a s a t w o - w a y ro a d w i t h p a r k i n g o n t h e so u t h si d e a n d a c yc l e t r a c k o n t h e n o r t h si d e .
SECTION F-F NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
N o r t h A r l i n g t o n R i d g e R o a d i s p ro p o se d t o b e r a i se d t o p l a za l e ve l , w h i c h re q u i re s g r a d e c h a n g e a t t h e so u t h a n d n o r t h e n d s o f t h e si t e . H o w e ve r, u p o n re a c h i n g p l a za l e ve l , re m a i n s f l a t f o r t h e m a j o r i t y o f t h e si t e . S e c t i o n F - F sh o w s t h e l o c a t i o n n e a r t h e i n t e r se c t i o n o f N . A r l i n g t o n R i d g e R o a d a n d W i l so n B o u l e va rd , w h e re a d e d i c a t e d l o a d i n g d r i ve sp l i t s f ro m N . A r l i n g t o n R i d g e R o a d a n d g o e s b e n e a t h t h e p l a za , re su l t i n g i n a m o re p e d e st r i a n - f r i e n d l y p l a za l e ve l . S e c t i o n G - G o n t h e n e xt p a g e sh o w s t h e t yp i c a l c o n d i t i o n for North Arlington Ridge Road and includes t w o - w a y t r a ff i c a n d a m u l t i - p u r p o se t r a i l w i t h a b u ff e r b e t w e e n t h e t w o . S e c t i o n H - H i s si m i l a r t o se c t i o n G - G , b u t i s l o c a t e d w h e re N . A r l i n g t o n R i d g e R o a d a n d 1 9 t h S t re e t i n t e r se c t . 27
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
G-G
H-H
EXISTING I-66 EBL
SECTION G-G NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s.
EXISTING I-66 EBL
SECTION H-H NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
28
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N TOPOGRAPHY
76’-0” 65’-0”
76’-0”
67’-6”
51’-0” 0”
AD
GE
ON GT
RO
D RI
57’-0”
LIN
N.
76’-0”
76’-0”
AR
NT
ST
ET RE
78’-0”
KE
70’-0” 76’-0”
76’-0”
55’-0” EXISTING TOPOGRAPHY
58’-0”
EXISTING TOPOGRAPHY
70’-0” 55’-6” -6”
69’-0” 71’-6”
AD
E
RO
DG
N
66’-6”
RI
O GT
R
A N.
PROPOSED TOPOGRAPHY
GENERAL NOTE:
ET
LIN
T EN
K
PROPOSED TOPOGRAPHY
E TR
S
56’-0”
PROPOSED TOPOGRAPHY IS PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
29
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N TOPOGRAPHY
76’-0” 67’-6” 69’-0” 76’-0” 71’-6” 78’-0”
66’-6” 70’-0”
76’-0” 58’-0”
56’-0”
EXISTING TOPOGRAPHY
PROPOSED TOPOGRAPHY
N. ARLINGTON RIDGE ROAD
N. ARLINGTON RIDGE ROAD
GENERAL NOTE: PROPOSED TOPOGRAPHY IS PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
Existing topography around the site varies greatly from north to south and west to east, with a total of 20 feet or more between the high point and low point. The proposed plan mitigates grade change to the greatest extent possible in an effort to lessen the amount of grade change in the areas of primary access. 30
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N S I D E WA L K S E C T I O N S
SIDEWALK DETAIL A
SIDEWALK DETAIL B
SIDEWALK DETAIL C
A
B
A
C
S i d e w a l k d e t a i l s A a n d B sh o w s t h e t yp i c a l d i m e n si o n s a n d c h a r a c t e r f o r t h e si d e w a l k s o n 1 7 t h S t re e t , 1 8 t h S t re e t , t h e We st e r n si d e w a l k o n N o r t h A r l i n g t o n R i d g e R d a n d t h e E a st e r n si d e w a l k o n K e n t S t . T h e si d e w a l k s e m p h a si ze p e d e st r i a n u se a n d a c c e ss b y c re a t i n g a c u r b l e ss e n vi ro n m e n t w i t h b o l l a rd s t o se p a r a t e ve h i c l e s a n d p e d e st r i a n s. T h i s c u r b l e ss e n vi ro n m e n t i s o r i e n t e d t o w a rd s p e d e st r i a n u se a n d c re a t e s w e l c o m i n g e d g e s f o r t h e p a r k t h a t d r a w p e d e st r i a n s i n a n d sl o w ve h i c u l a r t r a ff i c . C a n o p y t re e s c re a t e a sh a d e d si d e w a l k w i t h f u r n i sh i n g s u n d e r n e a t h t h e t re e s. S i d e w a l k d e t a i l C sh o w s t h e E sp l a n a d e t h a t f o r m s t h e E a st e r n e d g e o f N o r t h A r l i n g t o n R i d g e R d . T h e E sp l a n a d e a l so c re a t e s a c u r b l e ss e d g e w i t h b o l l a rd s t o w e l c o m e p e d e st r i a n s t o t h e e d g e o f t h e si t e . To c re a t e a d i st i n c t a n d vi b r a n t c h a r a c t e r, g ro u n d c o ve r, a n d u n d e r st o r y p l a n t i n g s l i n e t h e E sp l a n a d e w i t h a m p l e b e n c h e s f o r re st i n g a n d p e o p l e w a t c h i n g . T h e m u l t i - u se t r a i l a l l o w s f o r a m i x o f u se s, f ro m st ro l l i n g t o c yc l i n g . T h e va r i o u s d e si g n e l e m e n t s a n d t h e l a rg e r sp a t i a l c o n n e c t i o n s o f t h e m u l t i - u se t r i a l c re a t e a n a c t i ve a n d so c i a l E sp l a n a d e . W h e re c a n o p y t re e s a re p l a n t e d o ve r st r u c t u re , a 3 - 4 ’ m i n i m u m so i l d e p t h w i l l b e p ro vi d e d t o p ro m o t e vi g o ro u s a n d h e a l t h y t re e s. A l l st re e t sc a p e s w i l l i n c o r p o r a t e se c t o r p l a n g u i d a n c e a n d f u t u re re c o m m e n d a t i o n s f o r 1 8 t h st re e t a n d w i l l b e c o n si d e re d a s p a r t o f t h e p a r k p l a n n i n g p ro c e ss. 31
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N S I D E WA L K E L E M E N T S
S i d e w a l k s w i l l b e d e si g n e d t o e n h a n c e t h e p e d e st r i a n e xp e r i e n c e i n R o ssl yn . P a vi n g m a t e r i a l s a n d t h e d e si g n o f t h e p a vi n g w i l l c re a t e d u r a b l e b e a u t i f u l su r f a c e s t h a t g i ve t h e si d e w a l k c h a r a c t e r a n d a c l e a r o rd e r. A d d i t i o n a l si d e w a l k e l e m e n t s w i l l i n c l u d e c a n o p y t re e s, l i g h t i n g , b i k e p a r k i n g a n d c a f e sp a c e s. T h e a r r a n g e m e n t o f si d e w a l k e l e m e n t s w i l l c re a t e a l e g i b l e o rd e r t h a t w i l l c re a t e a p l e a su r a b l e a n d so c i a l w a l k i n g e xp e r i e n c e . 32
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N T R A N S P O RTAT I O N M A N A G E M E N T P L A N
A Tr a n sp o r t a t i o n M a n a g e m e n t P l a n ( T M P ) w i l l b e i m p l e m e n t e d w i t h t h e d e ve l o p m e n t o f R o ssl yn P l a za t o f u r t h e r e n h a n c e a n d p ro m o t e t h e u se o f a l t e r n a t i ve t r a n sp o r t a t i o n m o d e s. A s a re q u i re m e n t o f A r l i n g t o n C o u n t y, t h e T M P w i l l i n c l u d e se ve r a l e l e m e n t s a i m e d a t re d u c i n g p e a k h o u r ve h i c l e t r i p s a n d p a r k i n g d e m a n d s. Typ i c a l e l e m e n t s o f a T M P i n c l u d e : 1 . P ro vi d e f u n d i n g su p p o r t f o r t h e T M P. 2 . D e si g n a t i n g a n o n - si t e P ro p e r t y Tr a n sp o r t a t i o n C o o rd i n a t o r t o o ve r se e a l l T M P a c t i vi t i e s. 3 . A c t i ve l y p a r t i c i p a t e a n d c o o rd i n a t e w i t h A r l i n g t o n C o u n t y C o m m u t e r S e r vi c e s t o m a i n t a i n a n d d i st r i b u t e u p - t o - d a t e t r a n si t information. 4 . P ro vi d e t r a n sp o r t a t i o n d i sp l a ys w i t h i n l o b b i e s a n d c o m m o n a re a s o f t h e d e ve l o p m e n t . 5 . P ro vi d e b i c yc l e p a r k i n g a n d / o r st o r a g e i n a n d a ro u n d t h e si t e . 6 . P re p a re a p a r k i n g m a n a g e m e n t p l a n t o st r a t e g i c a l l y u se t h e p a r k i n g p ro vi d e d o n - si t e . 7 . P ro vi d e e m p l o ye e s w i t h a p re - t a x su st a i n a b l e c o m m u t e p ro g r a m . 8 . D i st r i b u t e “ N e w R e si d e n t P a c k a g e s” w h e n re si d e n t s m o ve i n so t h a t t h e y k n o w w h a t t r a n sp o r t a t i o n c h o i c e s a re a va i l a b l e a n d t h e n e a re st b u s a n d M e t ro r a i l st o p s a n d st a t i o n s. 9 . P ro vi d e c h a rg i n g st a t i o n s w i t h i n t h e g a r a g e s f o r a l t e r n a t i ve f u e l ve h i c l e s. 1 0 . P a r t i c i p a t e i n re g i o n a l p ro g r a m s t h a t p ro m o t e t r a n si t . 33
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N
NORTH
S I T E T R A N S P O RTAT I O N , C I R C U L AT I O N A N D S T R E E T H I E R A R C H Y
19TH ST
FUTURE 18TH ST CONNECTION
N NEW 18TH STREET T
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 2 RES.
PHASE 3 OFFICE
PHASE 4 RES./ HOTEL
N ARLINGTON G O RIDGE G RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66) POSSIBLE FUTURE PEDESTRIAN BRIDGE TO MT. VERNON TRAIL
U R B A N C E N T E R L O C AL N ON A RT E R IA L R O A D F U T U R E U R B A N C E N TER L O C A L N O N -A RT E R IA L R OAD
T Y P E B A RT E R IA L R OADP R IM A R I LY U R B A N M I XED- U SE
50
100
150
FUTURE BIKE LANE
F U TU RE M U LT I - U S E T R A I L
L O C AT I O N S T O C O N S I D E R F O R ONE POTENTIAL BIKE-SHARE S TATI O N AT R O S S LY N P L A Z A
F U TU RE C Y C L E T R A C K / PR OT EC T E D B I K E L A N E S SH ARR OW
P E D E S T R IA N S T R E E T/ WAY
0
MU LT I - U S E T R A I L
PHASE 5 RES./OFFICE
T h e R o ssl yn P l a za p ro j e c t e m p h a si ze s m u l t i m o d a l a c c e ss, c o n si st e n t w i t h t h e U p d a t e d S e c t o r P l a n . P e d e st r i a n s w i l l b e a m a j o r c o m p o n e n t o f t h e su c c e ss o f t h e R o ssl yn P l a za p ro j e c t . M u c h o f t h e st re e t sc a p e a ro u n d t h e si t e i s c o n c e i ve d a s c u r b l e ss e n vi ro n m e n t w h e re p e d e st r i a n s a n d ve h i c u l a r t r a ff i c w i l l c o e xi st . C o n n e c t i o n s t o t h e a d j a c e n t si d e w a l k s w i l l l a rg e l y b e a c c o m m o d a t e d w i t h p e d e st r i a n c ro ssi n g s n e a r p ro m i n e n t i n t e r se c t i o n s. T h e a c c e ss p o i n t t o F re e d o m P a r k a n d f u t u re 1 8 t h st re e t i s p ro p o se d t o b e a c c o m m o d a t e d w i t h a g e n e ro u s p e d e st r i a n c o n n e c t i o n a t g r a d e t h a t w i l l b e p ro p e r l y si g n e d t o p ro vi d e sa f e a n d c o n ve n i e n t a c c e ss a c ro ss K e n t S t re e t . S i m i l a r l y, a c c e ss t o t h e E sp l a n a d e a t t h e e a st e r n e d g e o f t h e si t e w i l l i n c l u d e p e d e st r i a n c ro ssi n g s a t t h e i n t e r se c t i o n o f N o r t h A r l i n g t o n R i d g e R o a d a n d W i l so n B l vd . a n d 1 7 t h , 1 8 t h a n d 1 9 t h S t re e t s. B i c yc l e s a re a n i m p o r t a n t c o m p o n e n t t o t h e st re e t se c t i o n c o m p o si t i o n o n R o ssl yn P l a za ’s si t e . W i l so n B l vd . i s e n vi si o n e d b y t h e C o u n t y t o i n c l u d e a C yc l e Tr a c k / P ro t e c t e d B i k e L a n e s. A M u l t i - u se t r a i l c o n n e c t i o n i s a l so p ro p o se d a l o n g t h e E sp l a n a d e a n d r u n s n o r t h t o w a rd t h e K e y B r i d g e a n d S o u t h t o w a rd s t h e I w o J i m a M e m o r i a l . A b r i d g e i s a l so p ro p o se d a t t h e i n t e r se c t i o n o f 1 8 t h S t re e t a n d N o r t h Arlington Ridge Road that continues the M u l t i - u se t r a i l e a st a c ro ss I n t e r st a t e 6 6 , c o n n e c t i n g t o t h e M o u n t Ve r n o n Tr a i l n e t w o r k . A b i k e - sh a re st a t i o n sh o u l d b e e xp l o re d a s p a r t o f f u t u re si t e p l a n re vi e w. S e ve r a l p o t e n t i a l l o c a t i o n s a re sh o w n . S h a re d b i k e l a n e s a re p ro p o se d o n 1 7 t h a n d 1 8 t h S t re e t s a n d K e n t S t re e t .
F U TU RE S H A R R O W
250 34
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RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N
T NORT
H
O N S T R E E T PA R K I N G
19TH S
PHASE 2 RES.
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
O N S TREET PA RK I N G
GENERAL NOTE: ON-STREET PARKING IS PRELIIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
0
50
100
150
O n - st re e t p a r k i n g i s e xt re m e l y i m p o r t a n t f o r t h e su c c e ss o f re t a i l , o p e n sp a c e s a n d o t h e r g ro u n d - l e ve l p ro g r a m . R o ssl yn P l a za w i l l i n c l u d e o n - st re e t p a r k i n g a l o n g W i l so n B o u l e va rd , K e n t S t re e t , 1 7 t h , 1 8 t h a n d 1 9 t h S t re e t s.
250 35
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RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N O F F S T R E E T PA R K I N G
A
PLAZA
N. KENT ST
N. ARLINGTON RIDGE ROAD
PLAZA
SERVICE CORRIDOR
TICKETING
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
LOADING
PARKING
PARKING
PARKING
19TH ST
NORTH
S E CT ION A : L ON GIT UD IN A L T H R O U G H S I T E
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
W
ILS
O
PHASE 2 RES. PHASE 1 OFFICE PHASE 3 OFFICE
S E RV IC E C OR R ID OR PHASE 5 RES./OFFICE
E X T E N T S OF OF F S T R E E T PA R K ING (4 L E V E L S B E L O W GR A D E ) P L A N NE D PA R K ING E N T R A N C E S
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
O ff - st re e t p a r k i n g i s i m p o r t a n t f o r t h e vi a b i l i t y o f t h e R o ssl yn P l a za p ro j e c t . A l l o ff - st re e t p a r k i n g f o r t h e p ro j e c t i s p ro p o se d t o o c c u r b e l o w g r a d e , a l l o w i n g f o r a s m u c h g ro u n d p l a n e a s p o ssi b l e t o b e a va i l a b l e f o r o p e n sp a c e s. P l a n n e d p a r k i n g e n t r a n c e l o c a t i o n s a re sh o w n a n d w i l l b e f u r t h e r e va l u a t e d d u r i n g Final Site Plan (FSP). 36
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RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N INTERNAL LOADING
G
TELECOM
O
S E
P A
DN
STAIR 1
UP
44'-0" 52.0'
3% SLOPE 51.0'
SE1
PHASE 5 LOADING (STREET) 50.0'
T
S
UP
P
STAIR 2
P C
E
DN
54.0'
52.0'
51.0' 49.0'
50.0'
49.0'
48.0'
44'-0"
44'-0"
PHASE 3 LOADING
PHASE 4 LOADING
44.0'
31'-0"
42'-0" 14'-0"
28'-0"
42'-0"
Service Lane Down
17'-0"
PHASE 2 LOADING
PHASE 1 LOADING
50.0'
p
ane U
ice L
Serv
44'-0"
46.0'
48.0'
52.0'
GENERAL NOTE: THIS DIAGRAM IS CONCEPTUAL. FINAL LOADING DOCK DESIGN WILL BE DETERMINED AT FINAL SITE PLAN FOR EACH BUILDING. 0
40
80
120
50.0'
T h e l o a d i n g f o r t h e p ro j e c t w i l l b e h a n d l e d p re d o m i n a n t l y b y a n i n t e r n a l l o a d i n g st r a t e g y. C o m m e rc i a l t r u c k e n t r y w i l l o c c u r o n N o r t h A r l i n g t o n R i d g e R o a d , b e n e a t h t h e E sp l a n a d e a n d e xi t w i l l o c c u r n e a r t h e i n t e r se c t i o n o f N . A r l i n g t o n R i d g e R o a d a n d 1 9 t h S t re e t . T h i s st r a t e g y w i l l re d u c e t h e i m p a c t a n d p re se n c e o f h e a vy t r u c k t r a ff i c f ro m a d j a c e n t ro a d s, c re a t i n g a m o re p l e a sa n t a n d f r i e n d l y e n vi ro n m e n t . T h e a b o ve g r a p h i c su g g e st s t h e n u m b e r o f l o a d i n g d o c k s, h o w e ve r, t h e f i n a l number of loading docks at each location will be determined at Final Site Plan.
200 37
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4 . O P E N S PA C E *DRAFT
RO S SLY N PLAZ A
O P E N S PA C E CONCEPTUAL RENDERING
C o n c e p t u a l re n d e r i n g o f o p e n sp a c e p l a za s a t R o ssl yn P l a za .
T O BE F URTHER UPDATED
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 39
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RO S SLY N PLAZ A
O P E N S PA C E CONCEPTUAL RENDERING
C o n c e p t u a l re n d e r i n g o f o p e n sp a c e p l a za s a t R o ssl yn P l a za .
T O BE F URTHER UPDATED
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 40
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RO S SLY N PLAZ A
O P E N S PA C E PERFORMANCE CRITERIA
270'-0"
PHASE 2
129'-6"
+/-0.44 ACRES
200'-0"
157'-8"
ROSSLYN PLAZA PARK +/- 0.85 ACRES
86'-10"
PHASE 4
PHASE 5
PHASE 1
PHASE 3 51'-6"
39'-6"
65'-0"
+/-0.20 ACRES
135'-0"
60'-0"
128'-2"
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 1 (CONCERT) +/-1.71 ACRES
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 2 (FARMER'S MARKET) +/-1.95 ACRES
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 3 (FESTIVAL) +/-2.91 ACRES
(KENT AND 18TH STREET CLOSED DOWN, UTILIZES FREEDOM PARK)
(KENT AND 18TH STREET CLOSED DOWN)
(KENT, 17TH STREET, 18TH STREET, NORTH ARLINGTON RIDGE ROAD CLOSED DOWN)
q P ro vi d e a p p ro xi m a t e l y 1 . 0 a c re , w i t h u p t o a p p ro x. 2 . 0 a c re s a va i l a b l e w h e n a d j a c e n t st re e t s a re c l o se d . EX PA N DE D PA RK SC E NA R I O 1 - CONCERT 0
50
100
EXPAN D ED PA R K SC EN AR I O 2 - FA R M E R ’ S M A R K E T 150
E X PA ND E D PA R K S C E NA R IO 3 - F E S T IVA L
q C u r re n t si t e p l a n a n d R o ssl yn P l a za p a r k delineation does not include additional sc u l p t i n g t h a t w o u l d o c c u r a t F S P.
