rosslyn plaza - Arlingtonva
R O S S LY N P L A Z A DESIGN GUIDELINES FEBRUARY 1, 2016
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 S LYN P LAZA
DEVELOPMENT TEAM
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 1 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
DESIGN GUIDELINES
1. INTRODUCTION
/ 1
PUBLIC ART / 51
PROJECT DESCRIPTION / 2
PLANTING / 52
D E S I G N S TA N D A R D S / 3
FURNITURE & FURNISHINGS / 54
VISION & PURPOSE / 4
S T O R M W AT E R M A N A G E M E N T / 5 5
L O C AT I O N / 5
SITE LIGHTING / 56
POINTS OF INTEREST / 7
PAV I N G P R E C E D E N T I M A G E S / 5 7
URBAN CONTEXT / 8 TOPOGRAPHY / 9 EXISTING SITE CONDITIONS / 10 P U B L I C T R A N S P O R TAT I O N / 1 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 4 ZONING / 15
5. PHASING
/ 58
OVERVIEW / 59 O P E N S PA C E / 6 0 EXISTING BUILDINGS / 61
D E S I G N C O N S U LTA N T
PHASE 1 / 62
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 .
PHASE 2 / 63
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 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
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
2. CONCEPT PLAN
/ 16
PHASE 3 / 64
AERIAL VIEW / 17
PHASE 4 / 65
SITE PLAN OVERVIEW / 18
PHASE 5 / 66
BUILDING HEIGHT & PLACEMENT / 19
6. BUILDING HEIGHT AND FORM GUIDELINES 3 . S T R E E T S / T R A N S P O R TAT I O N
/ 20
STREET WIDTHS & SECTIONS / 21
BUILDABLE AREAS AND EDGES / 69
SIDEWALK TYPES / 26
GROUND LEVEL BUILDING DESIGN / 78
SIDEWALK SECTIONS / 27
S E R V I C E A N D PA R K I N G A C C E S S / 8 3
SIDEWALK ELEMENTS / 29
P A R K I N G L O C AT I O N A N D D E S I G N / 8 6
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 0
GRADE TRANSITIONS / 87
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 1
BUILDING HEIGHT / 89
O N S T R E E T PA R K I N G / 3 2
STREET/NEIGHBORHOOD SCALE TRANSITION / 93 T O W E R O R I E N TAT I O N , D I M E N S I O N S , S P A C I N G , A N D U S E / 9 4 ARCHITECTURAL COMPOSITION / 96
4 . O P E N S PA C E
/ 33
CONCEPTUAL RENDERING / 34 PERFORMANCE CRITERIA / 35 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 / 3 6 S I T E P L A N A LT E R N AT I V E S / 3 9 R O S S LY N P L A Z A P A R K / 4 2 18TH STREET CORRIDOR / 45 P L AY S PA C E / 4 6 POTENTIAL BRIDGE / 47
*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 .
/ 67
INTRODUCTION / 68
C O N T E M P L AT I V E S P A C E S / 4 8 ESPLANADE / 49
SUN/SHADOW STUDIES / 109
1. INTRODUCTION
RO S S LYN P LAZA
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 . 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 .
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RO S S LYN P LAZA
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 and cultural 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
RO S S LYN P LAZA
INTRODUCTION VISION & PURPOSE
VI S ION
PU R PO SE
SECTOR PLAN
Ro sslyn P laza i s a 6.5-acre pro pe rty lo c a t e d on the eas ter n edge o f Ro s s l y n i n Ar lin gt on, uni que i n terms of i ts s c a l e , lo c a t ion a n d v i s i bi l i ty. Redev e l o pm e n t o f the p rop e r t y creates s i gni fi can t opp 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 ve l o p m e n t S i t e Pl a n ( “ PD SP” ) . 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 lt im a t e d e s ig n o f t h e i n d i vi d u a l ph a s e s o f re de v e l o 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 in t h e f o r m o f a F in a l S i t e P l a n ( “ F S P ” ) . T h e g u i da n c e ta 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 ic h a re n o t in t e n d e d t o b e lim it in g a n d m a y b e m o di f i e d i n c o n j u n c t io n wit h f u t u re p h a s e s . T h e s e D e s ig n Gu id e lin e s s h o u ld b e v ie we d a s ac c e sso r y t o t h e Ro s s l y n Se c to r Pl an . B o t h d o c u m e n t s will b e u s e d in t h e a n a ly s is o f e a c h F in a l S it e P la n a sso c i a t e d w i t h t h e Ro s s l y n Pl a z a Ph a se d D e v e lo p m e n t S it e P la n . T h e D e s ig n Gu id e lin e s a re o rg a n iz e d in t o t h e f o l l o w i n g se c t i o 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 .
• Ne w p la ce-mak i ng • Vit a l re t a i l concentrati on
• I n t ro du c t i o n
o S t re e t / N e i g h b o r h o o d S c a l e Tr a n s it i o n
• Op e n S p a c e
o Pro j e c t D e s c r ip t io n
o C o n c e p t u a l R e n d e r in g s
o D e s i g n St a n d a rd s
o P e r f o r m a n c e C r it e r ia
o Vi s i o n a n d P u r p o s e
o P o t e n t ia l P ro g r a m A llo c a t io n s
o A rc h it ec t u r a l C o m p o si t i o n
o L o c a ti o n
o S it e P la n s
o Sun/Shadow Studies
o Po i n t s o f I n t e re s t
o R o s s ly n P la z a P a r k
o U rba n C o n t e x t
o 1 8 t h S t re e t C o r r id o r
o To po g ra ph y
o P la y S p a c e
• Ne w e c onomi c dev el opmen t f o r t h e Count y
o Ex i s t i n g Si te Co n d it io n s
o P o t e n t ia l b r id g e
o Pu bl i c Tra n s p o r t a t io n
o C o n t e m p la t iv e S p a c e s
• 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 z es /v ari eti es
o Ex i s t i n g & A p p ro v e d Op e n Spa c e
o E s p la n a d e
o P u b lic A r t
o Zo n i n g
o P la n t in g
o F u r n it u re & F u r n is h in g s
o S t o r m wa t e r M a n a g e m e n t
o Ae ri a l Vi e w
o S it e L ig h t in g
o Si t e Pl a n Ov e r v ie w
o P a v in g P re c e d e n t Im a g e s
• S t re ngt hened communi ty co n n e c ti v i ty • A r t s a n d cul tural i ntegrati on • M ixe d - us e s mart grow th • E x e mp la ry archi tecture • S k ylin e creati on • 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
The ove r a rc hi ng v i s i on gui di ng red e ve lop m ent i s to enri ch Ro s s l y n o v e r tim e b y ma ki ng the mos t of th e s e opp or t unit ies . A fundamental n o t i o n i s to ma xim iz e c o nnecti v i ty i n ev ery w a y possib le - phy s i cal , v i s ual and c u l tu ra l . Ult im a t e b ui l d-out w i l l i ncl ude f i v e h i g h r is e b uild in gs w i th s mal l er-s ca l e re ta i l c rea t ing a v i brant mi x ed-us e e n v i ro n m e n t that w ill signi fi cantl y contri but e t o Ro sslyn a n d the l arger A rl i ngto n C o u n t y.
• C o n c e pt Pl a n
o B u i l di n g H e ig h t a n d Pl a c e m e n t • St re e t/Tra n s po rt a t io n o Stre e t Wi dt h s a n d S e c t io n o To po g ra ph y o Si de w a l k Se c t io n s o Si de w a l k Ele m e n t s
o O n -St re e t P a r k in g
o To we r O r i e n t a t i o n , D im e n si o n s, S p a c i n g a n d U se
• P h a s in g
o Ov e r v ie w
o Op e n S p a c e
o Phases
• 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 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
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 e 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 R o ssl yn S e 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 .
o B u ild in g A re a s a n d E d g e s
o Gro u n d L e v e l B u ild in g D e s ig n
o S e r v ic e a n d P a r k in g A c c e s s o P a r k in g L o c a t io n a n d D e s ig n o Gr a d e Tr a n s it io n s o B u ild in g H e ig h t
4
RO S S LYN P LAZA
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 R o s s l y n i n A r l i n g to n , Vi r g i n i a .
5
RO S S LYN P LAZA
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 . 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 . 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 .