250 41
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
42
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
43
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
44
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 1
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 45
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RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 2
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 46
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RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 3
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 47
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RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
M I T No r t h Co u r t Cambridge, MA Ima ge : Re e d Hilde rbra nd
Wo o l w i ch S quares
T ilb u r g S q u a re
Lo ndo n, UK
T i l b u rg , N E
Im a g e: G u sta fso n Port er v ia landezine.com
Ima ge : Sa nt e n Co via la nde zine.com
Bryant Park N e w Yo r k , N Y Ima ge : nyc -a rc hite c ture .c om
R o ssl yn P a r k i s a p l a c e f o r o u t d o o r c u l t u r a l e ve n t s, i n f o r m a l g a t h e r i n g s a n d i n d i vi d u a l u se . S u p p o r t i n g a m i x o f p a ssi ve g a t h e r i n g , re t a i l a n d a c t i ve re c re a t i o n , t h e p a r k w i l l b e a d e st i n a t i o n f o r e ve r yd a y u se a s w e l l a s sp e c i a l e ve n t s. D u r a b l e a n d f l e xi b l e sp a c e s w i t h a m i x o f f i xe d a n d m o ve a b l e se a t i n g , w i l l a l l o w f o r e a sy a n d d i ve r se u se a n d a c t i vi t i e s. Br y an t P ark
No r t h E n d P a r k s
New Yo r k , NY
Boston, MA
Im a g e: p l a n n i n g .o rg
Ima ge : ggnltd.c om
48
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RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
N o v ar ti s Headquart ers Basel, S w itz er l a n d - Vi t t o ri o L a m p u gn a n i Im a g e:
N ati o n al 9-11 M em orial
Na t io n a l 9 - 1 1 M e m o r ia l
New Yo r k , NY - P WP L a n d s c a p e A rc h i t e c t u re
N e w Yo r k , N Y - P W P L a n d s c a p e A rc h i t e c t u re
Im a g e: L an d e z i n e.com
Ima ge : La nde zine .c om
49
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RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
The H i l l S quare
No r t h E n d P a r k s
Tilburg , Net he rl a n d s
Boston, MA
Im a g e: Bu ro S an te nco v ia s ant enco.nl
Ima ge : ggnltd.c om
Br y an t P ark
Cro wn Ce n t e r F o u n t a in
New Yo r k , NY
K a n s a s C i t y, K S
Im a g e: wi re d n ewyork .com
Ima ge : a a ronm86 via W ikime dia
50
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RO S SLY N PLAZ A
O P E N S PA C E 18TH STREET CORRIDOR PRECEDENT IMAGES
D u tch S h a red S t reet
Ne w Ro a d
Nether lands
Brighton, UK
Im a g e: u rb a n g re e ns .t um blr.com
Ima ge : Ge hl Arc hite c ts via la nde zine .c om
T h i s p o r t i o n o f 1 8 t h S t re e t , w i l l p ro vi d e a c o n n e c t i o n b e t w e e n N . K e n t S t re e t a n d A r l i n g t o n R i d g e R o a d , t h e e sp l a n a d e , a n d t h e l a u n c h i n g p o i n t f o r t h e e n vi si o n e d p e d e st r i a n / b i c yc l e b r i d g e t o w a rd t h e M o u n t Ve r n o n Tr a i l . T h e st re e t sh o u l d p ro vi d e st ro n g c o n n e c t i vi t y t o t h e re c o m m e n d e d R o ssl yn P l a za P a r k . T h e st re e t se g m e n t , w h i c h w i l l a l so p ro vi d e vi t a l c i rc u l a t i o n t h ro u g h t h e b l o c k , w i l l n e e d t o b e a c h i e ve d t h ro u g h t h e p h a se d re d e ve l o p m e n t o f t h e si t e . P ed es tr i an S t reet Helsink i, F inla n d Im a g e: F l i c k r (u se r : La Cit t a Vit a)
51
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RO S SLY N PLAZ A
O P E N S PA C E P L AY S PA C E P R E C E D E N T I M A G E S
Kl y d e War ren Parks Da llas, T X Im a g e: l an d e z i n e.com
E d wa rd L e a t h e r s M e m o r ia l P a r k Somerville, MA Ima ge : Re e d Hilde rbra nd
H a rbor I s la n d s P a v illio n Bos t o n , M A I mage: Reed Hilde rbra nd
T h e p o t e n t i a l l o c a t i o n o f a p r i m a r y p l a y sp a c e w i l l b e d e t e r m i n e d i n a p o st p d sp p l a n n i n g p ro c e ss. I n a d d i t i o n t o a p r i m a r y p l a y sp a c e , p l a yf u l e l e m e n t s c a n b e i n t e g r a t e d t h ro u g h o u t t h e si t e . T h e p r i m a r y p l a y sp a c e c o u l d i n c l u d e b o u l d e r s, sp l a sh p a d s a n d p l a y e q u i p m e n t t h a t a re i n t e g r a t e d i n t o t h e l a rg e r si t e d e si g n . S m a l l e r p l a y e l e m e n t s su c h a s b o u l d e r s a n d i n t e r a c t i ve so u n d e l e m e n t s c a n b e d e p l o ye d t h ro u g h o u t t h e si t e t o e xp a n d p l a y e l e m e n t s b e yo n d t h e p r i m a r y p l a y sp a c e . Tear D ro p Park
R e pe nta n c e P a r k
M a y a L in - Wa v e F e ild
New Yo r k , NY
Ba t on R ou g e , L A
University of Michigan
Im a g e: mvva i n .c o m
I mage: Reed Hilde rbra nd
Ima ge : mywhitse nd.org
52
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RO S SLY N PLAZ A
O P E N S PA C E BRIDGE PRECEDENT IMAGES
H o v en r i n g Circular Cycle Bri dge
N i c h o ls B r id g e wa y
Nether lands
Chicago, IL
Im a g e: l an d e z i n e.com
I mage: susa n via Pic a sa
T h e “ B r i d g e ” i s a n e l e va t e d p e d e st r i a n c o n n e c t i o n f ro m R o ssl yn P l a za , o ve r R o u t e 6 6 a n d t h e G e o rg e Wa sh i n g t o n P a r k w a y t o t h e M o u n t Ve r n o n Tr a i l . T h e B r i d g e p ro vi d e s re si d e n t s a n d vi si t o r s a si m p l e a n d sa f e w a y t o a c c e ss t h e n a t i o n a l p a r k zo n e s a l o n g t h e r i ve r a n d e n j o y re c re a t i o n a l a c t i vi t i e s. I t s l o c a t i o n a t t h e e n d o f T h e 1 8 t h S t re e t c o r r i d o r m a k e s i t e a si l y a c c e ssi b l e t o a l l o f R o ssl yn . T h e b r i d g e w i l l b e f u r t h e r st u d i e d w i t h re g i o n a l a n d f e d e r a l p a r t n e r s. Alex an d r a Arch & Forest Wa l k
Nic h o ls B r id g e wa y
A le x andr a R o a d & Te l o k B l a n g a h H i l l Pa r k , Si n ga p ore
Chicago, IL
Im a g e: l an d e z i n e.com
Ima ge : De e s Stribling via de e s2.blogspot.c om
53
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RO S SLY N PLAZ A
O P E N S PA C E C O N T E M P L AT I V E S PA C E S P R E C E D E N T I M A G E S
McBr i d e H ouse Bo sto n, MA Im a g e: Re e d Hi l d e rbrand
T h e c o r n e r o f 1 8 t h S t re e t a n d N o r t h A r l i n g t o n R i d g e R o a d c o u l d b e a h a rd sc a p e a re a w i t h a re t a i l k i o sk t h a t a l so p ro vi d e s i n f o r m a t i o n a b o u t R o o se ve l t I sl a n d f o r re si d e n t s h e a d i n g t o t h e I sl a n d o ve r t h e B r i d g e . T h i s sp a c e t r a n si t i o n s i n t o “ T h e G ro u n d s” w h i c h p ro vi d e o p p o r t u n i t i e s f o r b o t h a c t i ve a n d p a ssi ve re c re a t i o n . Ri ce U n i v ersit y Brochst ein Pa v i l i on
U TS A lu m n i Gre e n
Ho ust o n, T X
Sy d n e y, A U
Im a g e: arc h d ai l y.c om
I mage: Floria n Groe hn via la nde zine .c om
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O P E N S PA C E ESPLANADE PRECEDENT IMAGES
TO BE UPDATED The H i g h Line New Yo r k , NY Im a g e: arc h reco rd.com
E le v a t e d A c re a t 5 5 Wa t e r S t re e t N e w Yo r k , N Y Ima ge : roge rsa rc hite c t.c om
T h e E sp l a n a d e c re a t e s a n a c t i ve e d g e t o t h e si t e t h a t w i l l a t t r a c t p e o p l e t o t h e e d g e a s w e l l a s m a k e c o n n e c t i o n s t o g re a t e r R o ssl yn . T h e e sp l a n a d e sh o u l d h a ve a w i d e a n d d i st i n c t i ve l a ye re d p l a n t i n g t h a t u n i f i e s t h e e d g e a n d c re a t e s a l i vi n g t r a n si t i o n b e t w e e n t h e m u l t i - u se t r a i l a n d N . A r l i n g t o n R i d g e R d . A m p l e se a t i n g a l o n g t h e p l a n t i n g zo n e w i l l a l l o w f o r p a ssi ve g a t h e r i n g a n d p e o p l e w a t c h i n g . T h e m u l t i u se t r a i l a l l o w s f o r va r i o u s a c t i ve u se s su c h a s w a l k i n g , j o g g i n g a n d c yc l i n g a n d c re a t i n g a n a c t i ve l o o p a l o n g t h e e d g e o f R o ssl yn a n d a l so l i n k i n g u p w i t h t h e b r i d g e t o R o o se ve l t I sl a n d . H u d s o n Riv er Park
E le v a t e d A c re a t 5 5 Wa t e r S t re e t
New Yo r k , NY
N e w Yo r k , N Y
Im a g e: wi re d n ewyork .com
Ima ge : roge rsa rc hite c t.c om
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1 1
2
2
TO BE UPDATED Ind i an a C ult ural Trail 1
Ind ianapo lis, I N Im a g e: g ra vel b l o g . com
E n t r i e s t o t h e E sp l a n a d e f ro m W i l so n B l vd a n d 1 9 t h S t sh o u l d p ro vi d e a c o n t i n u o u s p a t h t h a t i s c o m f o r t i n g a n d i n vi t i n g f o r p e d e st r i a n s a n d c yc l i st s ( k e yp l a n l o c a t i o n 1 ) . Va r i o u s st r a t e g i e s m a y i n c l u d e l a n d sc a p e b u ff e r s t o se p a r a t e p e d e st r i a n a n d ve h i c u l a r u se s n e a r E sp l a n a d e e n t r i e s ( k e yp l a n l o c a t i o n 1 / i m a g e 1 ) a n d g re e n w a l l s ( k e yp l a n l o c a t i o n 2 / i m a g e 2 ) se p a r a t i n g u se r s o f t h e E sp l a n a d e ’s w a l k i n g a n d b i k i n g t r a i l f ro m e n t r i e s t o u n d e rg ro u n d l o a d i n g a n d se r vi c e d r i ve s. I m a g e 3 sh o w s a p o t e n t i a l t re a t m e n t f o r t h e e a st e r n e d g e o f t h e E sp l a n a d e . Ki n g ’s C ross Lo ndo n, UK Im a g e: b i o te c tu re . uk.com
T h e Hig h L in e 2
NYC Ima ge : a rc hitize r.c om
3 56
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O P E N S PA C E P U B L I C A RT
P OTE NTIA L A RT LOCATI O N S ( SI Z E DENO TES S CA LE O F ART PI EC E) 0
50
100
150
P u b l i c a r t b r i n g s a n e sse n t i a l d i m e n si o n o f c i vi c va l u e t o d a i l y l i f e a n d w i l l b e i n t e g r a l t o t h e d e si g n o f R o ssl yn P l a za . T h e a r t p ro g r a m could include both temporary art and p e r m a n e n t a r t i n st a l l a t i o n s t h a t m a y i n c l u d e sc u l p t u r a l , i n t e r a c t i ve , e l e c t ro n i c , k i n e t i c , f o u n t a i n a n d m u r a l w o r k s. L o c a t i o n s o f a r t p i e c e s sh o w n i n t h i s d i a g r a m a re su g g e st i ve o n l y. I n l i n e w i t h t h e S e c t o r P l a n , t h e 1 8 t h S t re e t c o r r i d o r w i l l b e a l i k e l y l o c a t i o n f o r public art. The final locations will be decided d u r i n g t h e o p e n sp a c e d e si g n p ro c e ss.
250 57
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RO S SLY N PLAZ A
O P E N S PA C E PLANTING
S t re e t Tre e P l a n t i n g O ve r E xi st i n g S u b g r a d e S t re e t Tre e P l a n t i n g D e p t h o ve r S t r u c t u re Tre e i n P l a n t i n g B e d S t re e t Tre e s S t re e t t re e sp e c i e s a re t o b e se l e c t e d d u r i n g t h e p a r k p l a n n i n g p ro c e ss i n c o o rd i n a t i o n w i t h t h e C o u n t y u r b a n f o re st e r a n d l a n d sc a p e a rc h i t e c t . D e p e n d i n g o n t h e l o c a t i o n t re e s w i l l b e p l a n t e d w i t h st r u c t u r a l so i l u n d e r si d e w a l k s w i t h st r u c t u r a l so i l s o ve r st r u c t u re o r i n p l a n t i n g b e d s. T h e d e t a i l s sh o w h o w t h e C o u n t y st a n d a rd st re e t t re e d e t a i l w i l l m e e t t h e st r u c t u r a l so i l vo l u m e s. T h e 3 ’ m i n i m u m st r u c t u r a l so i l d e p t h s w i l l a l l o w t h e t re e s t o t h r i ve t h a t a re o ve r st r u c t u re a n d o ve r e xi st i n g su b g r a d e . T h e d i a g r a m sh o w s w h e re t h e d i ff e re n t p l a n t i n g d e t a i l s c o u l d o c c u r. T h i s too will be determined during the park p l a n n i n g p ro c e ss. . 58
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RO S SLY N PLAZ A
O P E N S PA C E PLANTING
Gi nk o , Ginko biloba
A m e r i c a n Ye l l o w w o o d , Cladrastis kentukea (lutea)
Sweet g u m, Liquidambar styraciflua
L o n do n P lan et ree, Platanus x acerifolia
No rt h er n Re d Oa k , Quercus rubra
Site Planting P ro p o se d sp e c i e s w i l l b e se l e c t e d f ro t h e C o u n t y’s re c o m m e n d e d t re e sp e c i e s l i st a n d w i l l b e f i n a l i ze d i n c o o rd i n a t i o n w i t h t h e C o u n t y u r b a n f o re st e r a n d l a n d sc a p e a rc h i t e c t . P o ssi b l e sp e c i e s a re sh o w n o n t h i s p a g e a n d l i st e d b e l o w.
So u rw o o d , Oxydendrum arboreum
H on e y l oc u s t , Gleditsia triacanthos
Cr a pe m y r t l e , Lagerstroemia indica
A merican Ho r n beam, Carpinus caroliniana
Yo s h in o Ch e r r y, Prunus x yedoensis
G i n k o , Ginko biloba H o n e y l o c u st , Gleditsia triacanthos S w e e t g u m , Liquidambar styraciflua L o n d o n P l a n e t re e , Platanus x acerifolia S h i n g l e O a k , Quercus imbricaria P i n O a k , Quercus palustris N o r t h e r n R e d O a k , Quercus rubra A m e r i c a n E l m , Ulmus americana A l l e g h e n y S e r vi c e b e r r y, Amelanchier laevis A m e r i c a n H o r n b e a m , Carpinus caroliniana A m e r i c a n Ye l l o w w o o d , Cladrastis kentukea A m e r i c a n H o p h o r n b e a m , Ostrya virginiana S o u r w o o d , Oxydendrum arboreum Yo sh i n o C h e r r y , Prunus x yedoensis F o st e r H o l l y, Ilex x attenuate N e l l i e S t e ve n s H o l l y, Ilex x ‘Nellie R. Stevens’ 59
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RO S SLY N PLAZ A
O P E N S PA C E FURNITURE AND FURNISHINGS
BE N C H E S
CH A I R S A N D TA BLES
B O L L ARD S
S i t e f u r n i t u re a n d f u r n i sh i n g s w i l l p ro m o t e a u n i f i e d c h a r a c t e r f o r a l l p h a se s o f t h e p ro j e c t a n d e st a b l i sh a c o n t e m p o r a r y e xp re ssi o n c o n si st e n t w i t h t h e p ro j e c t ’s a rc h i t e c t u r a l q u a l i t i e s. S e a t i n g , t r a sh re c e p t a c l e s a n d re c yc l i n g e q u i p m e n t , b i c yc l e r a c k s a n d o t h e r f u r n i sh i n g s a re c o o rd i n a t e d w i t h t h e o ve r a l l p ro j e c t c h a r a c t e r. T h e f u r n i sh i n g s w i l l c o m p l y w i t h c u r re n t st a n d a rd s a n d g u i d a n c e f ro m t h e Sector Plan. AS H UR N S
T R ASH REC E P TA C L E S
B IK E R A C K S
60
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O P E N S PA C E S T O R M WAT E R M A N A G E M E N T
Cer t a in p la nti ng beds coul d be l o w e re d a n d pl a n te d a s a ra i n g a rd e n t o gather s tormwater a n d a l l o w f o r i n f i l tra ti o n .
S lo t d r a in s in p a v in g c a n c o lle c t s t o r m wa t e r r u n o ff a n d t h e n d ire c t t h e wa t e r t o t h e ir r ig a t io n s y s t e m b e lo w t h e p a v in g
P e r m e a b l e p a vi n g , w h i c h a re p a ve r s se t o n a g g re g a t e w i t h e xt r a w i d e j o i n t s t o a l l o w w a t e r t o i n f i l t r a t e , a re a n a l t e r n a t e st o r m w a t e r m a n a g e m e n t t e c h n i q u e .
S u c c e sf u l st o r m w a t e r m a n a g e m e n t i s i n t e g r a l t o t h e p a r k p ro p o sa l a n d t h e su st a i n a b i l i t y o f t h e si t e . T h e p re f e r re d st o r m w a t e r m a n a g e m e n t st r a t e g y w i l l b e d e t e r m i n e d i n t h e p o st - P D S P p a r k p l a n n i n g p ro c e ss. T h e i m a g e s a n d d e sc r i p t i o n s d e sc r i b e st r a t e g i e s t h a t c o u l d b e u se d o n t h e i r o w n o r i n combination.
61
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RO S SLY N PLAZ A
O P E N S PA C E SITE LIGHTING
VEH I CULA R RO A DWAY
PAV E R
STREET AND PLAZA
GR E AT L AW N
C AT E N A RY
T h e e xt e r i o r sp a c e s w i l l b e l i t i n a m a n n e r t h a t e n su re s p u b l i c sa f e t y a n d a w e l l l i t p e d e st r i a n - c e n t e re d a t m o sp h e re . E xt e r i o r lighting will conform with and enhance the c h a r a c t e r o f t h e e n t i re si t e . T h e p ro j e c t a i m s t o c re a t e a sa f e , vi b r a n t a n d d i st i n c t i ve n i g h t t i m e e n vi ro n m e n t t h a t sh o u l d c o n f o r m t o d a r k sk y p r i n c i p l e s t o m i n i m i ze l i g h t p o l l u t i o n . A l l l i g h t i n g sh o u l d m i n i m i ze l i g h t p o l l u t i o n a n d p ro m o t e sa f e a n d vi si b l e p u b l i c sp a c e s. 62
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RO S SLY N PLAZ A
O P E N S PA C E PAV I N G
GR ANI TE PAVER
P R E C A S T CONCR E T E C U R B
ST O NE PAV ER
A RT ICUL AT E D E D G E
CONCR E TE UNIT PAVER
D E COM P OS E D GR A N I T E
T h e si d e w a l k s a n d p a vi n g m a t e r i a l s w i l l p ro vi d e q u a l i t y su r f a c e s t h a t c re a t e a c o h e si ve e n vi ro n m e n t w i t h n e i g h b o r i n g p ro j e c t s a n d w i t h i n t h e o p e n sp a c e s o f t h e p ro j e c t i t se l f . T h e p a l e t t e o f p a vi n g w i l l i n c l u d e : c o n c re t e , p re - c a st p a ve r s, b r i c k , d e c o m p o se d g r a n i t e , st o n e a n d g r a n i t e p a vi n g a c c e n t s. T h e c u r b l e ss st re e t s w i l l e xt e n d t h e p a r k p a vi n g o ve r t h e st re e t t o sl o w t r a ff i c a n d i n c re a se t h e sc a l e o f p e d e st r i a n o r i e n t e d sp a c e . P e r m e a b l e p a ve r s m a y b e u se d t o re d u c e r u n - o ff i n c e r t a i n l o c a t i o n s. 63
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PHASING *DRAFT
RO S SLY N PLAZ A
PHASING CONCEPTUAL PHASING OVERVIEW
ARTISPHERE
ARTISPHERE
N KENT ST SL OP E
6% SLOPE
BL VD I IL
SO N
BL VD N SO
W
IL W
OFFICE FIC BUILDING LDII 'D' LONDON APARTMENTS
TEMPORARY OPEN SPACE
NORMANDY APARTMENTS
SPECTRUM THEATRE
ROSSLYN PLAZA NORTH
E
PHASE 1 OFFICE
URBAN PARK PHASE 2 RES.
3% SLOP
E
ROSSLYN PLAZA NORTH
3% SLOP S
OFFICE BUILDING G 'E'
OFFICE FFICE BUILDIN BUILD BUILDING N NG 'C'
NEW 17TH STREET
6%
6%
SL
OP E
6% SLOP 6 SLOPE OPE PE
19TH ST
19TH ST
N KENT ST
NORTH
FREEDOM PARK
NORTH
FREEDOM PARK
PHASE 3 OFFICE
N ARLINGTON RIDGE RD N ARLINGTON RIDGE RD LOADING DRIVE MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
EX I STI N G CONDITIO NS
PHASE 3
ARTISPHERE
ARTISPHERE
SL OP E
OFFICE FIC BUILDING LDII 'D'
NEW 17TH STREET
6%
BL VD IILL SO N W
IILL SO N W
NEW 17TH STREET
TEMPORARY OPEN SPACE
URBAN PARK
N ARLINGTON RIDGE RD
N ARLINGTON RIDGE RD LOADING DRIVE R E
MULTI USE TRAIL MULTI-USE
MULTI USE TRAIL MULTI-USE
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
PHASE 4
NORTH
FREEDOM PARK
19TH ST
N KENT ST
4-01& 4-0 01&
NORMANDY APARTMENTS
PHASE 3 OFFICE
N ARLINGTON RIDGE RD
NEW 18TH STREET
NEW N EW 17TH 17T STREET E
BL VD IL IL SO N W
NEW 17TH STREET
PHASE 1 OFFICE
URBAN PARK PHASE 2 RES.
PHASE 4 RES./HOTEL
PHASE 5 RES./OFFICE
4 4 4-01 4 -01& 01& &
ROSSLYN PLAZA NORTH
TEMPORARY OPEN SPACE
E
PHASE 1 OFFICE
OFFICE BUILDING G 'E'
PHASE 2 RES.
3% S SLOP
BL VD
6%
SL OP E
6% SLOP 6 SLOPE OPE PE
4 -0 1&
N KENT ST
NORTH
ARTISPHERE FREEDOM PARK
19TH ST
ARTISPHERE
FU UTUR TURE R STREET FUTURE
PH A SE 1
IL IL SO N
ROSSLYN PLAZA NORTH
PHASE 3 OFFICE
LOADING DRIVE R E
W
PHASE 4 RES./HOTEL
PHASE 2 RES.
E
PHASE 1 OFFICE
NORMANDY APARTMENTS
P h a si n g i s d e si g n e d t o a l l o w t h e d e l i ve r y o f e a c h p h a se i n a vi a b l e , c o n st r u c t i b l e a n d su c c e ssf u l m a n n e r. E a c h p h a se o f c o n st r u c t i o n w i l l p ro vi d e a n e w o p e n sp a c e a n d a sso c i a t e d c o m m u n i t y b e n e f i t s, a s w e l l a s c a re f u l l y c o n si d e re d t r a n si t i o n s t o e xi st i n g b u i l d i n g s a n d c o n d i t i o n s. P h a si n g i s e xp e c t e d t o o c c u r f ro m so u t h t o n o r t h a l l o w i n g e xi st i n g b u i l d i n g s t o m a i n t a i n e sse n t i a l e g re ss a n d i n f r a st r u c t u re a n d t o m i n i m i ze i m p a c t o n n e i g h b o r s. W h e re t h e re a re g r a d e t r a n si t i o n s b e t w e e n n e w a n d e xi st i n g p h a se s, st a i r s w i l l b e p ro vi d e d t o m o re e a si l y c o n n e c t t h e sp a c e s.
N ARLINGTON RIDGE RD
LOADING DRIVE R E
PH A SE 2
6% SLO 6 SLOPE OPE PE
3% SLOP S
ROSSLYN PLAZA NORTH
E
PHASE 1 OFFICE
OFFICE BUILDING G 'E'
3% SLOP S
BL VD
6%
SL OP E
6% SLOP 6 SLOPE OPE PE
N KENT ST
19TH ST
19TH ST
NK KENT ST
NORTH
FREEDOM PARK
NORTH
FREEDOM PARK
LOADING DRIVE MULTI USE TRAIL MULTI-USE
MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
C U RR EN T D EVEL O PME NT P H A S E
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
PHASE 5 65
*DRAFT
RO S SLY N PLAZ A
PHASING C O N C E P T U A L P H A S I N G O P E N S PA C E
EX I STI N G CONDITIO NS
PHASE 3
A l l f i n a l ro a d w a ys a n d f i n a l o p e n sp a c e w i t h i n D e si g n a t e d P h a se A re a s t o b e c o n st r u c t e d a s a p p ro ve d a t f i n a l si t e p l a n . P o t e n t i a l Te m p o r a r y O p e n S p a c e i s a l so i l l u st r a t e d h e re , h o w e ve r t h e f i n a l d e si g n f o r a n y Te m p o r a r y O p e n S p a c e w i l l b e d e t e r m i n e d a t 4 . 1 f i n a l si t e p l a n a p p ro va l f o r e a c h p h a se a s p a r t o f a n o ve r a l l c o m m u n i t y benefit package.
PH A SE 1
PHASE 4
A l l c o st s a sso c i a t e d w i t h c o n st r u c t i o n a n d m a i n t e n a n c e o f Te m p o r a r y O p e n S p a c e , a n y a d d i t i o n a l re q u i re m e n t s f o r t h e se a re a s ( i . e . l i g h t i n g , t e m p o r a r y p e d e st r i a n p a t h w a ys, f u r n i t u re , p a r k i n g , e t c . ) a n d a n y st re e t sc a p e re q u i re d b e yo n d p ro j e c t f ro n t a g e t o b e c re d i t e d t o w a rd s c o m m u n i t y b e n e f i t s. O w n e r s m a y t e m p o r a r i l y c l o se ro a d w a ys, p a t h w a ys a n d o p e n sp a c e f o r c o n st r u c t i o n o f f u t u re p h a se s ( i n c l u d i n g b u t n o t l i m i t e d t o st a g i n g a n d l a yd o w n a re a s, p a r k i n g u se s - b o t h temporary and permanent, etc.), as needed, and a p p ro ve d a t f i n a l si t e p l a n i f re q u i re d . U se o f t h e Te m p o r a r y O p e n S p a c e f o r e ve n t s o r o t h e r t e m p o r a r y u se s w i l l b e c o o rd i n a t e d t h ro u g h t h e D e p a r t m e n t o f P a r k a n d R e c O ff i c e o f S p e c i a l E ve n t s. A n y t e m p o r a r y p u b l i c u se e a se m e n t s f o r Te m p o r a r y O p e n S p a c e t o t e r m i n a t e a u t o m a t i c a l l y a t n o c o st t o O w n e r p r i o r t o st a r t o f c o n st r u c t i o n o f a n y f u t u re p h a se i m p a c t i n g su c h a re a ( i n c l u d i n g , b u t n o t l i m i t e d t o , a d j a c e n t st a g i n g , l a yd o w n a n d p a r k i n g a re a s) .
PH A SE 2
C U RR EN T D EVEL O PME NT P H A S E
P HA S E 5 66
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RO S SLY N PLAZ A
PHASING
PH ASE 1 BUILDING
1 7 t h S T REET
PHASE 1
P HA S E 1 T E M P. PA RK S PA CE
ESP L A NA D E T E M P. M U LT-U S E TRAIL EXTENSION
PH A SE 1
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 1 i n c ludes: q q q q q q
P h a se 1 Bui l di ng 17t h S t reet The 1st l eg of the Es pl anade W ilson Boul ev ard Improv em e n ts A t e m p o rary park s pace no rth o f t h e Ph a s e 1 bu i l di n g . A t e m p o rary mul ti -us e trai l e x te n s ti o n a l o n g th e e a s t e r n e dg e o f N o r t h A r lin g t o n R id g e R d .
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
67
*DRAFT
RO S SLY N PLAZ A
PHASING PHASE 2
PH ASE 1 BUILDING
1 7 t h S T REET
P HA S E 2 T E M P. PA RK S PA CE PHASE 2 B U IL D ING
ESP L A NA D E
PH AS E 2
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 2 i n c ludes: q P h a se 2 Bui l di ng q A t e m p o rary park s pace no rth o f t h e Ph a s e 2 bu i l di n g , l o c a te d wh e re t h e R o s s ly n P la z a P a r k will e v e n t u a lly b e .
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
68
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RO S SLY N PLAZ A
PHASING PHASE 3
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA RK PHASE 2 B UIL D ING
PHASE 3 B UIL D ING
PHASE 3 T E M P. PA RK S PA C E
ESP L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 3 i n c ludes: q q q q
P h a se 3 Bui l di ng R osslyn P l aza P ark The 2nd l eg of the Es pl ana de The B r id ge to Mount Ver no n Tra i l ( pe n di n g c o o rdi n a t i o n a n d a p p ro v a l wit h re le v a n t p a r t ie s )
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
69
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RO S SLY N PLAZ A
PHASING PHASE 4
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA R K PHASE 2 B U IL D ING
PHASE 4 BUILDING
P HA S E 3 B U IL D ING
E S P L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 4 i n c ludes: q P h a se 4 Bui l di ng q A d ja c e n t P ark /P l aza S pace
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
70
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RO S SLY N PLAZ A
PHASING PHASE 5
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA R K PHASE 2 B U IL D ING
PHASE 4 BUILDING
PHASE 5 BUILDING
P HA S E 3 B U IL D ING
E S P L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
P h as e 5 i n c ludes: q Pha se 5 Bui l di ng q C om p le t e A dj acent P ark/P l a z a Spa c e
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
71
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RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS S U N / S H A D O W S T U D Y - U N S C U L P T E D B U I L D I N G S S U M M A RY
S o la r st u d i e s sh o u l d b e u p d a t e d b a se d o n f i n a l b u ild ing d e si g n a t t h e f i n a l si t e p l a n
40000
100 0 HRS
3 HRS
4 HRS
35000 1 HR
80
30000
0 HRS
25000 60 2 HRS 20000
50%
10000
40
6 HRS
15000
3 HRS
H OUR S OF D IR E C T S U NL IGH T ON P E R CE NT OF P L A Z A
N UM B E R OF HOUR S P E R A R E A (F T. SQ )
5 HRS
1 HR 20 7 HRS
5000 4 HRS
S P R I N G / FA L L EQUINOX SU MMER SO L ST I C E
2 HRS
9 HRS
0
SPR I NG / FALL EQ UINOX
8 HRS
SUMMER SOLSTICE
WINTER SOLSTICE
W IN T E R S OL S T ICE
101
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RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - MARCH 21ST & SEPTEMBER 21ST
SPRING/FALL EQUINOX
8AM
2PM
9AM
3PM
10AM
4PM
11AM
5PM
12PM
6PM
1PM
B u i l d i n g d e si g n sh o u l d e n h a n c e su n l i g h t o p p o r t u n i t i e s o n t h e o p e n sp a c e a n d e n su re su n l i g h t i s p ro vi d e d t o 5 0 % o f t h e o p e n sp a c e f o r a t l e a st 3 h o u r s a t t h e sp r i n g a n d f a l l e q u i n o xe s. B u i l d i n g sc u l p t i n g sh o u l d e n su re su n l i g h t a c c e ss p e r f o r m a n c e c r i t e r i a c o n t a i n e d h e re i n t o R o ssl yn P l a za P a r k sp a c e a re m e t a t f i n a l si t e p l a n f o r e a c h b u i l d i n g . 102
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RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - JUNE 21ST
SUMMER SOLSTICE
8AM
2PM
9AM
3PM
10AM
4PM
11AM
5PM
12PM
6PM
1PM
B u i l d i n g d e si g n sh o u l d e n h a n c e su n l i g h t o p p o r t u n i t i e s o n t h e o p e n sp a c e a n d e n su re su n l i g h t i s p ro vi d e d t o 5 0 % o f t h e o p e n sp a c e f o r a t l e a st 6 h o u r s a t t h e su m m e r so l st i c e . 103
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RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - DECEMBER 22ND
WINTER SOLSTICE
8AM
9AM
10AM
11AM
12PM
2PM
3PM
4PM
5PM
6PM
1PM
104
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*DRAFT V O R N A D O / C H A R L E S E . S M I T H - G O U L D P R O P E RT Y C O M PA N Y P I C K A R D C H I LT O N - R E E D H I L D E R B R A N D - W D G
RO S SLY N PLAZ A
DEVELOPMENT TEAM
DESIGN GUIDELINES
/ 1
18TH STREET CORRIDOR / 51
PROJECT DESCRIPTION / 2
P L AY S PA C E / 5 2
1. INTRODUCTION
D E S I G N S TA N D A R D S / 3
BRIDGE / 53
VISION & PURPOSE / 4
C O N T E M P L AT I V E S P A C E S / 5 4
OWNER
VORNADO/CHARLES SMITH 2 3 4 5 C R Y S TA L D R I V E , S U I T E 1 0 0 0 A R L I N G T O N , VA 2 2 2 0 2 T 703.769.8200 F 703.842.1460 OWNER
G O U L D P R O P E R T Y C O M PA N Y 1 7 2 5 D E S A L E S S T R E E T N W, S U I T E 9 0 0 WASHINGTON, DC 20036 T 202.467.6740 F 202.331.9122
SPRC GUIDING PRINCIPLES / 5
ESPLANADE / 55
L O C AT I O N / 6
PUBLIC ART / 57
POINTS OF INTEREST / 8
PLANTING / 58
URBAN CONTEXT / 9
FURNITURE & FURNISHINGS / 60
TOPOGRAPHY / 10
S T O R M W AT E R M A N A G E M E N T / 6 1
EXISTING SITE CONDITIONS / 11
SITE LIGHTING / 62
P U B L I C T R A N S P O R TAT I O N / 1 4
PAV I N G / 6 3
E X I S T I N G & A P P R O V E D O P E N S PA C E / 1 5 D E S I G N C O N S U LTA N T
P I C K A R D C H I LT O N A R C H I T E C T S , I N C . 980 CHAPEL STREET N E W H AV E N , C T 0 6 5 1 0 T 203.786.8600 ARCHITECT OF RECORD
WDG ARCHITECTURE, PLLC 1 0 3 5 C O N N E C T I C U T AV E N W, S U I T E 3 0 0 WASHINGTON, DC 20036 T 202.857.8300 F 202.463.2198
ZONING / 16
5. PHASING/ 64 OVERVIEW / 65
2. CONCEPT PLAN
/ 17
O P E N S PA C E / 6 6
AERIAL VIEW / 18
PHASE 1 / 67
SITE PLAN OVERVIEW / 19
PHASE 2 / 68
BUILDING HEIGHT & PLACEMENT / 20
PHASE 3 / 69
GROUND FLOOR USES / 21
PHASE 4 / 70
O P E N S PA C E P L A N / 2 2
PHASE 5 / 71
LANDSCAPE ARCHITECT
REED HILDERBRAND INC. 7 4 1 M T. A U B U R N S T W AT E R T O W N , M A 0 2 4 7 2 T 617.923.2422 STRUCTURAL ENGINEER
TA D J E R C O H E N E D E L S O N A S S O C I AT E S , I N C . 1109 SPRING STREET S I LV E R S P R I N G , M A R Y L A N D 2 0 9 1 0 T 703.587.1820 F 703.588.1966 MEP ENGINEER
GHT LIMITED
3 . S T R E E T S / T R A N S P O R TAT I O N
/ 23
6. BUILDINGS FORM AND HEIGHTS
/ 72
STREET WIDTHS & SECTIONS / 24
INTRODUCTION / 73
TOPOGRAPHY / 29
BUILDING ENVELOPE / 74
SIDEWALK SECTIONS / 31
BUILDING MASSING / 75
SIDEWALK ELEMENTS / 32
V I E W S F R O M C E N T R A L P L A C E O B S E R V AT I O N D E C K / 7 9
T R A N S P O R TAT I O N M A N A G E M E N T P L A N / 3 3
VIEW CORRIDORS / 82
S I T E T R A N S P O R TAT I O N , C I R C U L AT I O N , & S T R E E T H I E R A R C H Y / 3 4
ARCHITECTURAL EXPRESSION / 83
O N S T R E E T PA R K I N G / 3 5
FA C A D E S / 8 5
O F F S T R E E T PA R K I N G / 3 6
BUILDING CANTILEVER / 87
INTERNAL LOADING / 37
S T Y L E & M AT E R I A L I T Y / 9 0
1010 NORTH GLEBE ROAD, SUITE 200 A R L I N G T O N , VA 2 2 2 0 1 T 703.243.1200 F 703.276.1376
BUILDING BASE / 95 BUILDING TOP / 97
4 . O P E N S PA C E
/ 38
MECHANICAL EQUIPMENT SCREENING / 99
CONCEPTUAL RENDERING / 39
BUILDING LIGHTING / 100
PERFORMANCE CRITERIA / 41
SUN/SHADOW STUDIES / 101
PROGRAM DISTRIBUTION / 42 *Ever y eff o r t ha s b e e n m a d e t o t ra c e t h e o r i gi n a l s ou rc e o f c op y r i gh t mat er ial co nt ai n e d i n t h i s b o o k. T h e c re a t or s w o u l d b e p l e a s e d t o h e a r f rom co pyr ig ht h o l d e rs t o re c t i fy a n y e r ro r s or omi s s i o n s .
S I T E P L A N A LT E R N AT I V E S / 4 5 R O S S LY N P L A Z A P A R K / 4 8
*DRAFT
1. INTRODUCTION *DRAFT
RO S SLY N PLAZ A
INTRODUCTION PROJECT DESCRIPTION
R o ssl yn P l a za w i l l b e c o m e a n e w a n d u n i q u e c o n t r i b u t i o n t o t h e u r b a n e xp e r i e n c e o f t h e R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( R C R D ) . I t i s a p e d e st r i a n - f o c u se d , m i xe d u se c o l l e c t i o n o f i c o n i c C l a ss- A o ff i c e b u i l d i n g s; h i g h - q u a l i t y re si d e n t i a l b u i l d i n g s, vi b r a n t re t a i l a m e n i t i e s a n d f l e xi b l e a n d f r i e n d l y o p e n sp a c e s. A l l o f t h e se a d d i t i o n s a re d e si g n e d t o e n l i ve n a n d e n r i c h t h e c u l t u re a n d e n h a n c e a n e m e rg i n g a n d e xc i t i n g u r b a n e n vi ro n m e n t .
T O BE F URTHER UPDATED
A n i m p o r t a n t c o m p o n e n t o f a n y su c c e ssf u l re d e ve l o p m e n t i s t h e i n c l u si o n o f P l a c e s; p l a c e s t o w o r k , l i ve , p l a y, re l a x, e a t , e n j o y a n d so c i a l i ze . T h e re d e ve l o p m e n t o f R o ssl yn P l a za w a s d e si g n e d w i t h t h e se g o a l s i n m i n d a n d t h e i n t e n t o f t h e se g u i d e l i n e s i s t o p ro vi d e d e t a i l a b o u t t h e P ro j e c t D e si g n , a l l i n a n e ff o r t t o c re a t e a st ro n g se n se o f P l a c e i n R o ssl yn . 2
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION D E S I G N S TA N D A R D S
CONNECTIVITY
DIVERSITY
outward – engage adjacent context
program variety – residential, hotel, office, retail,
inward – permeability within the site
recreation, civic/cultural, and art
HEART identifiable object or space act as central experience
activity throughout the day (beyond 9-5)
BALANCED
ICONIC
N AT U R E
allow cars and people to safely intermingle
landmark
access to green spaces, gardens, roof gardens, atria
cars cannot dominate spaces – inhibit people
orientation
water as a feature element, wayfinding, cooling
cars cannot be pushed to the perimeter – prevent access
destination
enhance pedestrian experience
historic, cultural, and religious value
LEGACY
HIERARCHY
S U S TA I N A B L E
clear vision with flexibility to evolve
spectrum of pedestrian and vehicular spaces
sustainable approach to climate
works immediately
well-defined thresholds
building and exterior space – size, orientation, design
develops over time – 10-20-30 years
enhanced pedestrian experience
T h e su c c e ss o f R o ssl yn P l a za w i l l b e a re su l t o f o u r a t t i t u d e re g a rd i n g k e y p r i n c i p l e s o f u r b a n d e ve l o p m e n t . P h ysi c a l , so c i a l a n d e xp e r i e n t i a l c h a r a c t e r i st i c s sh o u l d a l l b e a d d re sse d i n t h e d e si g n a n d d e ve l o p m e n t o f t h e p ro j e c t . T h e m a t r i x o n t h e l e f t p ro vi d e s n i n e c r i t i c a l p r i o r i t i e s f o r t h e d e ve l o p m e n t .
3
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RO S SLY N PLAZ A
INTRODUCTION VISION & PURPOSE
VI S ION
PU R PO SE
SECTOR PLAN
Rosslyn P laz a i s a 6.5-acre pro pe rty l oc a t e d on the eas ter n edge o f Ro s s l y n i n Arlingt on, uni que i n terms of its s c a l e , l oc a t ion a n d v i s i bi l i ty. Redev el o pm e n t o f the p rop e r t y creates s i gni fi can t o pp or t unit ies for:
T h e R o s s l y n Pl a z a D e s ig n Gu id e lin e s (“ D e s ig n Gu id e lin e s ” ) p ro v id e a f r a m e wo r k f o r re a liz in g t h e vi si o n th ro u g h o u t ph a s e d , lo n g - t e r m re d e v e lo p m e n t , in c o n ju n c t io n wit h t h e R o s s ly n P la z a P h a s e d D e v e l o pm e n t Si t e P la n (“ P D S P ” ). T h e D e s ig n Gu id e lin e s p ro v id e a c o n c e p t u a l g u id e f o r t h e u l t i m a t e de s i g n o f t h e i n di v id u a l p h a s e s o f re d e v e lo p m e n t wh ic h will e a c h b e re v ie we d a n d a p p ro v e d i n t h e f o rm o f a F i n a l Si t e P la n (“ F S P ” ). T h e g u id a n c e t a k e s t h e f o r m o f s t a n d a rd s a n d im a g e s wh i c h a re n o t i n t e n de d t o be l i m it in g a n d m a y b e m o d if ie d in c o n ju n c t io n wit h f u t u re p h a s e s . T h e D e s ig n G u i d e l i n e s a re o rg a n i z e d i n t o t h e f o llo win g s e c t io n s :
O n J u l y 2 2 , 2 0 1 5 , t h e A r l i n g t o n C o u n t y B o a rd adopted the Updated Final Draft of the R o ssl yn S e c t o r P l a n , d a t e d J u l y 1 6 , 2 0 1 5 ; w i t h m o d i f i c a t i o n s a s d i sc u sse d i n t h e C o u n t y B o a rd H e a r i n g .
q Ne w p la ce-maki ng q Vit a l re t a i l concentrati on q S t re ngt hened communi ty co n n e c t i v i ty q A r t s a n d cul tural i ntegrati on q M ixe d - us e s mart growth q E x e mp la ry archi tecture
q I n t ro du c t i o n
o On - S t re e t P a r k in g
o Pro j e c t D e s c r ip t io n
o Off - S t re e t P a r k in g
o D e s i g n Sta n d a rd s
o In t e r n a l L o a d in g
o Vie w Co r r i d o r s o A rc h it ec t u r a l E xp re ssi o n
o Vi s i o n a n d P u r p o s e o SPR C G u i di n g P r in c ip le s
o Vie ws f ro m C e n t r a l P l a c e Ob s e r va t i o n D e c k
q Op e n S p a c e
o F a c a d es o B u ild ing C a n t i l e ve r
o Location
o C o n c e p t u a l R e n d e r in g s
o Po i n t s o f I n t e re s t
o P e r f o r m a n c e Cr it e r ia
o U rba n C o n te x t
o P o t e n t ia l P ro g r a m A llo c a t io n s
q Ne w e c onomi c dev el opment f o r t h e Count y
o To po g ra ph y
o S it e P la n s
o Ex i s t i n g Si te C o n d it io n s
o R o s s ly n P la z a P a r k
o Mechanical Equipment S c re e ni n g
q A t t r a c t ing and retai ni ng com m e rc i a l t e n a n t s of al l s i zes /v ari eti es
o Pu bl i c Tra n s p o r t a t io n
o 1 8 t h S t re e t Co r r id o r
o B u ild in g L i g h t i n g
o Ex i s t i n g & A p p ro v e d Op e n Spa c e
o P la y S p a c e
o Sun/Shadow Studies
o Zo n i n g
o Co n t e m p la t iv e S p a c e s
q S k ylin e creati on q G re a t ly in creas i ng the amou n t o f pa rk a n d op e n s pace i n Ros s l y n
T he ove r a rc hi ng v i s i on gui di ng red e ve lop ment i s to enri ch Ro s s l y n o v e r ti m e b y ma ki ng the mos t of the s e o pp or t unit ies . A fundamental n o ti o n i s to max imiz e c o nnecti v i ty i n ev ery w a y po ssib le - phy s i cal , v i s ual and c u l t u ra l . Ul t ima t e b ui l d-out wi l l i ncl ude f i v e h i g h ris e b uild in gs w i th s mal l er-s ca l e re t a i l crea t in g a v i brant mi x ed-us e e n v i ro n m e n t tha t w ill signi fi cantl y contri bute t o Rosslyn a n d the l arger A rl i ngto n C o u n t y.