6
RO SS LY N P L A Z A
IN TR OD UC TIO N PO IN TS O F I NT ER ES T
2 1
3
8
ROSSLYN PLAZA
RCRD
4 9 7
5 6
13 12
POINTS OF INTEREST 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
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 14th STREET MEMORIAL BRIDGE UNITED STATES AIR FORCE MEMORIAL
14
11
10
PO TO M AC
RI VE R
15
17
18
16
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.
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RO S S LYN P LAZA
INTRODUCTION URBAN CONTEXT
16
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
BUILDINGS 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
12
14
13
10
15
11
4
6
2
9 3
1
5
8
7 ROSSLYN PLAZA
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 .
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INTRODUCTION
80
RO S S LYN P LAZA
TOPOGRAPHY
70 76 60
76
60 50
50 50
B
A
ROSSLYN PLAZA TOPOGRAPHIC SITE MAP
76’ 76’ 48’
SITE SECTION A
N. KENT ST. N. ARLINGTON RIDGE RD.
I-66
I-66
68’ 76’ 50’
SITE SECTION B
N. KENT ST.
SOUTHWARD VIEW ALONG NORTH KENT STREET
N. ARLINGTON RIDGE RD.
I-66
I-66
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 . 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.
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RO S S LYN P LAZA
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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RO S S LYN P LAZA
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 Rid g e R d .
11
RO SS LY N P L A Z A
IN T RO D U C T ION
R EET NO RTH
EXI ST I N G S IT E C ON D IT I ON S
W IL S
ON
19TH ST
BO UL EV AR
D
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 ROSSLYN PLAZA NORTH EXISTING PARKING ENTRY/EXIT EXISTING LOADING ENTRY
TON ING
RGE GEO
SH WA
M ME
AL ORI
Y WA
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 . 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.
12
RO S S LYN P LAZA
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 .
13
RO S S LYN P LAZA
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 . 1 . D A R K S TA R PA R K
3
0 . 4 A c re s N. FORT MYER DRIVE
2. CENTRAL PLACE PLAZA
1
0 . 3 A c re s ( a p p ro x. )
2 3 N. LYNN STREET
4
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 . 3 . G AT E WAY PA R K 3 . 0 A c re s
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
6
4 . R O S S LY N C I R C L E 0 . 4 A c re s ( a p p ro x. ) 5 . F R E E D O M PA R K
IL
SO
N. 19TH ST
1
“ 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
W
FEDERAL OWNED LAND PUBLIC PARK PUBLIC SPACE IN DEVELOPMENT PLAZA / URBAN GREEN
N. KENT STREET
N
BL VD
.
REET
5
OPEN SPACE
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
“ 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 6 . 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
7 . M T. V E R N O N T R A I L , P O T E N T I A 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
14
RO S S LYN P LAZA
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 C R D , t h e P D S P a n d t h e D e s ig n G u i de 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 R o s s ly n a n d c o u n t y wid e . R O SS LY N S E CT OR P L A N
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
RUCTION
Tra n sp o r t a t io n
LVD LVD LVD L PLACE
YNN WER ES.) FFICE) E (OFFICE) E (RES.) O CENTER OORE
WAY
O n Ju ly 2 3 , 2 0 1 5 , t h e A r lin g t o n C o u n t y B o a rd a do p t e d t h e Up d a t e d F in a l D r a f t o f t h e R o s s ly n S e c t o r P la n , d a t e d J u ly 1 6 , 2 0 1 5 ; w i t h m o d if ic a t io n s a s d is c u s s e d in t h e Co u n t y B o a rd He a r in g . T h e R o s s ly n S e c t o r P la n e n v i s io n s R o s s ly n a s a wo r ld c la s s d o wn t o wn t h a t will b e a n e c o n o m ic e n g in e f o r t h e C o m m o n we a lt h a n d b e “ t h e je we l o f t h e R o s s ly n - B a lls t o n Co r r id o r. ” To h e lp a c h ie v e t h i s v is io n , t h e R o s s ly n S e c t o r P la n id e n t if ie s a n u m b e r o f g o a ls t h a t a re s u m m a r iz e d b e lo w:
1 . Tr a n s f o r m R o s s ly n ’s s t re e t s y s t e m in t o a n e n h an c e d g r id n e t wo r k o f c o m p le t e s t re e t s . 2 . E n h a n c e t r a n s it f a c ilit ie s , o p e r a t io n s a n d c o n n e c t io n s s e r v in g R o s s ly n t o m a k e it a pre m ie r t r a n s it h u b . ROSSLYN PLAZA
3 . Tr a n s f o r m t h e p e d e s t r ia n a n d b ic y c le n e t wo r k in t o s a f e r, m o re a t t r a c t iv e a n d m o re a c c es s ib le p la c e t o wa lk a n d b ik e . 4 . Co o rd in a t e a n d m a n a g e R o s s ly n ’s t ra n s p o r t a t io n n e t wo r k t o s u p p o r t t h e a re a ’s f u tu re g ro wt h . Pu bl ic P a r k s a n d Op e n S p a c e 1 . A c h ie v e c o n n e c t iv it y a m o n g a d iv e r s e n e t wo r k o f p u b lic p a r k s a n d o p e n s p a c e s t h a t a l s o e n g a g e t h e P o t o m a c wa t e r f ro n t . 2 . R e v it a liz e e x is t in g p a r k s a n d o p e n s p a c e s t o pro v id e o u t d o o r re c re a t io n a l o p p o r t u n it ie s a n d am e n it ie s . 3 . P ro v id e o p p o r t u n it ie s f o r in f o r m a l c o n g re g a t io n , re f le c t io n , a n d m e d it a t io n t h ro u g h o u t R o s s ly n . B u i l d in g He ig h t a n d F o r m 1 . E s t a b lis h a n o v e r a rc h in g b u ild in g h e ig h t s po l i c y a n d re g u la t o r y f r a m e wo r k t o c re a t e be tte r s t re e t s , o p e n s p a c e , p r io r it y v ie w c o rri d o r s a n d a rc h it e c t u re .
Ur b a n D e s ig n , L a n d Us e a n d S u st a i n a b i l i t y
R E TA I L
1 . F o s t e r a b a la n c e d m ix o f l a n d u se s a n d a h ig h - d e n s it y d e v e lo p m e n t p a t t e r n t o su p p o r t a v a r ie t y o f p e o p le a n d ac t i vi t i e s.
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 County Retail Plan in July of 2015 (“Retail Plan”). The market niche identified in the R e t a i l P l a n f o r R o ssl yn i s t h e “ 1 8 - h o u r m i xe d u se p l a c e t o l i ve , w o r k , p l a y a n d st a y. ” A s su c h , t h e t yp e o f re t a i l su p p o r t e d i n R o ssl yn i n c l u d e s e n t e r t a i n m e n t - t yp e a c t i vi t i e s a n d o t h e r a t t r a c t i o n s t h a t st re n g t h e n re t a i l i n R o ssl yn su c h a s ro o f t o p u se s, m u se u m s o r o t h e r c u l t u r a l u se s. T h e P l a n a l so st a t e s t h a t t h e i n c l u si o 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 i n C - O - R p ro j e c t s w i l l se r ve t o e n l i ve n t h e st re e t a n d re t a i l e n vi ro n m e n t ; sp e c i f i c a l l y, re t a i l sa l e s, f o o d e st a b l i sh m e n t , e n t e r t a i n m e n t , se r vi c e s a n d re p a i r, re t a i l e q u i va l e 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 .
2 . S h a p e R o s s ly n ’s p h y si c a l e n vi ro n m e n t w i t h a n e m p h a s is o n wa lk a b ili t y a n d t h e p u b l i c re a lm . 3 . M a x im iz e e n v iro n m e n t a l su st a i n a b i l i t y a n d e n e rg y e ff ic ie n c y. Z ONI NG A ND L A ND US E P L A N T h e c u r re n t z o n in g o f R o ssl yn P l a za i s “ C - O ” Co m m e rc ia l Off ic e B u ild i n g , H o t e l a n d M u l t i D we llin g D is t r ic t , wit h a c o r re sp o n d i n g Ge n e r a l L a n d U s e P la n (“ G L U P ” ) d e si g n a t i o n o f H ig 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 i s z o n in g , t h e Co u n t y B o a rd a p p ro ve d S i t e P l a n # 2 6 a n d S it e P la n # 1 3 7 , w h i c h i n c o m b i n a t i o n , p e r m it t h e e x is t in g im p ro ve m e n t s c o m p r i se d o f f o u r o ff ic e b u ild in g s a n d t w o re si d e n t i a l b u ild in g s . In 1 9 9 6 , t h e Co u n t y B o a rd e st a b l i sh e d t h e R CR D a s a s p e c ia l p la n n i n g d i st r i c t o n t h e Ge n e r a l L a n d U s e P la n (“ G L U P ” ) i n R o ssl yn . P ro p e r t ie s lo c a t e d wit h in t h e R C R D a re e lig ib le f o r a re z o n in g t o t h e C - O - R o ssl yn D is t r ic t (“ C- O- R ” ). C- O- R zo n i n g p e r m i t s, wit h s it e p la n a p p ro v a l, m i xe d - u se d e v e lo 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 ee t . S t a t e d g o a l s f o r t h e R CR D a n d C- O- R s it e p l a n s i n c l u 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 i c d e v e lo p m e n t o f t h e R o s s l yn a re a t o m a xi m i ze R o s s ly 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 i t i ve f ir s t c la s s u r b a n c e n t e r t h a t e xe m p l i f i e s s u p e r io r a rc h it e c t u re a n d e xc e l l e n t u r b a n d e s ig 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 cu r re n t C - O - R zo n i n g p ro v is io n s , e v e n t h o u g h t h e g u i d e l i n e s re f l e c t t h e R o s s ly n S e c t o r P la n , w h i c h e n vi si o n s p o t e n t ia l d e n s it y a n d h e i g h t a b o ve t h e c u r re n t m a x im u m s . Ce r t a in re c o m m e n d a t i o n s i n t h e R o s s ly n S e c t o r P la n , wh i c h a re re f l e c t e d i n la t e r p h a s e s o f t h e P D S P, w i l l re q u i re Z o n i n g Ord in a n c e a m e n d m e n t s t o i m p l e m e n t . A c c o rd in g ly, t h e F in a l S it e P l a n s a sso c i a t e d wit h t h o s e f u t u re p h a s e s a re e xp e c t e d t o b e i n c o n f o r m a n c e wit h t h e a n t i c i p a t e d Z o n i n g Ord in a n c e a m e n d m e n t s .
PROPOSAL 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. The PDSP takes the form of a general plan for 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. I t 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 s 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 u r b a n d i st r i c t . A l o n g si d e t h e P D S P, t h e D e si g n G u i d e l i n e s 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 i n a l S i t e P l a n ( 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 .
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2. CONCEPT PLAN
RO S S LYN P LAZA
CONCEPT PLAN AERIAL VIEW
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 decisionm a k i n g d u r i n g t h e re vi e w o f f u t u re F i n a l Site Plan applications.
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RO S S LYN P LAZA
CONCEPT PLAN
T NORT
H
FUTURE STREET
SITE PLAN OVERVIEW
FREEDOM PARK
PHASE 2 RES. UP TO 240’ ABOVE ASE
19TH S
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 300’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. AND/OR HOTEL UP TO 390’ ABOVE ASE
RIVE
ING D
LOAD
N ARLINGTON RIDGE RD
LOADING DRIVE
PHASE 5 RES. AND/OR OFFICE UP TO 390’ ABOVE ASE
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
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, the Central Place Observation Deck, and along the 18th St corridor towards the Monumental Core, and publicly-accessible amenity spaces.
* MAX HEIGHTS SHOWN ARE ABOVE AVERAGE SITE ELEVATION (ASE) 0
40
80
120
200 BUILDING CANTILEVER AREA
PLANNED PARKING ENTRANCES
RESIDENTIAL
OFFICE
OPEN SPACE
18
*
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.
R OS S LY N PLAZA GENERAL NOTES:
C ON C EP T P L A N B U IL D IN G H E IG H T AN D PL A C EM EN T
413' ABOVE A.S.E. 413' ABOVE A.S.E. 390' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR TOP OF LAST OCCUPIABLE FLOOR
390' ABOVE A.S.E.
1. BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION AND DO NOT INCLUDE PENTHOUSE. 2. FINAL BUILDING HEIGHTS WILL BE ESTABLISHED DURING FINAL SITE PLAN REVIEW (NOT TO EXCEED THE MAXIMUM HEIGHTS SHOWN HEREIN) AND WILL BE SUBJECT TO REVIEW AND ANALYSIS TO DEPICT CONFORMANCE WITH THE “PEAKS AND VALLEYS” GUIDANCE OF THE ROSSLYN SECTOR PLAN. 323' ABOVE A.S.E.
T he f i ve -b ui l d i n g p la n i s i n t e nd e d to i m p l e m e nt t h e “ Pe a k s a nd Va l l e ys ” re c om m e nd a t i o ns of t he R o ss ly n Se c to r Pl a n a nd p re se rve v i e w c o rri d o rs t h ro u gh t he p ro p e rt y t o p o i nt s o f i nt e re st a nd to p ro vi d e a se ns e o f sp a c i ou sn e ss i n t he u rb a n c o n te x t . B ui l d i n g p l a c e m e nt c a re f ul l y c o n si d e rs v i e ws o f t h e Po to m a c R i v e r, t he m o num e nt a l c o re a nd ot h e r si g ni f i c a nt l a nd m a rk s f ro m wi t h i n R o ss ly n, i n c l ud i n g th e f u t ure C e nt ra l Pl a c e O b se rv a ti o n De c k , F re e d om Pa rk a nd 1 8t h St c o rri d o r.
TOP OF LAST OCCUPIABLE FLOOR
300' ABOVE A.S.E. 298' ABOVE A.S.E.
263' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
ASE - 69.75
PHASE 2 - RES.
T he f i ve b ui l d i ng s sho wn he re a re p l a n ne d wi t h i n sp e c i f i c zo ne s t h a t d e f i n e th e b u i l d i ng f oo t p ri n t b ou nd a ri e s . Ea c h b u i l d i ng wi l l f i t wi t h i n t he s e l i m i t s, wi t h th e e x c e p t i on o f b a l c o n i e s a n d m i no r a d j u st m e n ts t o t h e b ui l d in g e n ve l o p e n e c e ssa ry t o c re a t e a rc hi t e c t u ra l c h a ra c t e r. F i na l b ui l d i n g d e si g n wi l l b e d e t e rm i ne d b y F SP a p p ro va l f or e a c h p h a se .
ASE - 69.52
ASE - 68.95
ASE - 60.04
PHASE 1 - OFFICE
390'-0"ABOVE A.S.E.
300'-0"ABOVE A.S.E.
240'-0"ABOVE A.S.E.
70'-0"ABOVE A.S.E.
275'-0"ABOVE A.S.E.
240' ABOVE A.S.E.
390'-0"ABOVE A.S.E.
275' ABOVE A.S.E.
FUTURE STREET
TOP OF LAST OCCUPIABLE FLOOR
PHASE 3 - OFFICE
PHASEPHASE 5 - OFFICE / RESIDENTIAL 5 - OFFICE AND/OR RESIDENTIAL
T he f o l l owi n g ke y f e a t u re s wi l l b e i n c l ud e d i n t h e Ro s sl yn Pl a za d e ve l o p m e n t p l a n: T NORT
H
SEA LEVEL: 0.0
ASE - 58.51
PHASE 4 - RES. PHASE 4 - RES. AND/OR HOTEL
FREEDOM PARK
PHASE 2 RES. UP TO 240’ ABOVE ASE
19TH S
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 300’ABOVE ASE
100
150
2 . A p ro m i ne n t , c e nt ra l i ze d p a r k s p a c e wi l l b e p ro vi d e d a d j a c e nt t o 18 t h St re e t a nd N . K e nt St re e t t ha t wi l l p ro vi d e a d e st i na t i o n f or th e re si d e nt s, t e n a nt s a n d vi s i to rs of R os sl yn .
PHASE 5 RES. AND/OR OFFICE UP TO 390’ ABOVE ASE
3 . T he b u i l d i ng s a re s i te d sp e c i f i c a l l y t o p ro v id e m a xi m u m a m o u nt s o f l i g ht a n d a i r t hro ug h a nd b e t we e n e a c h p ha s e . 4 . T he e a s te r n e d g e o f th e si t e wi l l p ro vi d e a m a j or s e gm e nt o f t h e p rop o s e d Es p l a na d e e n vi si o n e d i n t h e Ro s sl yn Se c t or Pl a n
RIVE
5 . T he f i rst f l o o r us e s wi l l i nc lu d e re t a i l a nd o t he r a c ti v a ti n g use s a s we l l a s re si d e n ti a l , h ot e l , a n d o ff i c e l o b b i e s . Ev e ry e ff or t w i l l b e m a d e t o p re s e rve t h e p e d e st ri a n e xp e ri e nc e wh e re ve r p o ss i b l e . St e e p g ra d e s wi l l b e re d u c e d wh e re p os si b l e a n d b u i ld i ng s wi l l b e l i n e d wi t h re t a i l a nd a c t i ve -u se sp a c e s wh e re v e r f e a si b l e .