E ve r y e ff o r t h a s b e e n m a d e i n t h e se D e si g n G u i d l i n e s t o re m a i n c o n si st e n t w i t h g u i d a n c e f ro m t h e se c t o r p l a n w h e re ve r p o ssi b l e a n d applicable.
o S t y le & M a t e r i a l i t y o B u ild ing B a se o B u ild in g To p s
o B r id g e o E s p la n a d e
q C o n c e pt Pl a n
o P u b lic A r t
o Ae ri a l Vi e w
o P la n t in g
o Si t e Pl a n O v e r v ie w
o F u r n it u re & F u r n is h in g s
o B u i l di n g H e ig h t a n d Pl a c e m e n t
o S t o r m wa t e r M a n a g e m e n t
o G ro u n d F l o o r Us e s o O pe n Spa c e P la n q St re e t/Tra n s po rt a t io n o Stre e t Wi dth s a n d S e c t io n o To po g ra ph y o Si de w a l k Sec t io n s o Si de w a l k El e m e n t s o Tra n s po rta tio n M a n a g e m e n t Pl a n o Si t e Tra n s po r t a t io n , C i rc u l a ti o n a n d S t re e t H i e ra rc h y
o S it e L ig h t in g o P a v in g q P h a s in g o Ov e r v ie w o Op e n S p a c e o Phases q B u ild in g F o r m a n d He ig h t s o In t ro d u c t io n o B u ild in g E n v e lo p e o B u ild in g M a s s in g
4
*DRAFT
RO S SLY N PLAZ A
INTRODUCTION SPRC GUIDING PRINCIPLES
Over 5 meetings between the months of June 2012 and November 2012, the Site Plan Review Committee met in conjunction with Staff and Applicant to create a mutually agreed-upon set of guiding principles for the Rosslyn Plaza project. The following are the guidelines that reflect the outcome of those meetings. GUID IN G P RINCIPLE S A. Comp a t ibi l i ty and P l acemaki n g 1. De ve lop ment s houl d compl em e n t s u rro u n di n g e xist in g a n d env i s i oned us es a n d c re a t e a di s ti n c t se nse of p lace. 2. De ve lop ment s houl d contri bu te t o t h e re bu i l di n g of R osslyn i n a more urban for m w i th a f u n c t i o n a l stre e t gr id , mi x ed us es , pedest ri a n -f ri e n dl y stre e t sc a p es , eas y acces s to tra n s i t , bu i l di n g s that re la t e w el l to one another a n d to t h e s t re e t, a nd c on ne c ted open s paces . 3. De ve lop ment s houl d hel p de f i n e a g a te w a y i n t o Ro sslyn . 4. De ve lop ment s houl d contri bu te t o t h e dis t inc t ive i mage of A rl i ngton f ro m t h e w a te rf ro n t a nd monumental core. 5. The sit e des i gn s houl d s eek to i m pro v e t h e site’s e d ge condi ti on adj acent t o I n te rs ta te 6 6 , bot h visu a lly and phy s i cal l y. 6. De ve lop ment s houl d i ncl ude c e rt a i n plac e ma k in g features , s uch as c u l tu ra l f a c i l i ti e s , pub lic sp a c es for park us es an d f l e x i bl e pro gr a mmin g, and retai l to enh a n c e t h e s i te ’s se nse of p lace. B. Use s 1. De ve lop ment s houl d create a l i v e -w o rk -s h o p e nv ironme n t, encourage v i tal i t y th ro u g h o u t t h e da y a nd e ve n in g, prov i de di v ers e h o u s i n g a n d re t a i l opp or t unit ies , and contri bute t o a m o re ba l a n c e d us e mix in Ros s l y n. Ros s l y n Pl a z a PD SP ( SP #42 2) 2. De ve lop ment s houl d i ncl ude a m i x o f u s e s , s u c h a s offic e , res i denti al , hotel , cu l t u ra l , re t a i l a n d se r vic e b usines s es , communi t y f a c i l i t i e s , a n d c i v i c spa c e s. 3. R e t a il sh oul d be cl us tered, h a v e di re c t s t re e t fro n t a ge , a n d hav e s trong v i s i bl e c o n n e c ti o n s to c e nt r a l R oss l y n to encourage i t s s u c c e s s . 4. G round fl oor us es s houl d co m pl e m e n t a dj o i n i n g pub lic op e n s paces and acti v a t e s t re e ts c a pe s .
5 . G ro u n d f lo o r s p a c e s s h o u ld b e a t t r a c t iv e a n d f l e x i bl e e n o u g h t o a c c o m m o d a t e a wid e r a n g e o f te n a n ts , i n c l u d in g s m a ll re t a il a n d s e r v ic e bu s i n e s s e s . C . C i rc u l a t i o n 1 . D e v e l o pm e n t s h o u ld e n h a n c e R o s s ly n ’s s t re e t n e t w o rk a n d p ro v id e m u lt i- m o d a l, c o m p le t e s t re e t s w h i c h i m pro v e p e d e s t r ia n , b ic y c le , t r a n s it a n d v e h i c u l a r a c c e s s t o , t h ro u g h , a n d a ro u n d t h e s it e . 2 . A s t re e t g r id t h a t o rg a n iz e s o p e n s p a c e , d e f in e s bu i l di n g pl a ce m e n t , a n d d is t r ib u t e s lo a d in g , pa rk i n g , a n d e m e rg e n c y a c c e s s p o in t s t h ro u g h o u t t h e s i te s h o u ld b e p h a s e d in t o t h e d e v e lo p m e n t t o bre a k u p t h e e x is t in g s u p e r b lo c k . 3 . D e v e l o pm e n t s h o u ld in c lu d e p e d e s t r ia n c o n n e c t i o n s t h ro u g h t h e s it e wh ic h lin k t o s u rro u n di n g d e v e lo p m e n t s , p u b lic o p e n s p a c e s , a n d ro u t e s t o a n d f ro m t r a n s it n o d e s . 4 . I m pro v e d p e d e s t r ia n a n d b ic y c le a c c e s s f ro m R o s s l y n to t h e M o u n t Ve r n o n Tr a il a n d P o t o m a c R i v e rf ro n t s h o u ld b e c o n s id e re d a s p a r t o f t h e de v e l o pm e nt p la n , s u b je c t t o c o lla b o r a t io n wit h Vi rg i n i a D e p a r t m e n t o f Tr a n s p o r t a t io n a n d t h e N a ti o n a l Pa r k S e r v ic e . 5 . Stre e ts c a p e s s h o u ld m a x im iz e p e d e s t r ia n f ri e n dl y f e a t u re s , in c lu d in g wid e n e d s id e wa lk s , s h o rt e n e d c ro s s in g d is t a n c e s , a c c e s s ib ilit y i m pro v e m e n t s , a n d s t re e t t re e s . 6 . C re a ti v e a n d f u n c t io n a l d e s ig n s o lu t io n s t o t o po g ra ph y c h a lle n g e s wh ic h im p ro v e s it e a c c e s s s h o u l d be u s e d . 7 . Spe c i a l tre a t m e n t s h o u ld b e u s e d t o d is t in g u is h k e y i n t e rs e c t io n s o r f o c a l p o in t s o f t h e s it e . D . Pa rk i n g an d L o a d in g 1 . Pa rk i n g s h o u ld b e p ro v id e d b e lo w g r a d e a s m u c h a s po ss ib le . Vis ib ilit y o f a b o v e g r a d e p a r k in g s t ru c tu re s sh o u ld b e m in im iz e d b y wr a p p in g pa rk i n g w i th o t h e r u s e s a n d in c o r p o r a t in g f a c a d e s c o n s i s te n t w it h h ig h - q u a lit y a rc h it e c t u re o n t h e s i te . 2 . F l e x i bi l i t y f o r b e lo w g r a d e p a r k in g u n d e r n e w s t re e ts s h o u ld b e c o n s id e re d if it im p ro v e s g a r a g e f u n c ti o n a l i t y wit h o u t a d v e r s e ly im p a c t in g s t re e ts c a pe s o r u t ilit ie s . 3 . L o a di n g a n d p a r k in g a re a s s h o u ld b e lo c a t e d s o a s to m i n i m i z e c o n f lic t s wit h p e d e s t r ia n s a n d t o di s t ri bu te a cc e s s p o in t s .
4 . On - s it e a n d o n - s t re e t p u b lic p a r k i n g sh o u l d b e p ro v id e d t o a c c o m m o d a t e s h or t - t e r m vi si t o r s a n d re t a il c u s t o m e r s .
5 . B u i l d i n g p l a c e m e n t a n d f o r m sh o u l d b e se n si t i ve t o sh a d e i m p a c t s a n d t h e se a so n a l n e e d s f o r b o t h su n l i t a n d sh a d e d p u b l i c sp a c e .
E . Op e n S p a c e
6 . C re a t i ve a n d f u n c t i o n a l d e si g n so l u t i o n s t o t o p o g r a p h y c h a l l e n g e s w h i c h p re ve n t b l a n k w a l l s sh o u l d b e u se d . R o ssl yn P l a za P D S P ( S P # 4 2 2 )
1 . P u b lic o p e n s p a c e s h o u ld e xp a n d a n d d i ve r si f y R o s s ly n ’s o p e n s p a c e re s o u rc e s b y p ro vi d i n g n e w t y p e s o f s p a c e s wh ic h a t t r a c t a b ro a d r a n g e o f re s id e n t s , wo r k e r s , a n d v is it o r s a n d e n c o u r a g e e v e n in g a n d we e k e n d u s e . 2 . We ll- d e s ig n e d p u b lic o p e n s p a c e sh o u l d b e h ig h ly v is ib le , h a v e d ire c t s t re et f ro n t a g e , a n d b e a t g r a d e wit h m a jo r p e d e s t r ia n , b i c yc l e a n d v e h ic u la r c irc u la t io n a ro u n d a n d t h ro u g h t h e si t e . 3 . A s ig n if ic a n t ly s iz e d p u b lic o p e n sp a c e sh o u l d b e p ro v id e d o n a p ro m in e n t s t re e t a n d sh o u l d b e d e s ig n e d t o a c c o m m o d a t e m u l t i p l e p a r k u se s a n d p ro v id e f le x ib ilit y f o r m u lt ip u r p o se p ro g r a m m i n g . 4 . P u b lic o p e n s p a c e s h o u ld re sp o n d t o t h e si t e ’s u n iq u e o p p o r t u n it ie s s u c h a s i t s p ro xi m i t y t o t h e wa t e r f ro n t , T h e o d o re R o o s e v e l t I sl a n d , a n d n e a r b y re c re a t io n a l t r a ils . 5 . P u b lic o p e n s p a c e s h o u ld b e d e si g n e d a n d lo c a t e d s o a s t o m in im iz e t h e n e g a t i ve i m p a c t s f ro m t h e s it e ’s a d ja c e n c y t o Int e r st a t e 6 6 . 6 . S t re e t s c a p e s s h o u ld b e d e s i g n e d a s u sa b l e p u b lic s p a c e wit h e n h a n c e d p e d e st r i a n e l e m e n t s s u c h a s wid e n e d s id e wa lk s , s ea t i n g , a n d m u lt ip u r p o s e g re e n s p a c e s . 7 . P u b lic a r t s h o u ld b e in c o r p o r a t e d i n t o t h e si t e ’s o p e n s p a c e s in o rd e r t o a c t iv a t e t h e m , i m p ro ve wa y - f in d in g , c o m p le m e n t c u lt u r a l u se s, a n d c o n t r ib u t e t o a s e n s e o f p la c e f o r t h e si t e . F. B u ild in g F o r m a n d He ig h t s * 1 . D e s ig n t e c h n iq u e s s u c h a s t a p e r i n g , st e p b a c k s , o r ie n t a t io n o f b u ild in g f o o t p r i n t s ( b a se a n d t o we r ), a n d d is t in c t iv e t o p e le m e n t s sh o u l d b e u s e d t o e n h a n c e R o s s ly n ’s s k yl i n e , m a xi m i ze k e y v ie w c o r r id o r s t o , f ro m , a n d t h ro u g h t h e si t e , a n d im p ro v e t h e p e d e s t r ia n e n v iro n m e n t . 2 . Vie ws f ro m t h e C e n t r a l P la ce o b se r va t i o n d e c k s h o u ld b e p ro t e c t e d a n d o t h e r p u b l i c vi e w c o r r id o r s s h o u ld b e p ro v id e d . * 3 . B u ild in g h e ig h t s s h o u ld b e n o t i c e a b l y va r i e d a n d g e n e r a lly t a p e r d o wn f ro m C e n t r a l P l a c e . 4 . B u ild in g s s h o u ld b e lo c a t e d a n d d e si g n e d t o c re a t e a c o n s is t e n t , p e d e s t r ia n - sc a l e d st re e t w a l l wit h v is u a l in t e re s t , v a r ie t y, a n d t r a n sp a re n c y.
G . S u st a i n a b i l i t y 1 . D e ve l o p m e n t sh o u l d i n c o r p o r a t e b e st p r a c t i c e s a n d C o u n t y p o l i c i e s f o r g re e n b u i l d i n g s a n d st o r m w a t e r m a n a g e m e n t . 2 . D e ve l o p m e n t sh o u l d se e k t o a c h i e ve a p p l i c a b l e C o u n t y e n e rg y g o a l s t o e n su re e ff i c i e n t b u i l d i n g d e si g n , o p e r a t i o n , a n d e n e rg y i n f r a st r u c t u re . 3 . D e ve l o p m e n t sh o u l d i n c re a se t h e t re e c a n o p y o f t h e si t e a n d i n c l u d e g re e n , l a n d sc a p e d e l e m e n t s t h ro u g h o u t o u t d o o r a re a s w h e re f e a si b l e , i n c l u d i n g t h e u se o f ro o f g a rd e n s. H . P h a si n g 1 . K e y p u b l i c i n f r a st r u c t u re a n d c o m m u n i t y b e n e f i t s sh o u l d b e a c h i e ve d a t e a c h p h a se a n d d e t a i l e d w i t h a p p ro va l o f t h e P D S P. 2 . P h a si n g sh o u l d e n su re sh o r t - t e r m f u n c t i o n a l i t y o f t h e si t e a n d a c c o m m o d a t e e xi st i n g u se s a n d t h e i r g a r a g e a n d st re e t a c c e ss i n t h e i n t e r i m . 3 . D e ve l o p m e n t o f e a r l y p h a se s sh o u l d p re se r ve c o n n e c t i vi t y t h ro u g h t h e si t e a n d t o t r a n si t a c c e ss p o i n t s. 4 . R e t a i l u se s sh o u l d b e l o c a t e d so t h a t a c r i t i c a l m a ss i s m a i n t a i n e d t h ro u g h o u t p h a si n g . I n t e r i m u se s, su c h a s t e m p o r a r y re t a i l ve n d o r s o r st r u c t u re s, sh o u l d b e c o n si d e re d t o a c h i e ve t h i s principle. * 5 . T h e p h a si n g p l a n sh o u l d a l l o w f o r t h e re p l a c e m e n t o f t h e e xi st i n g t h e a t e r o n si t e d u r i n g t h e sa m e p h a se i n w h i c h i t i s d e m o l i sh e d . 6 . T h e P D S P sh o u l d i n c l u d e u r b a n d e si g n g u i d e l i n e s t o f a c i l i t a t e t h e l o n g - t e r m d e ve l o p m e n t o f t h e si t e a n d e n su re c o n si st e n t , h i g h - q u a l i t y u r b a n d e si g n a n d a rc h i t e c t u re i n f u t u re si t e p l a n s.
A st e r i sk ( * ) d e n o t e s p r i n c i p l e s w h i c h re q u i re f u r t h e r d i sc u ssi o n .
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INTRODUCTION L O C AT I O N
R o s s l y n P l a z a i s a p ro m i n e n t s i te o n th e b a n k s o f th e P o to m a c R i v e r o n th e E a s te r n e d g e o f th e R o s s l y n D i s tr i c t i n A r l i n g to n , Vi r g i n i a .
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INTRODUCTION L O C AT I O N
AERIAL LOOKING WEST
AERIAL LOOKING NORTH
R o ssl yn P l a za i s l o c a t e d o n t h e e a st e r n e d g e o f R o ssl yn i n A r l i n g t o n , Vi rg i n i a a n d b o rd e re d b y W i l so n B o u l e va rd , N o r t h K e n t S t re e t , 1 9 t h S t re e t N o r t h a n d N o r t h A r l i n g t o n R i d g e R o a d . R o ssl yn P l a za c u r re n t l y i s i m p ro ve d w i t h f o u r o ff i c e b u i l d i n g s, t w o re si d e n t i a l b u i l d i n g s a n d a t h e a t e r. T h e b u i l d i n g s si t u p o n a p l a za d e c k , b e l o w w h i c h a re t h re e l e ve l s o f n o n c o n t i g u o u s p a r k i n g t h a t se r ve t h e va r i o u s u se s. P h a se d re d e ve l o p m e n t o f t h e e n t i re R o ssl yn P l a za p ro p e r t y i s e n vi si o n e d . 7
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INTRODUCTION POINTS OF INTEREST
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KEY BRIDGE GEORGETOWN WATERFRONT ROOSEVELT ISLAND KENNEDY CENTER ROSSLYN-BALLSTON CORRIDOR IWO JIMA MEMORIAL ROOSEVELT MEMORIAL BRIDGE WHITE HOUSE ELLIPSE ARLINGTON NATIONAL CEMETERY ARLINGTON MEMORIAL BRIDGE LINCOLN MEMORIAL WASHINGTON MONUMENT CAPITOL BUILDING JEFFERSON MEMORIAL PENTAGON GEORGE MASON MEMORIAL BRIDGE UNITED STATES AIR FORCE MEMORIAL
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R o ssl yn P l a za i s i n ve r y c l o se p ro xi m i t y t o n u m e ro u s i m p o r t a n t c u l t u r a l , h i st o r i c a n d n a t i o n a l p o i n t s o f i n t e re st . T h e si t e i s h i g h l y vi si b l e f ro m m a n y l o c a t i o n s i n si d e a n d a ro u n d t h e Wa sh i n g t o n , D . C . m e t ro p o l i t a n a re a a n d p ro vi d e s d r a m a t i c vi e w s o f t h e D i st r i c t o f C o l u m b i a , t h e P o t o m a c R i ve r a n d N o r t h e r n Vi rg i n i a . T h e re d e ve l o p m e n t p l a n i s i n t e n t i o n a l l y f r a m e d t o b e se n si t i ve t o t h e p re se r va t i o n o f vi e w s f ro m w i t h i n R o ssl yn t o t h e se p o i n t s o f i n t e re st a s w e l l a s t o vi e w s o f R o ssl yn f ro m a c ro ss t h e P o t o m a c R i ve r. 8
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INTRODUCTION URBAN CONTEXT
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ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
REDEVELOPMENT DISTRICT ROSSLYN PLAZA EXISTING APPROVED BUT NOT BUILT UNDER CONSTRUCTION 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
1000 WILSON BLVD 1100 WILSON BLVD 1101 WILSON BLVD INTERNATIONAL PLACE PLAZA EAST 1801 NORTH LYNN POTOMAC TOWER WATERVIEW (RES.) WATERVIEW (OFFICE) CENTRAL PLACE (OFFICE) CENTRAL PLACE (RES.) ROSSLYN METRO CENTER 1812 NORTH MOORE TURNBERRY ROSSLYN GATEWAY 1401 WILSON
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R o ssl yn P l a za i s w i t h i n t h e u r b a n R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( “ R C R D ” ) w h i c h i s o f t e n re f e r re d t o a s A r l i n g t o n C o u n t y’s “ d o w n t o w n ” . T h e R C R D i n c l u d e s m a n y si g n i f i c a n t e xi st i n g , u n d e r c o n st r u c t i o n , a p p ro ve d a n d p ro p o se d st r u c t u re s w h i c h p ro vi d e a r a n g e o f o ff i c e , h o t e l , re si d e n t i a l a n d re t a i l u se s. G i ve n i t s p ro m i n e n t l o c a t i o n a l o n g t h e e a st e r n e d g e o f t h e R C R D , R o ssl yn P l a za i s u n i q u e l y p o si t i o n e d t o e n h a n c e t h e sk yl i n e o f R o ssl yn a n d p ro vi d e p e d e st r i a n f r i e n d l y a m e n i t i e s. T h e a d j a c e n t a e r i a l vi e w sh o w s t h e R C R D a n d h i g h l i g h t s t h e l o c a t i o n s o f t h e e xi st i n g a n d f u t u re b u i l d i n g s. T h e re d e ve l o p m e n t o f R o ssl yn P l a za w i l l p ro f o u n d l y e n h a n c e t h e u r b a n e n vi ro n m e n t . 9
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Va r i a b l e t o p o g r a p h y i s a si g n i f i c a n t f a c t o r i n R o ssl yn , a ff e c t i n g p e d e st r i a n m o ve m e n t , ve h i c u l a r ro u t e s a n d b u i l d i n g d e si g n . S u c c e ssf u l m i t i g a t i o n o f g r a d e c h a n g e i s a n i m p o r t a n t c o m p o n e n t t o su c c e ssf u l re d e ve l o p m e n t i n t e r m s o f c o n n e c t i vi t y, a c c e ssi b i l i t y a n d re t a i l vi a b i l i t y. E ve n i n t h e R o ssl yn c o n t e xt , R o ssl yn P l a za h a s a n u n u su a l a m o u n t o f g r a d e c h a n g e a c ro ss t h e si t e a n d i n m u l t i p l e d i re c t i o n s. T h e g r a d e f a l l s m o re t h a n 2 0 f e e t f ro m w e st t o e a st o ve r a ve r y sh o r t sp a n . G r a d e a l so d ro p s a t o t a l o f 1 0 f e e t f ro m t h e so u t h e r n t o n o r t h e r n e n d s o f t h e si t e , w i t h a n i n t e r i m 2 0 - f o o t r i se a l o n g N o r t h K e n t S t re e t . T h e re d e ve l o p m e n t p l a n i s d e si g n e d t o m i t i g a t e t h e c h a l l e n g i n g g r a d e va r i a t i o n s a n d t o a c c o m m o d a t e p e d e st r i a n a n d ve h i c u l a r a c c e ssi b i l i t y. 10
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Lo o ki n g E a st on N. Kent
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INTRODUCTION EXISTING SITE CONDITIONS
Lo o ki n g West on N. Arlingt on R i dge R d.