ING D
LOAD
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
50
PHASE 4 RES. AND/OR HOTEL UP TO 390’ ABOVE ASE
N ARLINGTON RIDGE RD
LOADING DRIVE
0
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
1 . T he s tre e t g ri d o f R o ssl y n wi l l e x t e nd on t o t h e Ro s sl yn Pl a za si t e b y b re a k i n g u p t he s up e rb l o c k a n d a d d i ng t wo i nt e r na l st re e t s; 1 7t h a nd 1 8t h S tre e t . T he s e t wo ne w ro a d s w i l l c o n ne c t wi t h N . K e nt St re e t a nd N . Arl i n gt o n R i d g e R o a d , c o m p l e t i ng t he gri d sys te m i n t hi s a re a .
POTENTIAL PED/BIKE BRIDGE
250 BUILDING CANTILEVER AREA
PLANNED PARKING ENTRANCES
RESIDENTIAL
OFFICE
OPEN SPACE
19
3 . S T R E E T S / T R A N S P O R TAT I O N
RO S S LYN P LAZA
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
C
D
C
PHASE 4 RES. AND/OR HOTEL D
PHASE 5 RES. AND/OR OFFICE
TREET
PHASE 2 RES.
E
19TH S
PHASE 1 OFFICE
E NEW 18TH STREET
A
NEW 17TH STREET
B A
PHASE 3 OFFICE G
F
H
N ARLINGTON RIDGE RD ESPLANADE F
H G
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
POTENTIAL PED/BIKE BRIDGE
200
21
R OS S LY N PLAZA
S TR EETS / TR A N S PO RTATI ON S T REE T W ID TH S & S EC T IO N S
B-B A-A
TURN
SECTION A-A WILSON BOULEVARD LOOKING WEST
SECTION B-B N. KENT STREET LOOKING NORTH
Applicant Vornado/Charles E. Smith 2345 Crystal Drive, Suite 1000 Arlington, VA 22202
Applicant Vornado/Charles E. Smith Drive, Suite 1000 2345 CrystalApplicant 22202 Arlington, VA Property Company Gould 1725 DeSales Street NW, Suite 900 Washington, DC 20036 Applicant Gould Property Company Street NW, Suite 900 1725 DeSales Attorney DC 20036 Washington,Walsh, Colucci, Lubeley, Emrich, & Walsh, PC 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 2200 Clarendon Blvd, 13th Floor 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 Arlington, VA 22201 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 Attorney m o re i n t i mColucci, a t e sc aLubeley, l e f o r t hEmrich, e a re a & . Walsh, A c yc l PC e Walsh, t r a c2200 k h a Clarendon s a l soDesign b eBlvd, e n Architect i n 13th c l u dFloor e d , c o n si st e n t w i t h t h e Arlington, R o ssl yn S e c22201 t o r PChilton lan. VA Pickard 980 Chapel Street N . 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 New Haven, CT 06510 c o n Design ve r t e dArchitect 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 ePickard o f p a rChilton 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 re980 e t . Chapel T h i s pArchitect ro p o sa l ofreRecord commends Street i m pNew ro ve Haven, m e n t sWDG t o 06510 a Architecture f u l l - w i d t h N . K e n t S t re e t CT ( so u t h o f 1 8 t h1025 S t reConnecticut e t ) a s su gAvenue g e st e dNW, i n t hSuite e 300 R o ssl yn S e c t oWashington, r P l a n . I n tDC h i s20036 c o n ve r si o n , t h i s p ro pArchitect o sa l h aof s Record 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 WDG of th e st aArchitecture 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 1025 e xp eConnecticut c t a t i oCivil n s tEngineer hAvenue a t t h e NW, o t h eSuite r h a l300 f would be DC i n stWashington, a l l e d u p o nBowman re d20036 e veConsulting l o p m e n t oGroup f the adjacent Avenue, Suite 302 p ro p e r t y t o t h2121 e WeEisenhower st . Alexandria, Virginia 22314 A n aCivil st e rEngineer i sk ( * ) i s n o t e d w h e re c u r b l e ss e n viBowman ro n m e n Consulting t i s p ro p oGroup se d a n d w i l l b e Eisenhower c o n 2121 si d e re d d uLandscape r i n g Avenue, F i n aArchitect l S Suite i t e P l302 a n re vi e w. To Virginia a c c Alexandria, o m m o d a t eReed , t h eHilderbrand re 22314 w i l l l i k eAssociates, l y b e b o l l aInc. rd s o r Mount o t h e r t r a ff i c c741 o n t ro l m eAuburn a su re s Street taken in the zo n e b e t w e e nWatertown, t re e p l a n tMA e r s 02472 a n d st re e t t o Landscape Architect 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. Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street Consultant Transportation MA 02472 Watertown, + Associates, Inc. Wells 22 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102 Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102
Washington, DC 20036 RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N
Civil Engineer S T R E E T W I D T H S & S E C T I O N S Bowman Consulting Group 2121 Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314 Landscape Architect Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street MA 02472 Watertown, C-C D-D Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102
SECTION C-C AND D-D 17TH STREET AND 18TH 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 . No.
Issue
Date
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 a n d w i l l b e c o n si d e re d d u r i n g F i n a l S i t e P l a n re vi e w. To a c c o m 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 ROSSLYN t re e p l a n t e r s PLAZA 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.
Date
01/08/2016 Scale
AS SHOWN Project No.
Drawn By
0
30'
60'
23
120'
ROSSLYN PLAZA RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
0
30'
60'
120'
Date
01/08/2016 E-E Scale
AS SHOWN
F-F
Project No.
Drawn By
MSQ
PROPOSED STREET SECTIONS SECTION E-E 19TH STREET N. LOOKING WEST
C8.0
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 b i k e t r a i l o n t h e n o r t h si d e .
SECTION F-F N. ARLINGTON RIDGE ROAD LOOKING NORTH
N . 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 , N . A r l i n g t o n R i d g e R o a d re m a i n s n o m i n a l l y 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 . Arlington Ridge Road and goes beneath the 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 f o r N . A r l i n g t o n R i d g e R o a d a n d i n c l u d e s 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 .
24
Plotted by: Michelle Schmidt-Quigley Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) - Rosslyn Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg
R OS S LY N PLAZA
S TR EETS / TR A N S PO RTATI ON S T REE T W ID TH S & S EC T IO N S
G-G
EXISTING I-66 EBL
H-H
EXISTING I-66 EBL
SECTION G-G N. ARLINGTON RIDGE ROAD LOOKING NORTH
An a st e ri s k ( * ) i s no t e d whe re c u rb l e ss e n vi ro nm e n t i s p ro p o se d a n d wi l l b e c o n si d e re d d u ri ng F i na l Si t e Pl a n re vi e w. To a c c o m m od a t e , t h e re l i ke l y wi l l b e b o l l a rd s o r o t he r t ra ff i c c o nt rol m e a su re s t a ke n i n t h e zo ne b e twe e n t re e p l a nt e rs a nd s t re e t t o p ro t e c t p e d e st ri a n s a n d d e no t e d ri v e a i sl e s.
EXISTING I-66 EBL
SECTION H-H N. ARLINGTON RIDGE ROAD LOOKING NORTH
EXISTING I-66 EBL
25
RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N
T NORT H
S I D E WA L K T Y P E S
19TH S
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
200
S ID E WA LK D E TAI L A
S ID E WA LK D E TA IL B
S ID E WA LK D E TAI L D
S ID E WA LK D E TA IL E
POTENTIAL PED/BIKE BRIDGE
SID E WALK D E TAIL C
26
RO S S LYN P LAZA
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 B
SIDEWALK DETAIL C
NORTH
SIDEWALK DETAIL A
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BLV
D
19TH ST
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
Sid ewalk d etail A s hows th e ty p ical d imen s ions an d char acter f or th e s id ewalks on 17th Street an d 1 8th Street. The s id ewalks emp h as iz e p ed es tr ian us e an d acces s and may in clu d e a cu r b les s env ironmen t with b ollard s to s ep ar ate v ehicles and p ed es tr ians . This cur b les s en v ironmen t will b e or iented toward s enhan cin g p ed es tr ian us e an d creating welcomin g ed ges f or th e p ar k that d r aw p ed es tr ians in an d s low v ehicu lar tr aff ic. C an op y trees will create s h ad ed s id ewalks with f u r nis h ings und er neath the trees . C on cealed tree p its are s hown here ( s ee p reced ent images on p age 29) , h owev er ex p os ed tree p lanter b ox es may als o b e cons id ered . Sid ewalk d etail B s h ows th e ty p ical d imen s ions an d char acter f or th e s id ewalks on N . K ent Street. I t inclu d es th e p otential f or s tep s to recon cile top ogr ap h y b etween the s lop ed road an d th e f lat p rop os ed p r imar y p ar k s p ace. This cond ition will b e con s id ered as p ar t of the p ar k p lanning p roces s . C oncealed tree p its are s h own here ( s ee p reced ent images on p age 29) , howev er ex p os ed tree p lanter b ox es may als o b e cons id ered . Sid ewalk d etail C s h ows th e Es p lan ad e th at f or ms the Eas ter n ed ge of N . Ar lington R id ge R d . The Es p lan ad e als o creates a cu r b les s ed ge with b ollard s to welcome p ed es tr ians to the ed ge of the s ite. To create a d is tinct and v ib r an t ch ar acter, th is p rop os al p rov id es grou nd cov er an d u nd er s tor y p lan tings that lin e th e Es p lan ad e with amp le b en ch es f or res tin g and p eop le watch ing. The mu lti-us e tr ail allows f or a mix of us es , f rom s trollin g to cy clin g. The v ar iou s d es ign elemen ts and th e larger s p atial connection s of th e mu lti-us e tr ail create an activ e an d s ocial Es p lan ad e.
GENERAL NOTE: SIDEWALK DETAIL B BETWEEN STREETSCAPE AND PARK IS CONCEPTUAL. FINAL DESIGN WILL BE ANALYZED WITH PUBLIC PARK PLANNING PROCESS AND PHASE 2/3 FINAL SITE PLANS
W here canop y trees are p lanted ov er s tr uctu re, s oil d ep th will b e p rov id ed in accord ance with C ou nty s tan d ard s . All s treets cap es will incor p or ate s ector p lan gu id ance an d f uture recommend ation s f or 18th s treet and will b e cons id ered as p ar t of the p ar k p lanning p roces s .
27
RO S S LYN P LAZA
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
NORTH
SIDEWALK DETAIL E
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
ILS
O
N
BLV
D
19TH ST
N KENT ST
W
SIDEWALK DETAIL D
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
S i d e w a l k d e t a i l D sh o w s t h e t yp i c a l c o n d i t i o n a ro u n d t h e p e r i m e t e r o f t h e n o r t h e r n a n d so u t h e r n b l o c k s o f t h e R o ssl yn P l a za si t e , w i t h t h e e xc e p t i o n o f 1 7 t h a n d 1 8 t h st re e t , w h i c h i s p ro vi d e d i n a n d i s i n t e n d e d t o b e w h o l l y c o n si st e n t w i t h t h e c u r re n t st a n d a rd s se t f o r t h i n t h e R o ssl yn S e c t o r P l a n . S i d e w a l k d e t a i l E sh o w s t h e si d e w a l k c o n d i t i o n a t t h e w e st e r n m o st si d e w a l k a l o n g N. Arlington Ridge Road between 17th and 1 8 t h st re e t s. C o n c e a l e d t re e p i t s a re sh o w n h e re ( s ee p reced ent images on p age 29) , h o w e ve r e xp o se d t re e p l a n t e r b o xe s m a y a l so b e c o n si d e re d .
28
RO S S LYN P LAZA
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
3 . No v a r t is He a d q u a r t e r s Basil, Switzerland Ima ge : La nde zine .c om
1. S eap o r t Boulev ard
4 . Ne w Ro a d
Bo st o n, MA
Brighton, U.K.
Im ag e : Reed Hi l d erbrand
Ima ge : La nde zine .c om
2. T h e Oh i o S t at e Universit y Co lum bus, O h i o
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 .
Im ag e : Reed Hi l d erbrand
I m a g e 1 : E xa m p l e o f si d e w a l k sc a l e a n d c o m p a r a b l e se c t i o n a l c o m p o si t i o n I m a g e 2 : E xa m p l e o f p a vi n g p a t t e r n s, m a t e r i a l s a n d c o m p a r a b l e se c t i o n a l c o m p o si t i o n I m a g e 3 : E xa m p l e o f c o n c e a l e d t re e p l a n t e r zo n e I m a g e 4 : E xa m p l e o f c u r b l e ss e n vi ro n m e n t a n d p o t e n t i a l si t e d r a i n a g e st r a t e g y
5 . M . I . T. M a in S t re e t
I m a g e 5 : E xa m p l e o f se a t i n g a r r a n g e m e n t a n d p a vi n g p a t t e r n s a n d m a t e r i a l s
Cambridge, MA Ima ge : Re e d Hilde rbra nd
29
RO S S LYN P LAZA
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
1. A r l i n g ton Count y ART Bus
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.
2. C y cl e Track
4 . H uds o n R iv e r P a r k
Lo ng B each, C a l i fo r n i a
N e w Yor k C i t y, N e w Yo r k
Im ag e : F l yi n g p i g eon-la.com
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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 .
3. C ar S h a ring S t at ions
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 . A d d i t i o n a l st r a t e g i e s t o b e p ro vi d e d . 5 . B i k e s h a r in g S t a t io n s
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RO S S LYN P LAZA
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
ROSSLYN PLAZA PARK
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS O
N
BL VD
N KENT ST
PHASE 2 RES.
PHASE 3 OFFICE
PHASE 4 RES. AND/OR HOTEL
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
URBA N CE NTER L OCA L N ON ARTERIA L ROA D FUTURE URBA N CE NTER LOCA L N ON -ART ERIAL R OAD
TYPE B ARTERIAL ROA DP RIMARILY URBAN M IXED-U SE
0
50
100
150
MU LTI-USE T RA IL
FU TU R E B IKE L AN E
FUTU RE MU LT I-U S E T RA IL
LO C ATI ON S TO C O N SI DER FO R PO TE N TIA L B IKE- SH A R E STATIO N S AT R O SS LYN P LA ZA
FU TURE C YC LE TR AC K / PR O TECTE D BI KE LA N ES SH ARR OW
PE DE STRIAN STREET /WAY
POTENTIAL PED/BIKE BRIDGE
FUTU RE S H AR R O W
BUILDING CANTILEVER AREA PLANNED PARKING ENTRANCES
PHASE 5 RES. AND/OR OFFICE
T he R o ssl y n Pl 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 nsi s t e nt wi t h t h e R os sl yn Se c t o r Pl a n. Pe d e st ri a n s wi l l b e a m a j or c o m p o ne n t of t he su c c e ss of t he R o ssl y n Pl a za p ro j e c t. Mu c h o f t h e st re e ts c a p e a rou nd th e si t e i s c o n c e i ve d a s a p o te nt i a l l y c urb l e ss e n vi ro nm e n t whe re p e d e s t ri a ns a nd ve h i c ul a r t ra ff i c m a y c o e x i st d ur i ng c e rt a i n p e ri o d s. Co nn e c t i on s t o t he a d j a c e n t si d e wa l k s wi l l l a rg e l y b e a c c om m o d a t e d wi t h p e d e s tri a n c ros si n gs ne a r p ro m i n e nt i nt e rse c ti o ns . T he a c c e s s p o i nt t o F re e d om Pa rk a nd f ut u re 18t h St re e t i s p ro p os e d t o b e p ro vi d e d wi t h a p e d e st ri a n c o nne c ti o n a t g ra d e t ha t wi l l b e p ro p e rl y si g ne d to p ro vi d e sa f e a nd c o n ve ni e n t a c c e ss a c ro ss N. Ke n t St re e t. Si m i l a rl y, a c c e s s t o th e Es p l a na d e a t t he e a s te r n e d g e o f th e si t e wi l l i n c l ud e p e d e s tri a n c ros si n gs a t th e i nt e rs e c ti o n of N. Arl i ng t o n R i d g e R o a d a nd Wi l so n Bo u l e va rd a nd 17t h , 18 t h a n d 19 th St re e t s. B i c yc l e s a re a n i m p o rt a nt c o m p o n e nt t o th e st re e t se c t i o n c o m p o si t i o n o n Ro ss l yn Pl a za ’s si t e . W i l so n B o ul e v a rd i s e nv i si o ne d b y t he Co u nt y t o i nc l u d e a C yc l e Tra c k / Pro t e c t e d B i ke La ne . A m u l ti - use t ra i l c o n ne c t i o n i s a l so p ro p o se d a l o ng t he E sp l a n a d e a n d run s no rt h t o wa rd t he Ke y Bri d ge a n d So ut h t ow a rd s t he I wo J i m a M e m ori a l . A p o t e nt i a l b ri d g e a l so i s p ro p o se d a t th e i nt e rs e c ti o n of 18 t h St re e t a nd N . Arl i n gt o n Ri d ge R o a d t ha t c o nt i nu e s t he m ul t i -u se t ra i l e a st a c ro ss I nt e rst a t e 66 , c o nn e c ti n g to t h e M o un t Ve r no n Tra i l ne t wo rk . B i k e -sh a re st a t i on s sh o ul d b e e xp l ore d a s p a rt o f f ut ure F i na l Si t e Pl a n s. Se ve ra l p ot e n ti a l lo c a t i o ns a re sho wn . Sha re d b i k e l a ne s a re p rop o s e d o n 17 t h St re e t , 18 t h St re e t, a nd N . K e nt St re e t .