Lo o ki n g S out hwest on N. Arl i ngton R i dge R d.
L o o k in g We s t o n N. A r lin g t o n R id g e R d .
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RO S SLY N PLAZ A
INTRODUCTION
RTH
EXISTING SITE CONDITIONS
W
IL
SO
N
19TH ST
BO
UL
EV AR
D
REET NO
NORTH KENT STREET
3
5 7
1
2
4
6 NORTH ARLINGTON RIDGE ROAD
EXISTING CONDITIONS 1 2 3 4 5 6 7
INTERSTATE 66
LONDON APARTMENTS SPECTRUM THEATER BUILDING “C” BUILDING “D” BUILDING “E” NORMANDY APARTMENTS
Y WA
ROSSLYN PLAZA NORTH
EXISTING PARKING ENTRY/EXIT
IN
N GTO
GE EOR
EXISTING LOADING ENTRY
G
SH WA
ME
MO
L RIA
K PAR
T h e a d j a c e n t a e r i a l vi e w sh o w s t h e e xi st i n g b u i l d i n g s, p a r k i n g e n t r a n c e s a n d l o a d i n g a re a s i n a n d a ro u n d R o ssl yn P l a za . T h e st r a t e g y f o r se r vi c i n g t h e e xi st i n g b u i l d i n g s o n - si t e i s p r i m a r i l y t o u t i l i ze a n i n t e r n a l loading corridor parallel to and underneath N. A r l i n g t o n R i d g e R o a d a s t h e p r i m a r y ro u t e f o r t r u c k s a n d o t h e r se r vi c e ve h i c l e s. T h i s a p p ro a c h i s a p p ro p r i a t e g i ve n t h e st re e t ’s l i m i t e d p e d e st r i a n u t i l i t y. T h e re d e ve l o p m e n t p l a n c o n t i n u e s t o c o n c e n t r a t e p a r k i n g e n t r y/ e xi t o n N o r t h A r l i n g t o n R i d g e R o a d i n o rd e r t o m i n i m i ze c o n f l i c t s w i t h p e d e st r i a n s a n d n e i g h b o r i n g si t e s.
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RO S SLY N PLAZ A
INTRODUCTION P U B L I C T R A N S P O RTAT I O N
METRO RAIL BLUE
WMATA 3 A, B, E, Y WMATA 4, A, B, E, H WMATA 5 A WMATA 15 K WMATA 38 B ART 61 A, B ART 45
METRO RAIL SILVER METRO RAIL ORANGE DC CIRCULATOR GUTS GUHS
TAXI STAND
METRO RAIL STATION ENTRYPOINT
CAPITAL BIKE SHARE
LCT
PRTC-OMNIRIDE
WASHINGTON METROPOLITAN AREA TRANSIT AUTHORITY (WMATA)
1/8 MILE RADIUS
METRO RAIL ORANGE LINE BLUE LINE SILVER LINE
WMATA METROBUS LINES 3 A, B, E 3Y 4 A, B, E, H 5A 15 K 38 B
ARLINGTON TRANSIT LINES (ART) 45 61 A, B
1/4 MILE RADIUS
DC CIRCULATOR DUPONT-ROSSLYN
GEORGETOWN UNIVERSITY LINES GUTS GUHS
COMMUTER BUS LINES LCT PRTC-OMNIRIDE
0
50
100
150
200 ft.
R o ssl yn i s p a r t o f a c o m p l e x m u l t i - m o d a l t r a n sp o r t a t i o n syst e m t h a t i n c l u d e s t h e R o ssl yn M e t ro r a i l S t a t i o n ( se r ve d b y t h e O r a n g e , B l u e a n d S i l ve r L i n e s) , p u b l i c a n d p r i va t e b u s o p e r a t i o n s, p e d e st r i a n a n d b i c yc l e n e t w o r k s, a c t i ve c o m m u t e r a c t i vi t i e s ( sl u g l o c a t i o n s) , c u r b / p a r k i n g m a n a g e m e n t a n d t r a n sp o r t a t i o n d e m a n d m a n a g e m e n t . A c c e ss t o t h e re g i o n a l a i r p o r t s, Wa sh i n g t o n , D C , M a r yl a n d a n d N o r t h e r n Vi rg i n i a c a n b e a c h i e ve d t h ro u g h t h e m a j o r p u b l i c t r a n sp o r t a t i o n ro u t e s a t R o ssl yn ’s c o re . R o ssl yn P l a za i s j u st 9 0 0 f e e t f ro m t h e R o ssl yn M e t ro S t a t i o n , a n d i t s re d e ve l o p m e n t a s a m i xe d - u se , t r a n si t - o r i e n t e d e n vi ro n m e n t w i l l f u r t h e r t h e m u l t i - m o d a l g o a l s f o r R o ssl yn . 14
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RO S SLY N PLAZ A
INTRODUCTION E X I S T I N G & A P P R O V E D O P E N S PA C E
T h e re d e ve l o p m e n t p l a n f o r R o ssl yn P l a za w i l l p ro vi d e e n g a g i n g n e w o p e n sp a c e s t h a t w i l l c o n n e c t t o t h e syst e m o f e xi st i n g a n d p ro p o se d o p e n sp a c e s i n R o ssl yn . D A R K S TA R PA R K
3
0 . 4 A c re s
1
“ P a ssi ve a n d re st i ve e l e m e n t s su c h a s b e n c h e s, o r n a m e n t a l g a rd e n s a n d l a n d sc a p i n g a n d t re e c a n o p y p re se r va t i o n ” 1
N. FORT MYER DRIVE
CENTRAL PLACE PLAZA
1
0 . 3 A c re s ( a p p ro x. )
2 3 4
N. LYNN STREET
P ro p o se d a s a c o m p o n e n t o f t h e C e n t r a l P l a c e O ff i c e To w e r, c u r re n t l y u n d e r c o n st r u c t i o n . W i l l b e t h e m o st c e n t r a l l y l o c a t e d u r b a n , p u b l i c sp a c e i n R o ssl yn a n d w i l l h a ve d i re c t a c c e ss t o M e t ro . G AT E WAY PA R K 3 . 0 A c re s
FEDERAL OWNED LAND PUBLIC PARK PUBLIC SPACE IN DEVELOPMENT PLAZA / URBAN GREEN 1 2 3 4 5 6 7
DARK STAR PARK CENTRAL PLACE PLAZA (APPROVED) GATEWAY PARK ROSSLYN CIRCLE FREEDOM PARK WATERVIEW TERRACE MT. VERNON TRAIL, BRIDGE AND ADJACENT RIVER FRONTAGE
“ A r t s a n d c u l t u r a l p ro g r a m m i n g . . w h i c h i s h o m e t o e ve n t s i n c l u d i n g t h e R o ssl yn J a zz F e st i va l a n d t h e R o ssl yn O u t d o o r F i l m F e st i va l . ” 1
6
R O S S LY N C I R C L E 0 . 4 A c re s ( a p p ro x. )
IL
SO
F R E E D O M PA R K
W
OPEN SPACE
N. 19TH ST
N. KENT STREET
N
BL VD
.
REET
5
1
“ P a ssi ve a n d re st i ve e l e m e n t s su c h a s b e n c h e s, o r n a m e n t a l g a rd e n s a n d l a n d sc a p i n g a n d t re e c a n o p y p re se r va t i o n ” 1 WAT E R V I E W T E R R A C E
N. ARLINGTON RIDGE RD.
F u n c t i o n s a s a p r i va t e l y- o w n e d e l e va t e d p l a t f o r m t o o b se r ve r i ve r vi e w s a n d a s a “ k e y e l e m e n t o f R o ssl yn ’s p u b l i c re a l m ” 1
7
M T. V E R N O N T R A I L , B R I D G E A N D A D J A C E N T R I V E R F R O N TA G E “ P ro vi d e s b a si c i n f r a st r u c t u re f o r p e d e st r i a n a n d b i c yc l i n g m o ve m e n t ” 1 1
F ro m R o s s l y n S e c t o r P l a n U p d a t e , J u l y 1 6 , 2 0 1 5
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RO S SLY N PLAZ A
INTRODUCTION ZONING
As R o s s ly n P la z a is lo c a t e d o n t h e e a s t e r n e dg e o f t h e R CR D , t h e P D S P a n d t h e D e s ig n G u i d e lin e s a d d re s s t h e g o a ls s t a t e d in a do p t e d la n d u s e p o lic y a n d a s s o c ia t e d p o lic y do c u m e n t s a p p lic a b le t o re d e v e lo p m e n t in Ro s sly n a n d c o u n t y wid e .
Zoni n g a n d Ge n e r a l L a n d Us e P la n
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
ROSSLYN PLAZA
T h e cu r re n t z o n in g o f R o s s ly n P la z a is “ C - O” C o m m e rc ia l Off ic e B u ild in g , H o t e l a n d M u lt iD w e llin g D is t r ic t , wit h a c o r re s p o n d in g G e n er a l L a n d U s e P la n (“ GL U P ” ) d e s ig n a t io n o f H i g h Off ic e - A p a r t m e n t - H o t e l. U n d e r t h is z o n i n g , t h e Co u n t y B o a rd a p p ro v e d S it e P la n # 2 6 an d S it e P la n # 1 3 7 , wh ic h in c o m b in a t io n , pe rm it t h e e x is t in g im p ro v e m e n t s c o m p r is e d o f f ou r o ff ic e b u ild in g s a n d t wo re s id e n t ia l bu i l d in g s . I n 1 9 9 6 , t h e C o u n t y B o a rd e s t a b lis h e d t h e RC RD a s a s p e c ia l p la n n in g d is t r ic t o n t h e G e n er a l L a n d U s e P la n (“ GL U P ” ) in R o s s ly n . Pro pe r t ie s lo c a t e d wit h in t h e R CR D a re e l i g i b le f o r a re z o n in g t o t h e C- O- R o s s ly n D i s tric t (“ C- O- R ” ). C- O- R z o n in g p e r m it s , w i th s it e p la n a p p ro v a l, m ix e d - u s e de v elo p m e n t a t d e n s it ie s u p t o a 1 0 . 0 FA R a n d h e ig h t s u p t o 3 0 0 f e e t . S t a t e d g o a ls f o r th e R CR D a n d C- O- R s it e p la n s in c lu d e e n c o u r a g in g t h e p h y s ic a l a n d e c o n o m ic de v elo p m e n t o f t h e R o s s ly n a re a t o m a x im iz e Ro s sly n ’s p o t e n t ia l t o b e c o m e a c o m p e t it iv e f i rs t c la s s u r b a n c e n t e r t h a t e x e m p lif ie s s u per io r a rc h it e c t u re a n d e x c e lle n t u r b a n de s i g n p r a c t ic e s . T h e P D S P is s u b je c t t o c u r re n t C- O- R Z o n in g Pro v i s io n s , e v e n t h o u g h t h e g u id e lin e s re f le c t th e u p d a t e d S e c t o r P la n , wh ic h e n v is io n s po t e n t ia l d e n s it y a n d h e ig h t a b o v e t h e c u r re n t m a x i m u m s . T h e P D S P is s u b je c t t o c u r re n t C O -R o s s ly n z o n in g p ro v is io n s t h o u g h t h e g u i de lin e s re f le c t t h e u p d a t e d S e c t o r P la n . C e rt a in re c o m m e n d a t io n s in t h e S e c t o r P la n , w h i c h a re re f le c t e d in la t e r p h a s e s o f t h e PD SP, will re q u ire Z o n in g Ord in a n c e a m e n d m e n t s t o im p le m e n t . A c c o rd in g ly, t h e f i n a l s it e p la n s a s s o c ia t e d wit h t h o s e f u t u re ph a se s a re e x p e c t e d t o b e in c o n f o r m a n c e w i th t h e a n t ic ip a t e d Z o n in g Ord in a n c e amendments.
P o lic y Co n s id e r a t io n s f o r R e d e ve l o p m e n t i n R o s s ly n T h e R o s s ly n Tr a n s it S t a t i o n A re a S t u d y, a d o p t e d in 1 9 7 7 a n d t h e R o ssl yn S t a t i o n A re a P la n A d d e n d u m (“ A d d e n d u m ” ) , a d o p t e d i n 1 9 9 2 , a re t h e t wo p r im a r y p o l i c y d o c u m e n t s t h a t h a v e g u id e d re d e v e l o p m e n t i n R o ssl yn . W h ile t h e A d d e n d u m d o es n o t i n c l u d e si t e s p e c if ic re c o m m e n d a t io n s f o r R o ssl yn P l a za , a s it d o e s f o r s o m e s it e s l o c a t e d i n R o ssl yn , i t d o e s in c lu d e g e n e r a l g u id a n c e f o r re d e v e lo p m e n t wh ic h is c o n si st e n t w i t h t h e g e n e r a l p la n n in g c o n c e p t st a t e d f o r t h e a re a . T h e R o s s ly n M e t ro S t a t io n a re a p l a n n i n g c o n c e p t , a s s t a t e d o n t he G L U P a n d i n t h e se p o lic y d o c u m e n t s , is t o e n c o u r a g e re d e v e lo p m e n t in R o s s lyn t h a t a c h i e ve s a “ f ir s t c la s s o ff ic e a n d m a j o r e m p l o ym e n t c e n t e r wit h a c o re a re a o ff i c e a n d h o t e l d e v e lo p m e n t s u r ro u n d e d b y h i g h - d e n si t y re s id e n t ia l d e v e lo p m e n t . ” S p e c i f i c a l l y l i st e d g o a ls in c lu d e c a p it a liz in g o n R o ssl yn a s t h e g a t e wa y t o A r lin g t o n f ro m Wa sh i n g t o n , D . C . , s u p e r io r a rc h it e c t u re a n d u r b a n d e si g n , u r b a n p a r k s a n d m u s e u m s , re s i d e n t i a l d e ve l o p m e n t in s u p p o r t o f o ff ic e u s e s, i n t e g r a t e d t r a n s p o r t a t io n s y s t e m , e xp a n si o n o f h o t e l re s o u rc e s , p h y s ic a l a n d v i su a l a c c e ss t o t h e P o t o m a c R iv e r a n d t h e m o n u m e n t s, a s w e l l a s h ig h q u a lit y re t a il, re s t a u r a n t a n d e n t e r t a in m e n t f a c ilit ie s . T h e R o ssl yn - B a l l st o n C o r r id o r R e t a il A c t io n P la n w a s a d o p t e d b y t h e C o u n t y B o a rd o n M a y 1 9 , 2 0 0 1 i n o rd e r t o a c h ie v e v ia b le re t a il d is t r i c t s a n d g u i d e t h e d e s ig n a n d f u n c t io n o f re t a i l . M o re re c e n t l y, t h e C o u n t y B o a rd a d o p t e d t h e A r l i n g t o n C o u n t y R e t a il P la n in J u l y o f 2 0 1 5 ( “ R e t a i l P la n ” ), wh ic h re p la c e s t h e e a r l i e r p l a n . T h e m a r k e t n ic h e id e n t if ie d in t h e R e t a i l P l a n f o r R o s s ly n is t h e “ 1 8 - h o u r m i xe d - u se p l a c e t o liv e , wo r k , p la y a n d s t a y. ” A s su c h , t h e t yp e o f re t a il s u p p o r t e d in R ossl yn i n c l u d e s e n t e r t a in m e n t - t y p e a c t iv i t i e s a n d o t h e r a t t r a c t io n s t h a t s t re n g t h e n re t a i l i n R o ssl yn s u c h a s ro o f t o p u s e s , m u se u m s o r o t h e r c u lt u r a l u s e s . T h e P la n al so st a t e s t h a t t h e in c lu s io n o f t e m p o r a r y a n d p e r m a n e n t p u b l i c a r t in C - O- R p ro je c t s wil l se r ve t o e n l i ve n t h e s t re e t a n d re t a il e n v iro n m e n t ; sp e c i f i c a l l y, re t a il s a le s , f o o d e s t a b lish m e n t , e n t e r t a in m e n t , s e r v ic e s an d re p a i r, re t a i l e q u iv a le n t s a n d o t h e r u se s p e r zo n i n g a re
re c o m m e n d e d f o r R o ssl yn P l a za . R e d e ve l o p m e n t p u r su a n t t o C - O - R i n t h e R C R D re q u i re s re zo n i n g a n d a f i n a l si t e p l a n ( F S P ) a p p ro va l p u r su a n t t o A d m i n i st r a t i ve R e g u l a t i o n 4 . 1 . I n o rd e r t o u n d e r t a k e c o o rd i n a t e d d e ve l o p m e n t o f l a rg e si t e s su c h a s R o ssl yn P l a za , a P D S P i s so m e t i m e s u se f u l . T h e P D S P t a k e s t h e f o r m o f a g e n e r a l p l a n f o r l a n d u se s, i n c l u d i n g h e i g h t s, d e n si t i e s, u se s, p u b l i c f a c i l i t i e s, t r a n sp o r t a t i o n a n d u t i l i t i e s. A p p ro va l o f a n F S P f o r e a c h p h a se o r c o m b i n a t i o n t h e re o f i s re q u i re d p r i o r t o t h e i ssu a n c e o f a b u i l d i n g p e r m i t f o r t h a t p h a se . D e si g n G u i d e l i n e s, su c h a s t h e se , t yp i c a l l y a c c o m p a n y a P D S P a p p ro va l , a s t h e y se r ve a s a g u i d e f o r e va l u a t i n g a n d a p p ro vi n g f u t u re F S P re q u e st s f o r e a c h p h a se o f d e ve l o p m e n t d e p i c t e d i n t h e P D S P a n d e n su re c o n si st e n c y a s e a c h p h a se p ro c e e d s t h ro u g h f i n a l d e si g n t o c o n st r u c t i o n .
P ro p o s a l R o ssl yn P l a za i s l o c a t e d w i t h i n t h e b o u n d a r i e s o f t h e R C R D a n d a s su c h i s p ro p o se d f o r re d e ve l o p m e n t u n d e r zo n i n g a p p l i c a t i o n s t h a t i n c l u d e a re zo n i n g t o C - O - R w i t h a c c o m p a n yi n g P D S P a n d D e si g n G u i d e l i n e s. T h e re d e ve l o p m e n t p l a n c a l l s f o r a m i xe d - u se p ro g r a m u p t o a 1 0 . 0 FA R t h a t f u r t h e r s t h e C o u n t y’s zo n i n g a n d p o l i c y g o a l a n d e xp a n d s u p o n t h e R e t a i l P l a n b y e n vi si o n i n g a c u l t u r a l n e xu s a n d re t a i l d e st i n a t i o n w i t h a se r i e s o f o u t d o o r l a n d sc a p e d p l a za s. A s su c h , t h e vi si o n o f R o ssl yn P l a za i s c o n si st e n t w i t h t h e o ve r a l l g o a l f o r R o ssl yn t o b e a n 1 8 - h o u r b u si n e ss a n d c u l t u r a l d i st r i c t . Sector Plan O ve r se ve r a l ye a r s a n d i n p a r a l l e l w i t h t h e d e ve l o p m e n t o f t h e R o ssl yn P l a za p ro j e c t , A r l i n g t o n C o u n t y h a s u n d e rg o n e a n e va l u a t i o n o f t h e i r d e ve l o p m e n t p o l i c i e s, w i t h t h e e n d g o a l o f c re a t i n g a n u p d a t e d S e c t o r P l a n f o r t h e R o ssl yn C o o rd i n a t e d R e d e ve l o p m e n t D i st r i c t ( R C R D ) . E ve r y e ff o r t h a s b e e n m a d e i n t h e se D e si g n G u i d l i n e s t o re m a i n c o n si st e n t w i t h g u i d a n c e f ro m t h e se c t o r p l a n w h e re ve r p o ssi b l e a n d a p p l i c a b l e .
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2. CONCEPT PLAN *DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN AERIAL VIEW
T O BE F URTHER UPDATED To be up d at ed f u rt h er
T h e s e g u i d e l i n e s h a ve b e e n p ro vi d e d t o articulate the design intent for the Rosslyn P l a z a s i t e a s i t d e ve l o p s o ve r t i m e . T h e guidelines should be used by the applicant, t h e C o u n t y B o a rd a n d t h e P l a n n i n g Commission to gauge design and decisionmaking during the 4.1 Final Site Plan applications.
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RO S SLY N PLAZ A
CONCEPT PLAN SITE PLAN OVERVIEW
T NORT
H
FUTURE STREET
This diagrammatic site plan illustrates the broad Master Plan strategy in place for the Rosslyn Plaza site. The proposed arrangement of office, residential and potentially hotel structures will provide renewed urban street-grid connectivity, substantial park spaces, view sheds from Freedom Park toward the Monumental Core and publiclyaccessible amenity spaces. Specific SPRC Guiding Principles that are reflected in the proposed arrangement include; but are not limited to:
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 270’ ABOVE ASE
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 2 RES. UP TO 270’ ABOVE ASE
PHASE 4 RES./ HOTEL UP TO 390’ ABOVE ASE
B1. Development should create a live-work-shop environment, encourage vitality throughout the day and evening, provide diverse housing and retail opportunities, and contribute to a more balanced use mix in Rosslyn.Rosslyn Plaza PDSP (SP #422)
PHASE 5 RES./OFFICE UP TO 390’ ABOVE ASE
B2. Development should include a mix of uses, such as office, residential, hotel, cultural, retail and service businesses, community facilities, and civic spaces. C1. Development should enhance Rosslyn’s street network and provide multimodal, complete streets which improve pedestrian, bicycle, transit and vehicular access to, through and around the site.
RIVE
ING D
LOAD
N ARLINGTON RIDGE RD
LOADING DRIVE
A6. Development should include certain placemaking features, such as cultural facilities, public spaces for park uses and flexible programming, and retail to enhance the site’s sense of place.
19TH S
FREEDOM PARK
A2. Development should contribute to the rebuilding of Rosslyn in a more urban form with a functional street grid, mixed uses, pedestrianfriendly streetscapes, easy access to transit, buildings that relate well to one another and to the street, and connected open spaces.
C2. A street grid that organizes open space, defines building placement, and distributes loading, parking, and emergency access points throughout the site should be phased into the development to break up the existing superblock.
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
C4. Improved pedestrian and bicycle access from Rosslyn to the Mount Vernon Trail and Potomac Riverfront should be considered as part of the development plan, subject to collaboration with Virginia Department of Transportation and the National Park Service.