250
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RO S S LYN P LAZA
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
PHASE 2 RES.
19TH S
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS O
N
BL VD
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
BUILDING CANTILEVER AREA
GENERAL NOTE:
PLANNED PARKING ENTRANCES
ON-STREET PARKING AND GARAGE ENTRANCE LOCATIONS ARE PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN FOR EACH BUILDING.
ON S TREET PA R KI N G 0
POTENTIAL PED/BIKE BRIDGE
50
100
150
On -st re e t p a rk i ng i s e x t re m e l y i m p ort a n t f o r t he s uc c e ss o f re t a i l , op e n sp a c e s a n d o th e r g ro u nd -l e v e l p rog ra m m i ng . R o ssl y n Pl a za wi l l i nc l u d e o n-s tre e t p a rk i n g a l o n g W i l so n B ou l e va rd , N . K e nt St re e t , 17 th , 18 t h a n d 19 t h St re e ts .
250
32
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 S LYN P LAZA
DEVELOPMENT TEAM
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 1 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
DESIGN GUIDELINES
1. INTRODUCTION
/ 1
PUBLIC ART / 51
PROJECT DESCRIPTION / 2
PLANTING / 52
D E S I G N S TA N D A R D S / 3
FURNITURE & FURNISHINGS / 54
VISION & PURPOSE / 4
S T O R M W AT E R M A N A G E M E N T / 5 5
L O C AT I O N / 5
SITE LIGHTING / 56
POINTS OF INTEREST / 7
PAV I N G P R E C E D E N T I M A G E S / 5 7
URBAN CONTEXT / 8 TOPOGRAPHY / 9 EXISTING SITE CONDITIONS / 10 P U B L I C T R A N S P O R TAT I O N / 1 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 4 ZONING / 15
5. PHASING
/ 58
OVERVIEW / 59 O P E N S PA C E / 6 0 EXISTING BUILDINGS / 61
D E S I G N C O N S U LTA N T
PHASE 1 / 62
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 .
PHASE 2 / 63
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 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
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
2. CONCEPT PLAN
/ 16
PHASE 3 / 64
AERIAL VIEW / 17
PHASE 4 / 65
SITE PLAN OVERVIEW / 18
PHASE 5 / 66
BUILDING HEIGHT & PLACEMENT / 19
6. BUILDING HEIGHT AND FORM GUIDELINES 3 . S T R E E T S / T R A N S P O R TAT I O N
/ 20
STREET WIDTHS & SECTIONS / 21
BUILDABLE AREAS AND EDGES / 69
SIDEWALK TYPES / 26
GROUND LEVEL BUILDING DESIGN / 78
SIDEWALK SECTIONS / 27
S E R V I C E A N D PA R K I N G A C C E S S / 8 3
SIDEWALK ELEMENTS / 29
P A R K I N G L O C AT I O N A N D D E S I G N / 8 6
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 0
GRADE TRANSITIONS / 87
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 1
BUILDING HEIGHT / 89
O N S T R E E T PA R K I N G / 3 2
STREET/NEIGHBORHOOD SCALE TRANSITION / 93 T O W E R O R I E N TAT I O N , D I M E N S I O N S , S P A C I N G , A N D U S E / 9 4 ARCHITECTURAL COMPOSITION / 96
4 . O P E N S PA C E
/ 33
CONCEPTUAL RENDERING / 34 PERFORMANCE CRITERIA / 35 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 / 3 6 S I T E P L A N A LT E R N AT I V E S / 3 9 R O S S LY N P L A Z A P A R K / 4 2 18TH STREET CORRIDOR / 45 P L AY S PA C E / 4 6 POTENTIAL BRIDGE / 47
*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 .
/ 67
INTRODUCTION / 68
C O N T E M P L AT I V E S P A C E S / 4 8 ESPLANADE / 49
SUN/SHADOW STUDIES / 109
1. INTRODUCTION
RO S S LYN P LAZA
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 . 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
RO S S LYN P LAZA
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 and cultural 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
RO S S LYN P LAZA
INTRODUCTION VISION & PURPOSE
VI S ION
PU R PO SE
SECTOR PLAN
Ro sslyn P laza i s a 6.5-acre pro pe rty lo c a t e d on the eas ter n edge o f Ro s s l y n i n Ar lin gt on, uni que i n terms of i ts s c a l e , lo c a t ion a n d v i s i bi l i ty. Redev e l o pm e n t o f the p rop e r t y creates s i gni fi can t opp 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 ve l o p m e n t S i t e Pl a n ( “ PD SP” ) . 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 lt im a t e d e s ig n o f t h e i n d i vi d u a l ph a s e s o f re de v e l o 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 in t h e f o r m o f a F in a l S i t e P l a n ( “ F S P ” ) . T h e g u i da n c e ta 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 ic h a re n o t in t e n d e d t o b e lim it in g a n d m a y b e m o di f i e d i n c o n j u n c t io n wit h f u t u re p h a s e s . T h e s e D e s ig n Gu id e lin e s s h o u ld b e v ie we d a s ac c e sso r y t o t h e Ro s s l y n Se c to r Pl an . B o t h d o c u m e n t s will b e u s e d in t h e a n a ly s is o f e a c h F in a l S it e P la n a sso c i a t e d w i t h t h e Ro s s l y n Pl a z a Ph a se d D e v e lo p m e n t S it e P la n . T h e D e s ig n Gu id e lin e s a re o rg a n iz e d in t o t h e f o l l o w i n g se c t i o 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 .
• Ne w p la ce-mak i ng • Vit a l re t a i l concentrati on
• I n t ro du c t i o n
o S t re e t / N e i g h b o r h o o d S c a l e Tr a n s it i o n
• Op e n S p a c e
o Pro j e c t D e s c r ip t io n
o C o n c e p t u a l R e n d e r in g s
o D e s i g n St a n d a rd s
o P e r f o r m a n c e C r it e r ia
o Vi s i o n a n d P u r p o s e
o P o t e n t ia l P ro g r a m A llo c a t io n s
o A rc h it ec t u r a l C o m p o si t i o n
o L o c a ti o n
o S it e P la n s
o Sun/Shadow Studies
o Po i n t s o f I n t e re s t
o R o s s ly n P la z a P a r k
o U rba n C o n t e x t
o 1 8 t h S t re e t C o r r id o r
o To po g ra ph y
o P la y S p a c e
• Ne w e c onomi c dev el opmen t f o r t h e Count y
o Ex i s t i n g Si te Co n d it io n s
o P o t e n t ia l b r id g e
o Pu bl i c Tra n s p o r t a t io n
o C o n t e m p la t iv e S p a c e s
• 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 z es /v ari eti es
o Ex i s t i n g & A p p ro v e d Op e n Spa c e
o E s p la n a d e
o P u b lic A r t
o Zo n i n g
o P la n t in g
o F u r n it u re & F u r n is h in g s
o S t o r m wa t e r M a n a g e m e n t
o Ae ri a l Vi e w
o S it e L ig h t in g
o Si t e Pl a n Ov e r v ie w
o P a v in g P re c e d e n t Im a g e s
• S t re ngt hened communi ty co n n e c ti v i ty • A r t s a n d cul tural i ntegrati on • M ixe d - us e s mart grow th • E x e mp la ry archi tecture • S k ylin e creati on • 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
The ove r a rc hi ng v i s i on gui di ng red e ve lop m ent i s to enri ch Ro s s l y n o v e r tim e b y ma ki ng the mos t of th e s e opp or t unit ies . A fundamental n o t i o n i s to ma xim iz e c o nnecti v i ty i n ev ery w a y possib le - phy s i cal , v i s ual and c u l tu ra l . Ult im a t e b ui l d-out w i l l i ncl ude f i v e h i g h r is e b uild in gs w i th s mal l er-s ca l e re ta i l c rea t ing a v i brant mi x ed-us e e n v i ro n m e n t that w ill signi fi cantl y contri but e t o Ro sslyn a n d the l arger A rl i ngto n C o u n t y.