BRIDGE TO TRAIL NETWORK
E3. A significantly sized public open space should be provided on a prominent street and should be designed to accommodate multiple park uses and provide flexibility for multipurpose programming.
0
40
80
120
200 * MAX HEIGHTS SHOWN ARE ABOVE AVERAGE SITE ELEVATION (ASE)
RESIDENTIAL
OFFICE
OPEN SPACE
19
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN *
BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION (A.S.E.) AND DO NOT INCLUDE PENTHOUSE.
*
ADJUSTMENTS TO FINAL HEIGHTS AND ARCHITECTURE WILL BE MADE AT FINAL SITE PLAN APPROVAL.
BUILDING HEIGHT AND PLACEMENT
390' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR 390' ABOVE A.S.E.
290' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
T h e f i ve - b u i l d i n g p l a n i s i n t e n d e d t o p re se r ve vi e w c o r r i d o r s t h ro u g h t h e p ro p e r t y t o p o i n t s o f i n t e re st a n d t o p ro vi d e a se n se o f sp a c i o u sn e ss i n t h e u r b a n c o n t e xt . B u i l d i n g p l a c e m e n t c a re f u l l y c o n si d e r s vi e w s o f t h e P o t o m a c R i ve r, t h e m o n u m e n t a l c o re a n d o t h e r si g n i f i c a n t l a n d m a r k s f ro m w i t h i n R o ssl yn , i n c l u d i n g t h e f u t u re C e n t r a l P l a c e O b se r va t i o n D e c k a n d F re e d o m P a r k .
290' ABOVE A.S.E.
295' ABOVE A.S.E. TOP OF LAST OCCUPIABLE FLOOR
270' ABOVE A.S.E.
ASE - 69.75
390'-0"ABOVE A.S.E.
270'-0"ABOVE A.S.E.
390'-0"ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
270' ABOVE A.S.E.
270'-0"ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
70'-0"ABOVE A.S.E.
275'-0"ABOVE A.S.E.
275' ABOVE A.S.E.
T h e f i ve b u i l d i n g s sh o w n h e re a re p l a n n e d w i t h i n sp e c i f i c zo n e s t h a t d e f i n e t h e b u i l d i n g f o o t p r i n t b o u n d a r i e s. E a c h b u i l d i n g w i l l f i t w i t h i n t h e se l i m i t s, w i t h t h e e xc e p t i o n o f b a l c o n i e s a n d m i n o r a d j u st m e n t s t o t h e b u i l d i n g e n ve l o p e n e c e ssa r y t o c re a t e a rc h i t e c t u r a l c h a r a c t e r. F i n a l b u i l d i n g d e si g n w i l l b e d e t e r m i n e d b y F S P a p p ro va l f o r e a c h p h a se . T h e f o l l o w i n g k e y f e a t u re s w i l l b e i n c l u d e d i n t h e R o ssl yn P l a za d e ve l o p m e n t p l a n :
ASE - 69.52
ASE - 68.95
ASE - 60.04
ASE - 58.51
PHASE 2 - RES.
PHASE 3 - OFFICE
PHASE 4 - RES.
PHASE 5 - OFFICE / RESIDENTIAL
T NORT
H
FUT
PHASE 1 - OFFICE
19TH S
FREEDOM PARK
PHASE 2 RES. UP TO 270’ ABOVE ASE
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 270’ ABOVE ASE
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL UP TO 390’ ABOVE ASE
LOADING DRIVE
4 . T h e e a st e r n e d g e o f t h e si t e w i l l p ro vi d e a p u b l i c l y- a c c e ssi b l e E sp l a n a d e f e a t u re t h a t w i l l e ve n t u a l l y t i e t o t h e p ro p o se d E sp l a n a d e f e a t u re e n vi si o n e d i n t h e C o u n t y M a st e r P l a n 5 . T h e f i r st f l o o r u se s w i l l i n c l u d e re t a i l a n d o t h e r a c t i va t i n g u se s a s w e l l a s re si d e n t i a l a n d o ff i c e l o b b i e s. E ve r y e ff o r t i s b e i n g m a d e t o p re se r ve t h e p e d e st r i a n e xp e r i e n c e w h e re ve r p o ssi b l e . S t e e p g r a d e s a re re d u c e d w h e re p o ssi b l e a n d b u i l d i n g s w i l l b e l i n e d w i t h re t a i l a n d a c t i ve - u se sp a c e s w h e re ve r f e a si b l e .
RIVE
ING D
ESPLANADE / MULTI-USE TRAIL
P l e a se n o t e , p ro p o se d A . S . E . ’s a re e st i m a t e d a n d f i n a l A . S . E . ’s w i l l b e d e t e r m i n e d a t F S P f o r e a c h p h a se .
CUSTIS MEMORIAL PKWY (INTERSTATE 66) BRIDGE TO TRAIL
0
50
100
150
2 . A p ro m i n e n t , c e n t r a l i ze d p a r k sp a c e w i l l b e p ro vi d e d a d j a c e n t t o 1 8 t h S t re e t a n d K e n t S t re e t t h a t w i l l p ro vi d e a d e st i n a t i o n f o r t h e re si d e n t s, t e n a n t s a n d vi si t o r s o f R o ssl yn . 3 . T h e b u i l d i n g s a re si t e d sp e c i f i c a l l y t o p ro vi d e m a xi m u m a m o u n t s o f l i g h t a n d a i r t h ro u g h a n d b e t w e e n e a c h p h a se .
PHASE 5 RES./OFFICE UP TO 390’ ABOVE ASE
LOAD
N ARLINGTON RIDGE RD
1 . T h e st re e t g r i d o f R o ssl yn w i l l e xt e n d o n t o t h e R o ssl yn P l a za si t e b y b re a k i n g u p t h e su p e r b l o c k a n d a d d i n g t w o i n t e r n a l st re e t s; 1 7 t h a n d 1 8 t h S t re e t . T h e se t w o n e w ro a d s w i l l c o n n e c t w i t h K e n t S t re e t a n d N . A r l i n g t o n R i d g e R o a d , c o m p l e t i n g t h e g r i d syst e m i n t h i s a re a .
250 RESIDENTIAL
OFFICE
OPEN SPACE
20
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN
T NORT
H
GROUND FLOOR USES
19TH S
ROSSLYN PLAZA PARK
PHASE 2 RES.
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
GENERAL NOTE: DIAGRAM ABOVE IS CONCEPTUAL. FINAL DESIGN FOR EACH BUILDING WILL BE DETERMINED AT FINAL SITE PLAN 0
40
80
120
200
POTENTIAL ENTRANCE
RETAIL
LOBBY
CORE/SERVICE
S u c c e ssf u l g ro u n d l e ve l re t a i l i s c r i t i c a l t o t h e su c c e ss o f t h e st re e t sc a p e o n a n d a ro u n d t h e R o ssl yn P l a za si t e . G ro u n d f l o o r a c t i va t i o n w i l l b e c o n c e n t r a t e d w i t h i n t h e R o ssl yn P a r k sp a c e a n d a l o n g t h e n e w 1 7 t h a n d 1 8 t h S t re e t s. C o n si st e n t w i t h t h e R o ssl yn S e c t o r P l a n b u i l d i n g e n t r a n c e s a l o n g re t a i l f ro n t a g e s sh o u l d b e p l a c e d a t a m a xi m u m o f e ve r y 5 0 t o 75 feet.
P R I M A RY A R E A S F O R G R O U N D - F L O O R A C T I VATI O N , I N C L U D I N G R E TA I L U S E S , R E TAI L E Q U I VA L E N T U S E S A N D B U I L D I N G U S E S W I T H A C T I V E FA C A D E S
21
*DRAFT
RO S SLY N PLAZ A
CONCEPT PLAN
270’
70’
87’
200’
PHASE 4 RES./ HOTEL
18TH ST. PARK
PHASE 5 RES./OFFICE
5’
RETAIL EDGE FRONTING ROSSLYN PLAZA PARK
130’
PHASE 2 RES.
NEW 18TH STREET
PRIMARY PARK SPACE
40’
50’
PHASE 3 OFFICE
115’
200’
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
10’
5’
19TH S
70’
N KENT ST
T NORT
H
O P E N S PA C E P L A N
70’
5’ 55’ 5’
210’
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
T h e a b o ve d i a g r a m e xh i b i t s t h e p ro p o se d si d e w a l k w i d t h s o n t h e R o ssl yn P l a za si t e a n d sp e c i f i c i n f o r m a t i o n re g a rd i n g t h e si ze o f t h e p a r k sp a c e s. E ve r y e ff o r t h a s b e e n m a d e t o p ro vi d e C o u n t y re c o m m e n d e d si d e w a l k w i d t h s a n d i n c l u d e t re e p l a n t i n g zo n e s.
GENERAL NOTE: ZONING ENVELOPES REPRESENT MAXIMUM BUILDING LINE. OPEN SPACE DIMENSIONS REPRESENT MINIMUM SIZES DELIVERED AT FINAL BUILDOUT.
0
40
80
120
200 RE TA IL T R A NS IT ION
1 6 ’ S ID E WA L K W ID T H
1 4 . 5 ’ S I D E WA L K W I D T H
22
*DRAFT
3 . S T R E E T S / T R A N S P O R TAT I O N *DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
B
N KENT ST A
PHASE 1 OFFICE
SO
IL
C
D
C
W
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
TREET
PHASE 2 RES.
E
19TH S
N
VD BL
E NEW 18TH STREET
A
NEW 17TH STREET
B
D
PHASE 3 OFFICE G
F
H
N ARLINGTON RIDGE RD ESPLANADE F
H G
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
200 24
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
B-B A-A
SECTION A-A WILSON BOULEVARD LOOKING WEST W i l so n B o u l e va rd ( S e c t i o n A - A ) i s p ro p o se d t o b e c o m e m o re n a r ro w t o d e c re a se p e d e st r i a n c ro ssi n g d i st a n c e s, c a l m t r a ff i c a n d c re a t e a m o re i n t i m a t e sc a l e f o r t h e a re a . A c yc l e t r a c k h a s a l so b e e n i n c l u d e d , c o n si st e n t w i t h County Sector Plan. K e n t S t re e t ( S e c t i o n B - B ) i s p ro p o se d t o b e c o n ve r t e d f ro m o n e - w a y t o t w o - w a y w i t h o n e l a n e o f p a r k i n g a l o n g t h e e a st e r n e d g e o f t h e st re e t . T h i s p ro p o sa l re c o m m e n d s i m p ro ve m e n t s t o a f u l l - w i d t h K e n t S t re e t ( so u t h o f 1 8 t h S t re e t ) a s su g g e st e d i n t h e S e c t o r P l a n U p d a t e . I n t h i s c o n ve r si o n , t h i s p ro p o sa l h a s c o m m i t t e d t o i n st a l l i n g o n e h a l f o f t h e st a n d a rd c o m p l e t e st re e t se c t i o n , w i t h t h e e xp e c t a t i o n s t h a t t h e o t h e r h a l f w o u l d b e i n st a l l e d u p o n re d e ve l o p m e n t o f t h e a d j a c e n t p ro p e r t y t o t h e We st .
SECTION B-B N. KENT STREET LOOKING NORTH
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s. 25
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
C-C
D-D
SECTION C-C 17TH STREET N. LOOKING WEST
T h e st re e t se c t i o n s f o r 1 7 t h a n d 1 8 t h S t re e t p ro vi d e t w o t r a ve l l a n e s, a n d a p a r k i n g l a n e o n t h e so u t h si d e .
SECTION D-D 18TH STREET N. LOOKING WEST
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s. 26
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
E-E F-F
SECTION E-E 19TH STREET N. LOOKING WEST
1 9 t h S t re e t ( S e c t i o n E - E ) i s p ro p o se d a s a t w o - w a y ro a d w i t h p a r k i n g o n t h e so u t h si d e a n d a c yc l e t r a c k o n t h e n o r t h si d e .
SECTION F-F NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
N o r t h A r l i n g t o n R i d g e R o a d i s p ro p o se d t o b e r a i se d t o p l a za l e ve l , w h i c h re q u i re s g r a d e c h a n g e a t t h e so u t h a n d n o r t h e n d s o f t h e si t e . H o w e ve r, u p o n re a c h i n g p l a za l e ve l , re m a i n s f l a t f o r t h e m a j o r i t y o f t h e si t e . S e c t i o n F - F sh o w s t h e l o c a t i o n n e a r t h e i n t e r se c t i o n o f N . A r l i n g t o n R i d g e R o a d a n d W i l so n B o u l e va rd , w h e re a d e d i c a t e d l o a d i n g d r i ve sp l i t s f ro m N . A r l i n g t o n R i d g e R o a d a n d g o e s b e n e a t h t h e p l a za , re su l t i n g i n a m o re p e d e st r i a n - f r i e n d l y p l a za l e ve l . S e c t i o n G - G o n t h e n e xt p a g e sh o w s t h e t yp i c a l c o n d i t i o n for North Arlington Ridge Road and includes t w o - w a y t r a ff i c a n d a m u l t i - p u r p o se t r a i l w i t h a b u ff e r b e t w e e n t h e t w o . S e c t i o n H - H i s si m i l a r t o se c t i o n G - G , b u t i s l o c a t e d w h e re N . A r l i n g t o n R i d g e R o a d a n d 1 9 t h S t re e t i n t e r se c t . 27
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
G-G
H-H
EXISTING I-66 EBL
SECTION G-G NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
A n a st e r i sk ( * ) i s n o t e d w h e re c u r b l e ss e n vi ro n m e n t i s p ro p o se d . To a c c o m o d a t e , t h e re w i l l l i k e l y b e b o l l a rd s o r o t h e r t r a ff i c c o n t ro l m e a su re s t a k e n i n t h e zo n e b e t w e e n t re e p l a n t e r s a n d st re e t t o p ro t e c t p e d e st r i a n s a n d d e n o t e d r i ve a i sl e s.
EXISTING I-66 EBL
SECTION H-H NORTH ARLINGTON RIDGE ROAD LOOKING NORTH
28
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N TOPOGRAPHY
76’-0” 65’-0”
76’-0”
67’-6”
51’-0” 0”
AD
GE
ON GT
RO
D RI
57’-0”
LIN
N.
76’-0”
76’-0”
AR
NT
ST
ET RE
78’-0”
KE
70’-0” 76’-0”
76’-0”
55’-0” EXISTING TOPOGRAPHY
58’-0”
EXISTING TOPOGRAPHY
70’-0” 55’-6” -6”
69’-0” 71’-6”
AD
E
RO
DG
N
66’-6”
RI
O GT
R
A N.
PROPOSED TOPOGRAPHY
GENERAL NOTE:
ET
LIN
T EN
K
PROPOSED TOPOGRAPHY
E TR
S
56’-0”
PROPOSED TOPOGRAPHY IS PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
29
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N TOPOGRAPHY
76’-0” 67’-6” 69’-0” 76’-0” 71’-6” 78’-0”
66’-6” 70’-0”
76’-0” 58’-0”
56’-0”
EXISTING TOPOGRAPHY
PROPOSED TOPOGRAPHY
N. ARLINGTON RIDGE ROAD
N. ARLINGTON RIDGE ROAD
GENERAL NOTE: PROPOSED TOPOGRAPHY IS PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
Existing topography around the site varies greatly from north to south and west to east, with a total of 20 feet or more between the high point and low point. The proposed plan mitigates grade change to the greatest extent possible in an effort to lessen the amount of grade change in the areas of primary access. 30
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N S I D E WA L K S E C T I O N S
SIDEWALK DETAIL A
SIDEWALK DETAIL B
SIDEWALK DETAIL C
A
B
A
C
S i d e w a l k d e t a i l s A a n d B sh o w s t h e t yp i c a l d i m e n si o n s a n d c h a r a c t e r f o r t h e si d e w a l k s o n 1 7 t h S t re e t , 1 8 t h S t re e t , t h e We st e r n si d e w a l k o n N o r t h A r l i n g t o n R i d g e R d a n d t h e E a st e r n si d e w a l k o n K e n t S t . T h e si d e w a l k s e m p h a si ze p e d e st r i a n u se a n d a c c e ss b y c re a t i n g a c u r b l e ss e n vi ro n m e n t w i t h b o l l a rd s t o se p a r a t e ve h i c l e s a n d p e d e st r i a n s. T h i s c u r b l e ss e n vi ro n m e n t i s o r i e n t e d t o w a rd s p e d e st r i a n u se a n d c re a t e s w e l c o m i n g e d g e s f o r t h e p a r k t h a t d r a w p e d e st r i a n s i n a n d sl o w ve h i c u l a r t r a ff i c . C a n o p y t re e s c re a t e a sh a d e d si d e w a l k w i t h f u r n i sh i n g s u n d e r n e a t h t h e t re e s. S i d e w a l k d e t a i l C sh o w s t h e E sp l a n a d e t h a t f o r m s t h e E a st e r n e d g e o f N o r t h A r l i n g t o n R i d g e R d . T h e E sp l a n a d e a l so c re a t e s a c u r b l e ss e d g e w i t h b o l l a rd s t o w e l c o m e p e d e st r i a n s t o t h e e d g e o f t h e si t e . To c re a t e a d i st i n c t a n d vi b r a n t c h a r a c t e r, g ro u n d c o ve r, a n d u n d e r st o r y p l a n t i n g s l i n e t h e E sp l a n a d e w i t h a m p l e b e n c h e s f o r re st i n g a n d p e o p l e w a t c h i n g . T h e m u l t i - u se t r a i l a l l o w s f o r a m i x o f u se s, f ro m st ro l l i n g t o c yc l i n g . T h e va r i o u s d e si g n e l e m e n t s a n d t h e l a rg e r sp a t i a l c o n n e c t i o n s o f t h e m u l t i - u se t r i a l c re a t e a n a c t i ve a n d so c i a l E sp l a n a d e . W h e re c a n o p y t re e s a re p l a n t e d o ve r st r u c t u re , a 3 - 4 ’ m i n i m u m so i l d e p t h w i l l b e p ro vi d e d t o p ro m o t e vi g o ro u s a n d h e a l t h y t re e s. A l l st re e t sc a p e s w i l l i n c o r p o r a t e se c t o r p l a n g u i d a n c e a n d f u t u re re c o m m e n d a t i o n s f o r 1 8 t h st re e t a n d w i l l b e c o n si d e re d a s p a r t o f t h e p a r k p l a n n i n g p ro c e ss. 31
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N S I D E WA L K E L E M E N T S
S i d e w a l k s w i l l b e d e si g n e d t o e n h a n c e t h e p e d e st r i a n e xp e r i e n c e i n R o ssl yn . P a vi n g m a t e r i a l s a n d t h e d e si g n o f t h e p a vi n g w i l l c re a t e d u r a b l e b e a u t i f u l su r f a c e s t h a t g i ve t h e si d e w a l k c h a r a c t e r a n d a c l e a r o rd e r. A d d i t i o n a l si d e w a l k e l e m e n t s w i l l i n c l u d e c a n o p y t re e s, l i g h t i n g , b i k e p a r k i n g a n d c a f e sp a c e s. T h e a r r a n g e m e n t o f si d e w a l k e l e m e n t s w i l l c re a t e a l e g i b l e o rd e r t h a t w i l l c re a t e a p l e a su r a b l e a n d so c i a l w a l k i n g e xp e r i e n c e . 32
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N T R A N S P O RTAT I O N M A N A G E M E N T P L A N
A Tr a n sp o r t a t i o n M a n a g e m e n t P l a n ( T M P ) w i l l b e i m p l e m e n t e d w i t h t h e d e ve l o p m e n t o f R o ssl yn P l a za t o f u r t h e r e n h a n c e a n d p ro m o t e t h e u se o f a l t e r n a t i ve t r a n sp o r t a t i o n m o d e s. A s a re q u i re m e n t o f A r l i n g t o n C o u n t y, t h e T M P w i l l i n c l u d e se ve r a l e l e m e n t s a i m e d a t re d u c i n g p e a k h o u r ve h i c l e t r i p s a n d p a r k i n g d e m a n d s. Typ i c a l e l e m e n t s o f a T M P i n c l u d e : 1 . P ro vi d e f u n d i n g su p p o r t f o r t h e T M P. 2 . D e si g n a t i n g a n o n - si t e P ro p e r t y Tr a n sp o r t a t i o n C o o rd i n a t o r t o o ve r se e a l l T M P a c t i vi t i e s. 3 . A c t i ve l y p a r t i c i p a t e a n d c o o rd i n a t e w i t h A r l i n g t o n C o u n t y C o m m u t e r S e r vi c e s t o m a i n t a i n a n d d i st r i b u t e u p - t o - d a t e t r a n si t information. 4 . P ro vi d e t r a n sp o r t a t i o n d i sp l a ys w i t h i n l o b b i e s a n d c o m m o n a re a s o f t h e d e ve l o p m e n t . 5 . P ro vi d e b i c yc l e p a r k i n g a n d / o r st o r a g e i n a n d a ro u n d t h e si t e . 6 . P re p a re a p a r k i n g m a n a g e m e n t p l a n t o st r a t e g i c a l l y u se t h e p a r k i n g p ro vi d e d o n - si t e . 7 . P ro vi d e e m p l o ye e s w i t h a p re - t a x su st a i n a b l e c o m m u t e p ro g r a m . 8 . D i st r i b u t e “ N e w R e si d e n t P a c k a g e s” w h e n re si d e n t s m o ve i n so t h a t t h e y k n o w w h a t t r a n sp o r t a t i o n c h o i c e s a re a va i l a b l e a n d t h e n e a re st b u s a n d M e t ro r a i l st o p s a n d st a t i o n s. 9 . P ro vi d e c h a rg i n g st a t i o n s w i t h i n t h e g a r a g e s f o r a l t e r n a t i ve f u e l ve h i c l e s. 1 0 . P a r t i c i p a t e i n re g i o n a l p ro g r a m s t h a t p ro m o t e t r a n si t . 33
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N
NORTH
S I T E T R A N S P O RTAT I O N , C I R C U L AT I O N A N D S T R E E T H I E R A R C H Y
19TH ST
FUTURE 18TH ST CONNECTION
N NEW 18TH STREET T
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 2 RES.
PHASE 3 OFFICE
PHASE 4 RES./ HOTEL
N ARLINGTON G O RIDGE G RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66) POSSIBLE FUTURE PEDESTRIAN BRIDGE TO MT. VERNON TRAIL
U R B A N C E N T E R L O C AL N ON A RT E R IA L R O A D F U T U R E U R B A N C E N TER L O C A L N O N -A RT E R IA L R OAD
T Y P E B A RT E R IA L R OADP R IM A R I LY U R B A N M I XED- U SE
50
100
150
FUTURE BIKE LANE
F U TU RE M U LT I - U S E T R A I L
L O C AT I O N S T O C O N S I D E R F O R ONE POTENTIAL BIKE-SHARE S TATI O N AT R O S S LY N P L A Z A
F U TU RE C Y C L E T R A C K / PR OT EC T E D B I K E L A N E S SH ARR OW
P E D E S T R IA N S T R E E T/ WAY
0
MU LT I - U S E T R A I L
PHASE 5 RES./OFFICE
T h e R o ssl yn P l a za p ro j e c t e m p h a si ze s m u l t i m o d a l a c c e ss, c o n si st e n t w i t h t h e U p d a t e d S e c t o r P l a n . P e d e st r i a n s w i l l b e a m a j o r c o m p o n e n t o f t h e su c c e ss o f t h e R o ssl yn P l a za p ro j e c t . M u c h o f t h e st re e t sc a p e a ro u n d t h e si t e i s c o n c e i ve d a s c u r b l e ss e n vi ro n m e n t w h e re p e d e st r i a n s a n d ve h i c u l a r t r a ff i c w i l l c o e xi st . C o n n e c t i o n s t o t h e a d j a c e n t si d e w a l k s w i l l l a rg e l y b e a c c o m m o d a t e d w i t h p e d e st r i a n c ro ssi n g s n e a r p ro m i n e n t i n t e r se c t i o n s. T h e a c c e ss p o i n t t o F re e d o m P a r k a n d f u t u re 1 8 t h st re e t i s p ro p o se d t o b e a c c o m m o d a t e d w i t h a g e n e ro u s p e d e st r i a n c o n n e c t i o n a t g r a d e t h a t w i l l b e p ro p e r l y si g n e d t o p ro vi d e sa f e a n d c o n ve n i e n t a c c e ss a c ro ss K e n t S t re e t . S i m i l a r l y, a c c e ss t o t h e E sp l a n a d e a t t h e e a st e r n e d g e o f t h e si t e w i l l i n c l u d e p e d e st r i a n c ro ssi n g s a t t h e i n t e r se c t i o n o f N o r t h A r l i n g t o n R i d g e R o a d a n d W i l so n B l vd . a n d 1 7 t h , 1 8 t h a n d 1 9 t h S t re e t s. B i c yc l e s a re a n i m p o r t a n t c o m p o n e n t t o t h e st re e t se c t i o n c o m p o si t i o n o n R o ssl yn P l a za ’s si t e . W i l so n B l vd . i s e n vi si o n e d b y t h e C o u n t y t o i n c l u d e a C yc l e Tr a c k / P ro t e c t e d B i k e L a n e s. A M u l t i - u se t r a i l c o n n e c t i o n i s a l so p ro p o se d a l o n g t h e E sp l a n a d e a n d r u n s n o r t h t o w a rd t h e K e y B r i d g e a n d S o u t h t o w a rd s t h e I w o J i m a M e m o r i a l . A b r i d g e i s a l so p ro p o se d a t t h e i n t e r se c t i o n o f 1 8 t h S t re e t a n d N o r t h Arlington Ridge Road that continues the M u l t i - u se t r a i l e a st a c ro ss I n t e r st a t e 6 6 , c o n n e c t i n g t o t h e M o u n t Ve r n o n Tr a i l n e t w o r k . A b i k e - sh a re st a t i o n sh o u l d b e e xp l o re d a s p a r t o f f u t u re si t e p l a n re vi e w. S e ve r a l p o t e n t i a l l o c a t i o n s a re sh o w n . S h a re d b i k e l a n e s a re p ro p o se d o n 1 7 t h a n d 1 8 t h S t re e t s a n d K e n t S t re e t .
F U TU RE S H A R R O W
250 34
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N
T NORT
H
O N S T R E E T PA R K I N G
19TH S
PHASE 2 RES.
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
PHASE 5 RES./OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
O N S TREET PA RK I N G
GENERAL NOTE: ON-STREET PARKING IS PRELIIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN OF EACH BUILDING.
0
50
100
150
O n - st re e t p a r k i n g i s e xt re m e l y i m p o r t a n t f o r t h e su c c e ss o f re t a i l , o p e n sp a c e s a n d o t h e r g ro u n d - l e ve l p ro g r a m . R o ssl yn P l a za w i l l i n c l u d e o n - st re e t p a r k i n g a l o n g W i l so n B o u l e va rd , K e n t S t re e t , 1 7 t h , 1 8 t h a n d 1 9 t h S t re e t s.
250 35
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N O F F S T R E E T PA R K I N G
A
PLAZA
N. KENT ST
N. ARLINGTON RIDGE ROAD
PLAZA
SERVICE CORRIDOR
TICKETING
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
LOADING
PARKING
PARKING
PARKING
19TH ST
NORTH
S E CT ION A : L ON GIT UD IN A L T H R O U G H S I T E
N
BL VD
N KENT ST
PHASE 4 RES./ HOTEL
W
ILS
O
PHASE 2 RES. PHASE 1 OFFICE PHASE 3 OFFICE
S E RV IC E C OR R ID OR PHASE 5 RES./OFFICE
E X T E N T S OF OF F S T R E E T PA R K ING (4 L E V E L S B E L O W GR A D E ) P L A N NE D PA R K ING E N T R A N C E S
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
O ff - st re e t p a r k i n g i s i m p o r t a n t f o r t h e vi a b i l i t y o f t h e R o ssl yn P l a za p ro j e c t . A l l o ff - st re e t p a r k i n g f o r t h e p ro j e c t i s p ro p o se d t o o c c u r b e l o w g r a d e , a l l o w i n g f o r a s m u c h g ro u n d p l a n e a s p o ssi b l e t o b e a va i l a b l e f o r o p e n sp a c e s. P l a n n e d p a r k i n g e n t r a n c e l o c a t i o n s a re sh o w n a n d w i l l b e f u r t h e r e va l u a t e d d u r i n g Final Site Plan (FSP). 36
*DRAFT
RO S SLY N PLAZ A
S T R E E T S / T R A N S P O RTAT I O N INTERNAL LOADING
G
TELECOM
O
S E
P A
DN
STAIR 1
UP
44'-0" 52.0'
3% SLOPE 51.0'
SE1
PHASE 5 LOADING (STREET) 50.0'
T
S
UP
P
STAIR 2
P C
E
DN
54.0'
52.0'
51.0' 49.0'
50.0'
49.0'
48.0'
44'-0"
44'-0"
PHASE 3 LOADING
PHASE 4 LOADING
44.0'
31'-0"
42'-0" 14'-0"
28'-0"
42'-0"
Service Lane Down
17'-0"
PHASE 2 LOADING
PHASE 1 LOADING
50.0'
p
ane U
ice L
Serv
44'-0"
46.0'
48.0'
52.0'
GENERAL NOTE: THIS DIAGRAM IS CONCEPTUAL. FINAL LOADING DOCK DESIGN WILL BE DETERMINED AT FINAL SITE PLAN FOR EACH BUILDING. 0
40
80
120
50.0'
T h e l o a d i n g f o r t h e p ro j e c t w i l l b e h a n d l e d p re d o m i n a n t l y b y a n i n t e r n a l l o a d i n g st r a t e g y. C o m m e rc i a l t r u c k e n t r y w i l l o c c u r o n N o r t h A r l i n g t o n R i d g e R o a d , b e n e a t h t h e E sp l a n a d e a n d e xi t w i l l o c c u r n e a r t h e i n t e r se c t i o n o f N . A r l i n g t o n R i d g e R o a d a n d 1 9 t h S t re e t . T h i s st r a t e g y w i l l re d u c e t h e i m p a c t a n d p re se n c e o f h e a vy t r u c k t r a ff i c f ro m a d j a c e n t ro a d s, c re a t i n g a m o re p l e a sa n t a n d f r i e n d l y e n vi ro n m e n t . T h e a b o ve g r a p h i c su g g e st s t h e n u m b e r o f l o a d i n g d o c k s, h o w e ve r, t h e f i n a l number of loading docks at each location will be determined at Final Site Plan.
200 37
*DRAFT
4 . O P E N S PA C E *DRAFT
RO S SLY N PLAZ A
O P E N S PA C E CONCEPTUAL RENDERING
C o n c e p t u a l re n d e r i n g o f o p e n sp a c e p l a za s a t R o ssl yn P l a za .
T O BE F URTHER UPDATED
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 39
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E CONCEPTUAL RENDERING
C o n c e p t u a l re n d e r i n g o f o p e n sp a c e p l a za s a t R o ssl yn P l a za .
T O BE F URTHER UPDATED
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 40
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E PERFORMANCE CRITERIA
270'-0"
PHASE 2
129'-6"
+/-0.44 ACRES
200'-0"
157'-8"
ROSSLYN PLAZA PARK +/- 0.85 ACRES
86'-10"
PHASE 4
PHASE 5
PHASE 1
PHASE 3 51'-6"
39'-6"
65'-0"
+/-0.20 ACRES
135'-0"
60'-0"
128'-2"
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 1 (CONCERT) +/-1.71 ACRES
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 2 (FARMER'S MARKET) +/-1.95 ACRES
EXTENDED ROSSLYN PLAZA PARK - SCENARIO 3 (FESTIVAL) +/-2.91 ACRES
(KENT AND 18TH STREET CLOSED DOWN, UTILIZES FREEDOM PARK)
(KENT AND 18TH STREET CLOSED DOWN)
(KENT, 17TH STREET, 18TH STREET, NORTH ARLINGTON RIDGE ROAD CLOSED DOWN)
q P ro vi d e a p p ro xi m a t e l y 1 . 0 a c re , w i t h u p t o a p p ro x. 2 . 0 a c re s a va i l a b l e w h e n a d j a c e n t st re e t s a re c l o se d . EX PA N DE D PA RK SC E NA R I O 1 - CONCERT 0
50
100
EXPAN D ED PA R K SC EN AR I O 2 - FA R M E R ’ S M A R K E T 150
E X PA ND E D PA R K S C E NA R IO 3 - F E S T IVA L
q C u r re n t si t e p l a n a n d R o ssl yn P l a za p a r k delineation does not include additional sc u l p t i n g t h a t w o u l d o c c u r a t F S P.
250 41
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
42
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
43
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E P O T E N T I A L P R O G R A M A L L O C AT I O N S
44
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 1
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 45
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 2
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 46
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E S I T E P L A N - A LT E R N AT I V E 3
T h e re a re m a n y st r a t e g i e s f o r t h e d e si g n o f t h e o p e n sp a c e ; t h i s re p re se n t s o n e p o t e n t i a l st r a t e g y. A p p l i c a n t w i l l e n g a g e i n f u r t h e r d e si g n p ro c e ss f o r t h e o p e n sp a c e w i t h t h e c o u n t y a n d c o m m u n i t y f o l l o w i n g a p p ro va l o f t h e se g u i d e l i n e s. 0
40
80
120
200 47
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
M I T No r t h Co u r t Cambridge, MA Ima ge : Re e d Hilde rbra nd
Wo o l w i ch S quares
T ilb u r g S q u a re
Lo ndo n, UK
T i l b u rg , N E
Im a g e: G u sta fso n Port er v ia landezine.com
Ima ge : Sa nt e n Co via la nde zine.com
Bryant Park N e w Yo r k , N Y Ima ge : nyc -a rc hite c ture .c om
R o ssl yn P a r k i s a p l a c e f o r o u t d o o r c u l t u r a l e ve n t s, i n f o r m a l g a t h e r i n g s a n d i n d i vi d u a l u se . S u p p o r t i n g a m i x o f p a ssi ve g a t h e r i n g , re t a i l a n d a c t i ve re c re a t i o n , t h e p a r k w i l l b e a d e st i n a t i o n f o r e ve r yd a y u se a s w e l l a s sp e c i a l e ve n t s. D u r a b l e a n d f l e xi b l e sp a c e s w i t h a m i x o f f i xe d a n d m o ve a b l e se a t i n g , w i l l a l l o w f o r e a sy a n d d i ve r se u se a n d a c t i vi t i e s. Br y an t P ark
No r t h E n d P a r k s
New Yo r k , NY
Boston, MA
Im a g e: p l a n n i n g .o rg
Ima ge : ggnltd.c om
48
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
N o v ar ti s Headquart ers Basel, S w itz er l a n d - Vi t t o ri o L a m p u gn a n i Im a g e:
N ati o n al 9-11 M em orial
Na t io n a l 9 - 1 1 M e m o r ia l
New Yo r k , NY - P WP L a n d s c a p e A rc h i t e c t u re
N e w Yo r k , N Y - P W P L a n d s c a p e A rc h i t e c t u re
Im a g e: L an d e z i n e.com
Ima ge : La nde zine .c om
49
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E R O S S LY N P L A Z A PA R K P R E C E D E N T I M A G E S
The H i l l S quare
No r t h E n d P a r k s
Tilburg , Net he rl a n d s
Boston, MA
Im a g e: Bu ro S an te nco v ia s ant enco.nl
Ima ge : ggnltd.c om
Br y an t P ark
Cro wn Ce n t e r F o u n t a in
New Yo r k , NY
K a n s a s C i t y, K S
Im a g e: wi re d n ewyork .com
Ima ge : a a ronm86 via W ikime dia
50
*DRAFT
RO S SLY N PLAZ A
O P E N S PA C E 18TH STREET CORRIDOR PRECEDENT IMAGES
D u tch S h a red S t reet
Ne w Ro a d
Nether lands
Brighton, UK
Im a g e: u rb a n g re e ns .t um blr.com
Ima ge : Ge hl Arc hite c ts via la nde zine .c om
T h i s p o r t i o n o f 1 8 t h S t re e t , w i l l p ro vi d e a c o n n e c t i o n b e t w e e n N . K e n t S t re e t a n d A r l i n g t o n R i d g e R o a d , t h e e sp l a n a d e , a n d t h e l a u n c h i n g p o i n t f o r t h e e n vi si o n e d p e d e st r i a n / b i c yc l e b r i d g e t o w a rd t h e M o u n t Ve r n o n Tr a i l . T h e st re e t sh o u l d p ro vi d e st ro n g c o n n e c t i vi t y t o t h e re c o m m e n d e d R o ssl yn P l a za P a r k . T h e st re e t se g m e n t , w h i c h w i l l a l so p ro vi d e vi t a l c i rc u l a t i o n t h ro u g h t h e b l o c k , w i l l n e e d t o b e a c h i e ve d t h ro u g h t h e p h a se d re d e ve l o p m e n t o f t h e si t e . P ed es tr i an S t reet Helsink i, F inla n d Im a g e: F l i c k r (u se r : La Cit t a Vit a)
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O P E N S PA C E P L AY S PA C E P R E C E D E N T I M A G E S
Kl y d e War ren Parks Da llas, T X Im a g e: l an d e z i n e.com
E d wa rd L e a t h e r s M e m o r ia l P a r k Somerville, MA Ima ge : Re e d Hilde rbra nd
H a rbor I s la n d s P a v illio n Bos t o n , M A I mage: Reed Hilde rbra nd
T h e p o t e n t i a l l o c a t i o n o f a p r i m a r y p l a y sp a c e w i l l b e d e t e r m i n e d i n a p o st p d sp p l a n n i n g p ro c e ss. I n a d d i t i o n t o a p r i m a r y p l a y sp a c e , p l a yf u l e l e m e n t s c a n b e i n t e g r a t e d t h ro u g h o u t t h e si t e . T h e p r i m a r y p l a y sp a c e c o u l d i n c l u d e b o u l d e r s, sp l a sh p a d s a n d p l a y e q u i p m e n t t h a t a re i n t e g r a t e d i n t o t h e l a rg e r si t e d e si g n . S m a l l e r p l a y e l e m e n t s su c h a s b o u l d e r s a n d i n t e r a c t i ve so u n d e l e m e n t s c a n b e d e p l o ye d t h ro u g h o u t t h e si t e t o e xp a n d p l a y e l e m e n t s b e yo n d t h e p r i m a r y p l a y sp a c e . Tear D ro p Park
R e pe nta n c e P a r k
M a y a L in - Wa v e F e ild
New Yo r k , NY
Ba t on R ou g e , L A
University of Michigan
Im a g e: mvva i n .c o m
I mage: Reed Hilde rbra nd
Ima ge : mywhitse nd.org
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H o v en r i n g Circular Cycle Bri dge
N i c h o ls B r id g e wa y
Nether lands
Chicago, IL
Im a g e: l an d e z i n e.com
I mage: susa n via Pic a sa
T h e “ B r i d g e ” i s a n e l e va t e d p e d e st r i a n c o n n e c t i o n f ro m R o ssl yn P l a za , o ve r R o u t e 6 6 a n d t h e G e o rg e Wa sh i n g t o n P a r k w a y t o t h e M o u n t Ve r n o n Tr a i l . T h e B r i d g e p ro vi d e s re si d e n t s a n d vi si t o r s a si m p l e a n d sa f e w a y t o a c c e ss t h e n a t i o n a l p a r k zo n e s a l o n g t h e r i ve r a n d e n j o y re c re a t i o n a l a c t i vi t i e s. I t s l o c a t i o n a t t h e e n d o f T h e 1 8 t h S t re e t c o r r i d o r m a k e s i t e a si l y a c c e ssi b l e t o a l l o f R o ssl yn . T h e b r i d g e w i l l b e f u r t h e r st u d i e d w i t h re g i o n a l a n d f e d e r a l p a r t n e r s. Alex an d r a Arch & Forest Wa l k
Nic h o ls B r id g e wa y
A le x andr a R o a d & Te l o k B l a n g a h H i l l Pa r k , Si n ga p ore
Chicago, IL
Im a g e: l an d e z i n e.com
Ima ge : De e s Stribling via de e s2.blogspot.c om
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O P E N S PA C E C O N T E M P L AT I V E S PA C E S P R E C E D E N T I M A G E S
McBr i d e H ouse Bo sto n, MA Im a g e: Re e d Hi l d e rbrand
T h e c o r n e r o f 1 8 t h S t re e t a n d N o r t h A r l i n g t o n R i d g e R o a d c o u l d b e a h a rd sc a p e a re a w i t h a re t a i l k i o sk t h a t a l so p ro vi d e s i n f o r m a t i o n a b o u t R o o se ve l t I sl a n d f o r re si d e n t s h e a d i n g t o t h e I sl a n d o ve r t h e B r i d g e . T h i s sp a c e t r a n si t i o n s i n t o “ T h e G ro u n d s” w h i c h p ro vi d e o p p o r t u n i t i e s f o r b o t h a c t i ve a n d p a ssi ve re c re a t i o n . Ri ce U n i v ersit y Brochst ein Pa v i l i on
U TS A lu m n i Gre e n
Ho ust o n, T X
Sy d n e y, A U
Im a g e: arc h d ai l y.c om
I mage: Floria n Groe hn via la nde zine .c om
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O P E N S PA C E ESPLANADE PRECEDENT IMAGES
TO BE UPDATED The H i g h Line New Yo r k , NY Im a g e: arc h reco rd.com
E le v a t e d A c re a t 5 5 Wa t e r S t re e t N e w Yo r k , N Y Ima ge : roge rsa rc hite c t.c om
T h e E sp l a n a d e c re a t e s a n a c t i ve e d g e t o t h e si t e t h a t w i l l a t t r a c t p e o p l e t o t h e e d g e a s w e l l a s m a k e c o n n e c t i o n s t o g re a t e r R o ssl yn . T h e e sp l a n a d e sh o u l d h a ve a w i d e a n d d i st i n c t i ve l a ye re d p l a n t i n g t h a t u n i f i e s t h e e d g e a n d c re a t e s a l i vi n g t r a n si t i o n b e t w e e n t h e m u l t i - u se t r a i l a n d N . A r l i n g t o n R i d g e R d . A m p l e se a t i n g a l o n g t h e p l a n t i n g zo n e w i l l a l l o w f o r p a ssi ve g a t h e r i n g a n d p e o p l e w a t c h i n g . T h e m u l t i u se t r a i l a l l o w s f o r va r i o u s a c t i ve u se s su c h a s w a l k i n g , j o g g i n g a n d c yc l i n g a n d c re a t i n g a n a c t i ve l o o p a l o n g t h e e d g e o f R o ssl yn a n d a l so l i n k i n g u p w i t h t h e b r i d g e t o R o o se ve l t I sl a n d . H u d s o n Riv er Park
E le v a t e d A c re a t 5 5 Wa t e r S t re e t
New Yo r k , NY
N e w Yo r k , N Y
Im a g e: wi re d n ewyork .com
Ima ge : roge rsa rc hite c t.c om
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1 1
2
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TO BE UPDATED Ind i an a C ult ural Trail 1
Ind ianapo lis, I N Im a g e: g ra vel b l o g . com
E n t r i e s t o t h e E sp l a n a d e f ro m W i l so n B l vd a n d 1 9 t h S t sh o u l d p ro vi d e a c o n t i n u o u s p a t h t h a t i s c o m f o r t i n g a n d i n vi t i n g f o r p e d e st r i a n s a n d c yc l i st s ( k e yp l a n l o c a t i o n 1 ) . Va r i o u s st r a t e g i e s m a y i n c l u d e l a n d sc a p e b u ff e r s t o se p a r a t e p e d e st r i a n a n d ve h i c u l a r u se s n e a r E sp l a n a d e e n t r i e s ( k e yp l a n l o c a t i o n 1 / i m a g e 1 ) a n d g re e n w a l l s ( k e yp l a n l o c a t i o n 2 / i m a g e 2 ) se p a r a t i n g u se r s o f t h e E sp l a n a d e ’s w a l k i n g a n d b i k i n g t r a i l f ro m e n t r i e s t o u n d e rg ro u n d l o a d i n g a n d se r vi c e d r i ve s. I m a g e 3 sh o w s a p o t e n t i a l t re a t m e n t f o r t h e e a st e r n e d g e o f t h e E sp l a n a d e . Ki n g ’s C ross Lo ndo n, UK Im a g e: b i o te c tu re . uk.com
T h e Hig h L in e 2
NYC Ima ge : a rc hitize r.c om
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O P E N S PA C E P U B L I C A RT
P OTE NTIA L A RT LOCATI O N S ( SI Z E DENO TES S CA LE O F ART PI EC E) 0
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100
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P u b l i c a r t b r i n g s a n e sse n t i a l d i m e n si o n o f c i vi c va l u e t o d a i l y l i f e a n d w i l l b e i n t e g r a l t o t h e d e si g n o f R o ssl yn P l a za . T h e a r t p ro g r a m could include both temporary art and p e r m a n e n t a r t i n st a l l a t i o n s t h a t m a y i n c l u d e sc u l p t u r a l , i n t e r a c t i ve , e l e c t ro n i c , k i n e t i c , f o u n t a i n a n d m u r a l w o r k s. L o c a t i o n s o f a r t p i e c e s sh o w n i n t h i s d i a g r a m a re su g g e st i ve o n l y. I n l i n e w i t h t h e S e c t o r P l a n , t h e 1 8 t h S t re e t c o r r i d o r w i l l b e a l i k e l y l o c a t i o n f o r public art. The final locations will be decided d u r i n g t h e o p e n sp a c e d e si g n p ro c e ss.