• C o n c e pt Pl a n
o B u i l di n g H e ig h t a n d Pl a c e m e n t • St re e t/Tra n s po rt a t io n o Stre e t Wi dt h s a n d S e c t io n o To po g ra ph y o Si de w a l k Se c t io n s o Si de w a l k Ele m e n t s
o O n -St re e t P a r k in g
o To we r O r i e n t a t i o n , D im e n si o n s, S p a c i n g a n d U se
• P h a s in g
o Ov e r v ie w
o Op e n S p a c e
o Phases
• 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 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
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 e 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 R o ssl yn S e 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 .
o B u ild in g A re a s a n d E d g e s
o Gro u n d L e v e l B u ild in g D e s ig n
o S e r v ic e a n d P a r k in g A c c e s s o P a r k in g L o c a t io n a n d D e s ig n o Gr a d e Tr a n s it io n s o B u ild in g H e ig h t
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RO S S LYN P LAZA
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 R o s s l y n i n A r l i n g to n , Vi r g i n i a .
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RO S S LYN P LAZA
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 . 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 . 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 .
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IN TR OD UC TIO N PO IN TS O F I NT ER ES T
2 1
3
8
ROSSLYN PLAZA
RCRD
4 9 7
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POINTS OF INTEREST 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18
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 14th STREET MEMORIAL BRIDGE UNITED STATES AIR FORCE MEMORIAL
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RI VE R
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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.
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INTRODUCTION URBAN CONTEXT
16
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
BUILDINGS 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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7 ROSSLYN PLAZA
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 .
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INTRODUCTION
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RO S S LYN P LAZA
TOPOGRAPHY
70 76 60
76
60 50
50 50
B
A
ROSSLYN PLAZA TOPOGRAPHIC SITE MAP
76’ 76’ 48’
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N. KENT ST. N. ARLINGTON RIDGE RD.
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SOUTHWARD VIEW ALONG NORTH KENT STREET
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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 . 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.
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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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RO S S LYN P LAZA
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 Rid g e R d .
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RO SS LY N P L A Z A
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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 ROSSLYN PLAZA NORTH EXISTING PARKING ENTRY/EXIT EXISTING LOADING ENTRY
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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 . 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)
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 .
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RO S S LYN P LAZA
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 . 1 . D A R K S TA R PA R K
3
0 . 4 A c re s N. FORT MYER DRIVE
2. CENTRAL PLACE PLAZA
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0 . 3 A c re s ( a p p ro x. )
2 3 N. LYNN STREET
4
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 . 3 . G AT E WAY PA R K 3 . 0 A c re s
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
6
4 . R O S S LY N C I R C L E 0 . 4 A c re s ( a p p ro x. ) 5 . F R E E D O M PA R K
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“ 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
“ 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 6 . 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
7 . M T. V E R N O N T R A I L , P O T E N T I A 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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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 C R D , t h e P D S P a n d t h e D e s ig n G u i de 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 R o s s ly n a n d c o u n t y wid e . R O SS LY N S E CT OR P L A N
ROSSLYN COORDINATED REDEVELOPMENT DISTRICT
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O n Ju ly 2 3 , 2 0 1 5 , t h e A r lin g t o n C o u n t y B o a rd a do p t e d t h e Up d a t e d F in a l D r a f t o f t h e R o s s ly n S e c t o r P la n , d a t e d J u ly 1 6 , 2 0 1 5 ; w i t h m o d if ic a t io n s a s d is c u s s e d in t h e Co u n t y B o a rd He a r in g . T h e R o s s ly n S e c t o r P la n e n v i s io n s R o s s ly n a s a wo r ld c la s s d o wn t o wn t h a t will b e a n e c o n o m ic e n g in e f o r t h e C o m m o n we a lt h a n d b e “ t h e je we l o f t h e R o s s ly n - B a lls t o n Co r r id o r. ” To h e lp a c h ie v e t h i s v is io n , t h e R o s s ly n S e c t o r P la n id e n t if ie s a n u m b e r o f g o a ls t h a t a re s u m m a r iz e d b e lo w:
1 . Tr a n s f o r m R o s s ly n ’s s t re e t s y s t e m in t o a n e n h an c e d g r id n e t wo r k o f c o m p le t e s t re e t s . 2 . E n h a n c e t r a n s it f a c ilit ie s , o p e r a t io n s a n d c o n n e c t io n s s e r v in g R o s s ly n t o m a k e it a pre m ie r t r a n s it h u b . ROSSLYN PLAZA
3 . Tr a n s f o r m t h e p e d e s t r ia n a n d b ic y c le n e t wo r k in t o s a f e r, m o re a t t r a c t iv e a n d m o re a c c es s ib le p la c e t o wa lk a n d b ik e . 4 . Co o rd in a t e a n d m a n a g e R o s s ly n ’s t ra n s p o r t a t io n n e t wo r k t o s u p p o r t t h e a re a ’s f u tu re g ro wt h . Pu bl ic P a r k s a n d Op e n S p a c e 1 . A c h ie v e c o n n e c t iv it y a m o n g a d iv e r s e n e t wo r k o f p u b lic p a r k s a n d o p e n s p a c e s t h a t a l s o e n g a g e t h e P o t o m a c wa t e r f ro n t . 2 . R e v it a liz e e x is t in g p a r k s a n d o p e n s p a c e s t o pro v id e o u t d o o r re c re a t io n a l o p p o r t u n it ie s a n d am e n it ie s . 3 . P ro v id e o p p o r t u n it ie s f o r in f o r m a l c o n g re g a t io n , re f le c t io n , a n d m e d it a t io n t h ro u g h o u t R o s s ly n . B u i l d in g He ig h t a n d F o r m 1 . E s t a b lis h a n o v e r a rc h in g b u ild in g h e ig h t s po l i c y a n d re g u la t o r y f r a m e wo r k t o c re a t e be tte r s t re e t s , o p e n s p a c e , p r io r it y v ie w c o rri d o r s a n d a rc h it e c t u re .
Ur b a n D e s ig n , L a n d Us e a n d S u st a i n a b i l i t y
R E TA I L
1 . F o s t e r a b a la n c e d m ix o f l a n d u se s a n d a h ig h - d e n s it y d e v e lo p m e n t p a t t e r n t o su p p o r t a v a r ie t y o f p e o p le a n d ac t i vi t i e s.
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 County Retail Plan in July of 2015 (“Retail Plan”). The market niche identified in the R e t a i l P l a n f o r R o ssl yn i s t h e “ 1 8 - h o u r m i xe d u se p l a c e t o l i ve , w o r k , p l a y a n d st a y. ” A s su c h , t h e t yp e o f re t a i l su p p o r t e d i n R o ssl yn i n c l u d e s e n t e r t a i n m e n t - t yp e a c t i vi t i e s a n d o t h e r a t t r a c t i o n s t h a t st re n g t h e n re t a i l i n R o ssl yn su c h a s ro o f t o p u se s, m u se u m s o r o t h e r c u l t u r a l u se s. T h e P l a n a l so st a t e s t h a t t h e i n c l u si o 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 i n C - O - R p ro j e c t s w i l l se r ve t o e n l i ve n t h e st re e t a n d re t a i l e n vi ro n m e n t ; sp e c i f i c a l l y, re t a i l sa l e s, f o o d e st a b l i sh m e n t , e n t e r t a i n m e n t , se r vi c e s a n d re p a i r, re t a i l e q u i va l e 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 .