250 57
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O P E N S PA C E PLANTING
S t re e t Tre e P l a n t i n g O ve r E xi st i n g S u b g r a d e S t re e t Tre e P l a n t i n g D e p t h o ve r S t r u c t u re Tre e i n P l a n t i n g B e d S t re e t Tre e s S t re e t t re e sp e c i e s a re t o b e se l e c t e d d u r i n g t h e p a r k p l a n n i n g p ro c e ss i n c o o rd i n a t i o n w i t h t h e C o u n t y u r b a n f o re st e r a n d l a n d sc a p e a rc h i t e c t . D e p e n d i n g o n t h e l o c a t i o n t re e s w i l l b e p l a n t e d w i t h st r u c t u r a l so i l u n d e r si d e w a l k s w i t h st r u c t u r a l so i l s o ve r st r u c t u re o r i n p l a n t i n g b e d s. T h e d e t a i l s sh o w h o w t h e C o u n t y st a n d a rd st re e t t re e d e t a i l w i l l m e e t t h e st r u c t u r a l so i l vo l u m e s. T h e 3 ’ m i n i m u m st r u c t u r a l so i l d e p t h s w i l l a l l o w t h e t re e s t o t h r i ve t h a t a re o ve r st r u c t u re a n d o ve r e xi st i n g su b g r a d e . T h e d i a g r a m sh o w s w h e re t h e d i ff e re n t p l a n t i n g d e t a i l s c o u l d o c c u r. T h i s too will be determined during the park p l a n n i n g p ro c e ss. . 58
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O P E N S PA C E PLANTING
Gi nk o , Ginko biloba
A m e r i c a n Ye l l o w w o o d , Cladrastis kentukea (lutea)
Sweet g u m, Liquidambar styraciflua
L o n do n P lan et ree, Platanus x acerifolia
No rt h er n Re d Oa k , Quercus rubra
Site Planting P ro p o se d sp e c i e s w i l l b e se l e c t e d f ro t h e C o u n t y’s re c o m m e n d e d t re e sp e c i e s l i st a n d w i l l b e f i n a l i ze d i n c o o rd i n a t i o n w i t h t h e C o u n t y u r b a n f o re st e r a n d l a n d sc a p e a rc h i t e c t . P o ssi b l e sp e c i e s a re sh o w n o n t h i s p a g e a n d l i st e d b e l o w.
So u rw o o d , Oxydendrum arboreum
H on e y l oc u s t , Gleditsia triacanthos
Cr a pe m y r t l e , Lagerstroemia indica
A merican Ho r n beam, Carpinus caroliniana
Yo s h in o Ch e r r y, Prunus x yedoensis
G i n k o , Ginko biloba H o n e y l o c u st , Gleditsia triacanthos S w e e t g u m , Liquidambar styraciflua L o n d o n P l a n e t re e , Platanus x acerifolia S h i n g l e O a k , Quercus imbricaria P i n O a k , Quercus palustris N o r t h e r n R e d O a k , Quercus rubra A m e r i c a n E l m , Ulmus americana A l l e g h e n y S e r vi c e b e r r y, Amelanchier laevis A m e r i c a n H o r n b e a m , Carpinus caroliniana A m e r i c a n Ye l l o w w o o d , Cladrastis kentukea A m e r i c a n H o p h o r n b e a m , Ostrya virginiana S o u r w o o d , Oxydendrum arboreum Yo sh i n o C h e r r y , Prunus x yedoensis F o st e r H o l l y, Ilex x attenuate N e l l i e S t e ve n s H o l l y, Ilex x ‘Nellie R. Stevens’ 59
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RO S SLY N PLAZ A
O P E N S PA C E FURNITURE AND FURNISHINGS
BE N C H E S
CH A I R S A N D TA BLES
B O L L ARD S
S i t e f u r n i t u re a n d f u r n i sh i n g s w i l l p ro m o t e a u n i f i e d c h a r a c t e r f o r a l l p h a se s o f t h e p ro j e c t a n d e st a b l i sh a c o n t e m p o r a r y e xp re ssi o n c o n si st e n t w i t h t h e p ro j e c t ’s a rc h i t e c t u r a l q u a l i t i e s. S e a t i n g , t r a sh re c e p t a c l e s a n d re c yc l i n g e q u i p m e n t , b i c yc l e r a c k s a n d o t h e r f u r n i sh i n g s a re c o o rd i n a t e d w i t h t h e o ve r a l l p ro j e c t c h a r a c t e r. T h e f u r n i sh i n g s w i l l c o m p l y w i t h c u r re n t st a n d a rd s a n d g u i d a n c e f ro m t h e Sector Plan. AS H UR N S
T R ASH REC E P TA C L E S
B IK E R A C K S
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O P E N S PA C E S T O R M WAT E R M A N A G E M E N T
Cer t a in p la nti ng beds coul d be l o w e re d a n d pl a n te d a s a ra i n g a rd e n t o gather s tormwater a n d a l l o w f o r i n f i l tra ti o n .
S lo t d r a in s in p a v in g c a n c o lle c t s t o r m wa t e r r u n o ff a n d t h e n d ire c t t h e wa t e r t o t h e ir r ig a t io n s y s t e m b e lo w t h e p a v in g
P e r m e a b l e p a vi n g , w h i c h a re p a ve r s se t o n a g g re g a t e w i t h e xt r a w i d e j o i n t s t o a l l o w w a t e r t o i n f i l t r a t e , a re a n a l t e r n a t e st o r m w a t e r m a n a g e m e n t t e c h n i q u e .
S u c c e sf u l st o r m w a t e r m a n a g e m e n t i s i n t e g r a l t o t h e p a r k p ro p o sa l a n d t h e su st a i n a b i l i t y o f t h e si t e . T h e p re f e r re d st o r m w a t e r m a n a g e m e n t st r a t e g y w i l l b e d e t e r m i n e d i n t h e p o st - P D S P p a r k p l a n n i n g p ro c e ss. T h e i m a g e s a n d d e sc r i p t i o n s d e sc r i b e st r a t e g i e s t h a t c o u l d b e u se d o n t h e i r o w n o r i n combination.
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O P E N S PA C E SITE LIGHTING
VEH I CULA R RO A DWAY
PAV E R
STREET AND PLAZA
GR E AT L AW N
C AT E N A RY
T h e e xt e r i o r sp a c e s w i l l b e l i t i n a m a n n e r t h a t e n su re s p u b l i c sa f e t y a n d a w e l l l i t p e d e st r i a n - c e n t e re d a t m o sp h e re . E xt e r i o r lighting will conform with and enhance the c h a r a c t e r o f t h e e n t i re si t e . T h e p ro j e c t a i m s t o c re a t e a sa f e , vi b r a n t a n d d i st i n c t i ve n i g h t t i m e e n vi ro n m e n t t h a t sh o u l d c o n f o r m t o d a r k sk y p r i n c i p l e s t o m i n i m i ze l i g h t p o l l u t i o n . A l l l i g h t i n g sh o u l d m i n i m i ze l i g h t p o l l u t i o n a n d p ro m o t e sa f e a n d vi si b l e p u b l i c sp a c e s. 62
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O P E N S PA C E PAV I N G
GR ANI TE PAVER
P R E C A S T CONCR E T E C U R B
ST O NE PAV ER
A RT ICUL AT E D E D G E
CONCR E TE UNIT PAVER
D E COM P OS E D GR A N I T E
T h e si d e w a l k s a n d p a vi n g m a t e r i a l s w i l l p ro vi d e q u a l i t y su r f a c e s t h a t c re a t e a c o h e si ve e n vi ro n m e n t w i t h n e i g h b o r i n g p ro j e c t s a n d w i t h i n t h e o p e n sp a c e s o f t h e p ro j e c t i t se l f . T h e p a l e t t e o f p a vi n g w i l l i n c l u d e : c o n c re t e , p re - c a st p a ve r s, b r i c k , d e c o m p o se d g r a n i t e , st o n e a n d g r a n i t e p a vi n g a c c e n t s. T h e c u r b l e ss st re e t s w i l l e xt e n d t h e p a r k p a vi n g o ve r t h e st re e t t o sl o w t r a ff i c a n d i n c re a se t h e sc a l e o f p e d e st r i a n o r i e n t e d sp a c e . P e r m e a b l e p a ve r s m a y b e u se d t o re d u c e r u n - o ff i n c e r t a i n l o c a t i o n s. 63
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PHASING CONCEPTUAL PHASING OVERVIEW
ARTISPHERE
ARTISPHERE
N KENT ST SL OP E
6% SLOPE
BL VD I IL
SO N
BL VD N SO
W
IL W
OFFICE FIC BUILDING LDII 'D' LONDON APARTMENTS
TEMPORARY OPEN SPACE
NORMANDY APARTMENTS
SPECTRUM THEATRE
ROSSLYN PLAZA NORTH
E
PHASE 1 OFFICE
URBAN PARK PHASE 2 RES.
3% SLOP
E
ROSSLYN PLAZA NORTH
3% SLOP S
OFFICE BUILDING G 'E'
OFFICE FFICE BUILDIN BUILD BUILDING N NG 'C'
NEW 17TH STREET
6%
6%
SL
OP E
6% SLOP 6 SLOPE OPE PE
19TH ST
19TH ST
N KENT ST
NORTH
FREEDOM PARK
NORTH
FREEDOM PARK
PHASE 3 OFFICE
N ARLINGTON RIDGE RD N ARLINGTON RIDGE RD LOADING DRIVE MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
EX I STI N G CONDITIO NS
PHASE 3
ARTISPHERE
ARTISPHERE
SL OP E
OFFICE FIC BUILDING LDII 'D'
NEW 17TH STREET
6%
BL VD IILL SO N W
IILL SO N W
NEW 17TH STREET
TEMPORARY OPEN SPACE
URBAN PARK
N ARLINGTON RIDGE RD
N ARLINGTON RIDGE RD LOADING DRIVE R E
MULTI USE TRAIL MULTI-USE
MULTI USE TRAIL MULTI-USE
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
PHASE 4
NORTH
FREEDOM PARK
19TH ST
N KENT ST
4-01& 4-0 01&
NORMANDY APARTMENTS
PHASE 3 OFFICE
N ARLINGTON RIDGE RD
NEW 18TH STREET
NEW N EW 17TH 17T STREET E
BL VD IL IL SO N W
NEW 17TH STREET
PHASE 1 OFFICE
URBAN PARK PHASE 2 RES.
PHASE 4 RES./HOTEL
PHASE 5 RES./OFFICE
4 4 4-01 4 -01& 01& &
ROSSLYN PLAZA NORTH
TEMPORARY OPEN SPACE
E
PHASE 1 OFFICE
OFFICE BUILDING G 'E'
PHASE 2 RES.
3% S SLOP
BL VD
6%
SL OP E
6% SLOP 6 SLOPE OPE PE
4 -0 1&
N KENT ST
NORTH
ARTISPHERE FREEDOM PARK
19TH ST
ARTISPHERE
FU UTUR TURE R STREET FUTURE
PH A SE 1
IL IL SO N
ROSSLYN PLAZA NORTH
PHASE 3 OFFICE
LOADING DRIVE R E
W
PHASE 4 RES./HOTEL
PHASE 2 RES.
E
PHASE 1 OFFICE
NORMANDY APARTMENTS
P h a si n g i s d e si g n e d t o a l l o w t h e d e l i ve r y o f e a c h p h a se i n a vi a b l e , c o n st r u c t i b l e a n d su c c e ssf u l m a n n e r. E a c h p h a se o f c o n st r u c t i o n w i l l p ro vi d e a n e w o p e n sp a c e a n d a sso c i a t e d c o m m u n i t y b e n e f i t s, a s w e l l a s c a re f u l l y c o n si d e re d t r a n si t i o n s t o e xi st i n g b u i l d i n g s a n d c o n d i t i o n s. P h a si n g i s e xp e c t e d t o o c c u r f ro m so u t h t o n o r t h a l l o w i n g e xi st i n g b u i l d i n g s t o m a i n t a i n e sse n t i a l e g re ss a n d i n f r a st r u c t u re a n d t o m i n i m i ze i m p a c t o n n e i g h b o r s. W h e re t h e re a re g r a d e t r a n si t i o n s b e t w e e n n e w a n d e xi st i n g p h a se s, st a i r s w i l l b e p ro vi d e d t o m o re e a si l y c o n n e c t t h e sp a c e s.
N ARLINGTON RIDGE RD
LOADING DRIVE R E
PH A SE 2
6% SLO 6 SLOPE OPE PE
3% SLOP S
ROSSLYN PLAZA NORTH
E
PHASE 1 OFFICE
OFFICE BUILDING G 'E'
3% SLOP S
BL VD
6%
SL OP E
6% SLOP 6 SLOPE OPE PE
N KENT ST
19TH ST
19TH ST
NK KENT ST
NORTH
FREEDOM PARK
NORTH
FREEDOM PARK
LOADING DRIVE MULTI USE TRAIL MULTI-USE
MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
C U RR EN T D EVEL O PME NT P H A S E
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
PHASE 5 65
*DRAFT
RO S SLY N PLAZ A
PHASING C O N C E P T U A L P H A S I N G O P E N S PA C E
EX I STI N G CONDITIO NS
PHASE 3
A l l f i n a l ro a d w a ys a n d f i n a l o p e n sp a c e w i t h i n D e si g n a t e d P h a se A re a s t o b e c o n st r u c t e d a s a p p ro ve d a t f i n a l si t e p l a n . P o t e n t i a l Te m p o r a r y O p e n S p a c e i s a l so i l l u st r a t e d h e re , h o w e ve r t h e f i n a l d e si g n f o r a n y Te m p o r a r y O p e n S p a c e w i l l b e d e t e r m i n e d a t 4 . 1 f i n a l si t e p l a n a p p ro va l f o r e a c h p h a se a s p a r t o f a n o ve r a l l c o m m u n i t y benefit package.
PH A SE 1
PHASE 4
A l l c o st s a sso c i a t e d w i t h c o n st r u c t i o n a n d m a i n t e n a n c e o f Te m p o r a r y O p e n S p a c e , a n y a d d i t i o n a l re q u i re m e n t s f o r t h e se a re a s ( i . e . l i g h t i n g , t e m p o r a r y p e d e st r i a n p a t h w a ys, f u r n i t u re , p a r k i n g , e t c . ) a n d a n y st re e t sc a p e re q u i re d b e yo n d p ro j e c t f ro n t a g e t o b e c re d i t e d t o w a rd s c o m m u n i t y b e n e f i t s. O w n e r s m a y t e m p o r a r i l y c l o se ro a d w a ys, p a t h w a ys a n d o p e n sp a c e f o r c o n st r u c t i o n o f f u t u re p h a se s ( i n c l u d i n g b u t n o t l i m i t e d t o st a g i n g a n d l a yd o w n a re a s, p a r k i n g u se s - b o t h temporary and permanent, etc.), as needed, and a p p ro ve d a t f i n a l si t e p l a n i f re q u i re d . U se o f t h e Te m p o r a r y O p e n S p a c e f o r e ve n t s o r o t h e r t e m p o r a r y u se s w i l l b e c o o rd i n a t e d t h ro u g h t h e D e p a r t m e n t o f P a r k a n d R e c O ff i c e o f S p e c i a l E ve n t s. A n y t e m p o r a r y p u b l i c u se e a se m e n t s f o r Te m p o r a r y O p e n S p a c e t o t e r m i n a t e a u t o m a t i c a l l y a t n o c o st t o O w n e r p r i o r t o st a r t o f c o n st r u c t i o n o f a n y f u t u re p h a se i m p a c t i n g su c h a re a ( i n c l u d i n g , b u t n o t l i m i t e d t o , a d j a c e n t st a g i n g , l a yd o w n a n d p a r k i n g a re a s) .
PH A SE 2
C U RR EN T D EVEL O PME NT P H A S E
P HA S E 5 66
*DRAFT
RO S SLY N PLAZ A
PHASING
PH ASE 1 BUILDING
1 7 t h S T REET
PHASE 1
P HA S E 1 T E M P. PA RK S PA CE
ESP L A NA D E T E M P. M U LT-U S E TRAIL EXTENSION
PH A SE 1
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 1 i n c ludes: q q q q q q
P h a se 1 Bui l di ng 17t h S t reet The 1st l eg of the Es pl anade W ilson Boul ev ard Improv em e n ts A t e m p o rary park s pace no rth o f t h e Ph a s e 1 bu i l di n g . A t e m p o rary mul ti -us e trai l e x te n s ti o n a l o n g th e e a s t e r n e dg e o f N o r t h A r lin g t o n R id g e R d .
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
67
*DRAFT
RO S SLY N PLAZ A
PHASING PHASE 2
PH ASE 1 BUILDING
1 7 t h S T REET
P HA S E 2 T E M P. PA RK S PA CE PHASE 2 B U IL D ING
ESP L A NA D E
PH AS E 2
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 2 i n c ludes: q P h a se 2 Bui l di ng q A t e m p o rary park s pace no rth o f t h e Ph a s e 2 bu i l di n g , l o c a te d wh e re t h e R o s s ly n P la z a P a r k will e v e n t u a lly b e .
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
68
*DRAFT
RO S SLY N PLAZ A
PHASING PHASE 3
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA RK PHASE 2 B UIL D ING
PHASE 3 B UIL D ING
PHASE 3 T E M P. PA RK S PA C E
ESP L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 3 i n c ludes: q q q q
P h a se 3 Bui l di ng R osslyn P l aza P ark The 2nd l eg of the Es pl ana de The B r id ge to Mount Ver no n Tra i l ( pe n di n g c o o rdi n a t i o n a n d a p p ro v a l wit h re le v a n t p a r t ie s )
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
69
*DRAFT
RO S SLY N PLAZ A
PHASING PHASE 4
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA R K PHASE 2 B U IL D ING
PHASE 4 BUILDING
P HA S E 3 B U IL D ING
E S P L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
Phas e 4 i n c ludes: q P h a se 4 Bui l di ng q A d ja c e n t P ark /P l aza S pace
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
70
*DRAFT
RO S SLY N PLAZ A
PHASING PHASE 5
1 8 t h S T REET
PH ASE 1 BUILDING
1 7 t h S T REET
R OS S LY N PLAZA PA R K PHASE 2 B U IL D ING
PHASE 4 BUILDING
PHASE 5 BUILDING
P HA S E 3 B U IL D ING
E S P L A NA D E
C UR R E NT D E V E L OP M E NT P H A S E
T E M P O R A RY PA R K S PA C E
P h as e 5 i n c ludes: q Pha se 5 Bui l di ng q C om p le t e A dj acent P ark/P l a z a Spa c e
N O T E : A l l p h a si n g sh o w n h e re i s c o n c e p t u a l a n d m a y b e m o d i f i e d a t f i n a l si t e p l a n w i t h a f i n a l a p p ro ve d p l a n .
71
*DRAFT
RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS S U N / S H A D O W S T U D Y - U N S C U L P T E D B U I L D I N G S S U M M A RY
S o la r st u d i e s sh o u l d b e u p d a t e d b a se d o n f i n a l b u ild ing d e si g n a t t h e f i n a l si t e p l a n
40000
100 0 HRS
3 HRS
4 HRS
35000 1 HR
80
30000
0 HRS
25000 60 2 HRS 20000
50%
10000
40
6 HRS
15000
3 HRS
H OUR S OF D IR E C T S U NL IGH T ON P E R CE NT OF P L A Z A
N UM B E R OF HOUR S P E R A R E A (F T. SQ )
5 HRS
1 HR 20 7 HRS
5000 4 HRS
S P R I N G / FA L L EQUINOX SU MMER SO L ST I C E
2 HRS
9 HRS
0
SPR I NG / FALL EQ UINOX
8 HRS
SUMMER SOLSTICE
WINTER SOLSTICE
W IN T E R S OL S T ICE
101
*DRAFT
RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - MARCH 21ST & SEPTEMBER 21ST
SPRING/FALL EQUINOX
8AM
2PM
9AM
3PM
10AM
4PM
11AM
5PM
12PM
6PM
1PM
B u i l d i n g d e si g n sh o u l d e n h a n c e su n l i g h t o p p o r t u n i t i e s o n t h e o p e n sp a c e a n d e n su re su n l i g h t i s p ro vi d e d t o 5 0 % o f t h e o p e n sp a c e f o r a t l e a st 3 h o u r s a t t h e sp r i n g a n d f a l l e q u i n o xe s. B u i l d i n g sc u l p t i n g sh o u l d e n su re su n l i g h t a c c e ss p e r f o r m a n c e c r i t e r i a c o n t a i n e d h e re i n t o R o ssl yn P l a za P a r k sp a c e a re m e t a t f i n a l si t e p l a n f o r e a c h b u i l d i n g . 102
*DRAFT
RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - JUNE 21ST
SUMMER SOLSTICE
8AM
2PM
9AM
3PM
10AM
4PM
11AM
5PM
12PM
6PM
1PM
B u i l d i n g d e si g n sh o u l d e n h a n c e su n l i g h t o p p o r t u n i t i e s o n t h e o p e n sp a c e a n d e n su re su n l i g h t i s p ro vi d e d t o 5 0 % o f t h e o p e n sp a c e f o r a t l e a st 6 h o u r s a t t h e su m m e r so l st i c e . 103
*DRAFT
RO S SLY N PLAZ A
BUILDING FORM AND HEIGHTS SUN/SHADOW STUDIES - DECEMBER 22ND
WINTER SOLSTICE
8AM
9AM
10AM
11AM
12PM
2PM
3PM
4PM
5PM
6PM
1PM
104
*DRAFT