2 . S h a p e R o s s ly n ’s p h y si c a l e n vi ro n m e n t w i t h a n e m p h a s is o n wa lk a b ili t y a n d t h e p u b l i c re a lm . 3 . M a x im iz e e n v iro n m e n t a l su st a i n a b i l i t y a n d e n e rg y e ff ic ie n c y. Z ONI NG A ND L A ND US E P L A N T h e c u r re n t z o n in g o f R o ssl yn P l a za i s “ C - O ” Co m m e rc ia l Off ic e B u ild i n g , H o t e l a n d M u l t i D we llin g D is t r ic t , wit h a c o r re sp o n d i n g Ge n e r a l L a n d U s e P la n (“ G L U P ” ) d e si g n a t i o n o f H ig 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 i s z o n in g , t h e Co u n t y B o a rd a p p ro ve d S i t e P l a n # 2 6 a n d S it e P la n # 1 3 7 , w h i c h i n c o m b i n a t i o n , p e r m it t h e e x is t in g im p ro ve m e n t s c o m p r i se d o f f o u r o ff ic e b u ild in g s a n d t w o re si d e n t i a l b u ild in g s . In 1 9 9 6 , t h e Co u n t y B o a rd e st a b l i sh e d t h e R CR D a s a s p e c ia l p la n n i n g d i st r i c t o n t h e Ge n e r a l L a n d U s e P la n (“ G L U P ” ) i n R o ssl yn . P ro p e r t ie s lo c a t e d wit h in t h e R C R D a re e lig ib le f o r a re z o n in g t o t h e C - O - R o ssl yn D is t r ic t (“ C- O- R ” ). C- O- R zo n i n g p e r m i t s, wit h s it e p la n a p p ro v a l, m i xe d - u se d e v e lo 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 ee t . S t a t e d g o a l s f o r t h e R CR D a n d C- O- R s it e p l a n s i n c l u 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 i c d e v e lo p m e n t o f t h e R o s s l yn a re a t o m a xi m i ze R o s s ly 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 i t i ve f ir s t c la s s u r b a n c e n t e r t h a t e xe m p l i f i e s s u p e r io r a rc h it e c t u re a n d e xc e l l e n t u r b a n d e s ig 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 cu r re n t C - O - R zo n i n g p ro v is io n s , e v e n t h o u g h t h e g u i d e l i n e s re f l e c t t h e R o s s ly n S e c t o r P la n , w h i c h e n vi si o n s p o t e n t ia l d e n s it y a n d h e i g h t a b o ve t h e c u r re n t m a x im u m s . Ce r t a in re c o m m e n d a t i o n s i n t h e R o s s ly n S e c t o r P la n , wh i c h a re re f l e c t e d i n la t e r p h a s e s o f t h e P D S P, w i l l re q u i re Z o n i n g Ord in a n c e a m e n d m e n t s t o i m p l e m e n t . A c c o rd in g ly, t h e F in a l S it e P l a n s a sso c i a t e d wit h t h o s e f u t u re p h a s e s a re e xp e c t e d t o b e i n c o n f o r m a n c e wit h t h e a n t i c i p a t e d Z o n i n g Ord in a n c e a m e n d m e n t s .
PROPOSAL 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. The PDSP takes the form of a general plan for 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. I t 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 s 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 u r b a n d i st r i c t . A l o n g si d e t h e P D S P, t h e D e si g n G u i d e l i n e s 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 i n a l S i t e P l a n ( 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 .
15
2. CONCEPT PLAN
RO S S LYN P LAZA
CONCEPT PLAN AERIAL VIEW
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 decisionm a k i n g d u r i n g t h e re vi e w o f f u t u re F i n a l Site Plan applications.
17
RO S S LYN P LAZA
CONCEPT PLAN
T NORT
H
FUTURE STREET
SITE PLAN OVERVIEW
FREEDOM PARK
PHASE 2 RES. UP TO 240’ ABOVE ASE
19TH S
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 300’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. AND/OR HOTEL UP TO 390’ ABOVE ASE
RIVE
ING D
LOAD
N ARLINGTON RIDGE RD
LOADING DRIVE
PHASE 5 RES. AND/OR OFFICE UP TO 390’ ABOVE ASE
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
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, the Central Place Observation Deck, and along the 18th St corridor towards the Monumental Core, and publicly-accessible amenity spaces.
* MAX HEIGHTS SHOWN ARE ABOVE AVERAGE SITE ELEVATION (ASE) 0
40
80
120
200 BUILDING CANTILEVER AREA
PLANNED PARKING ENTRANCES
RESIDENTIAL
OFFICE
OPEN SPACE
18
*
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.
R OS S LY N PLAZA GENERAL NOTES:
C ON C EP T P L A N B U IL D IN G H E IG H T AN D PL A C EM EN T
413' ABOVE A.S.E. 413' ABOVE A.S.E. 390' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR TOP OF LAST OCCUPIABLE FLOOR
390' ABOVE A.S.E.
1. BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION AND DO NOT INCLUDE PENTHOUSE. 2. FINAL BUILDING HEIGHTS WILL BE ESTABLISHED DURING FINAL SITE PLAN REVIEW (NOT TO EXCEED THE MAXIMUM HEIGHTS SHOWN HEREIN) AND WILL BE SUBJECT TO REVIEW AND ANALYSIS TO DEPICT CONFORMANCE WITH THE “PEAKS AND VALLEYS” GUIDANCE OF THE ROSSLYN SECTOR PLAN. 323' ABOVE A.S.E.
T he f i ve -b ui l d i n g p la n i s i n t e nd e d to i m p l e m e nt t h e “ Pe a k s a nd Va l l e ys ” re c om m e nd a t i o ns of t he R o ss ly n Se c to r Pl a n a nd p re se rve v i e w c o rri d o rs t h ro u gh t he p ro p e rt y t o p o i nt s o f i nt e re st a nd to p ro vi d e a se ns e o f sp a c i ou sn e ss i n t he u rb a n c o n te x t . B ui l d i n g p l a c e m e nt c a re f ul l y c o n si d e rs v i e ws o f t h e Po to m a c R i v e r, t he m o num e nt a l c o re a nd ot h e r si g ni f i c a nt l a nd m a rk s f ro m wi t h i n R o ss ly n, i n c l ud i n g th e f u t ure C e nt ra l Pl a c e O b se rv a ti o n De c k , F re e d om Pa rk a nd 1 8t h St c o rri d o r.
TOP OF LAST OCCUPIABLE FLOOR
300' ABOVE A.S.E. 298' ABOVE A.S.E.
263' ABOVE A.S.E.
TOP OF LAST OCCUPIABLE FLOOR
ASE - 69.75
PHASE 2 - RES.
T he f i ve b ui l d i ng s sho wn he re a re p l a n ne d wi t h i n sp e c i f i c zo ne s t h a t d e f i n e th e b u i l d i ng f oo t p ri n t b ou nd a ri e s . Ea c h b u i l d i ng wi l l f i t wi t h i n t he s e l i m i t s, wi t h th e e x c e p t i on o f b a l c o n i e s a n d m i no r a d j u st m e n ts t o t h e b ui l d in g e n ve l o p e n e c e ssa ry t o c re a t e a rc hi t e c t u ra l c h a ra c t e r. F i na l b ui l d i n g d e si g n wi l l b e d e t e rm i ne d b y F SP a p p ro va l f or e a c h p h a se .
ASE - 69.52
ASE - 68.95
ASE - 60.04
PHASE 1 - OFFICE
390'-0"ABOVE A.S.E.
300'-0"ABOVE A.S.E.
240'-0"ABOVE A.S.E.
70'-0"ABOVE A.S.E.
275'-0"ABOVE A.S.E.
240' ABOVE A.S.E.
390'-0"ABOVE A.S.E.
275' ABOVE A.S.E.
FUTURE STREET
TOP OF LAST OCCUPIABLE FLOOR
PHASE 3 - OFFICE
PHASEPHASE 5 - OFFICE / RESIDENTIAL 5 - OFFICE AND/OR RESIDENTIAL
T he f o l l owi n g ke y f e a t u re s wi l l b e i n c l ud e d i n t h e Ro s sl yn Pl a za d e ve l o p m e n t p l a n: T NORT
H
SEA LEVEL: 0.0
ASE - 58.51
PHASE 4 - RES. PHASE 4 - RES. AND/OR HOTEL
FREEDOM PARK
PHASE 2 RES. UP TO 240’ ABOVE ASE
19TH S
ROSSLYN PLAZA PARK
UP TO 70’
PHASE 3 OFFICE UP TO 300’ABOVE ASE
100
150
2 . A p ro m i ne n t , c e nt ra l i ze d p a r k s p a c e wi l l b e p ro vi d e d a d j a c e nt t o 18 t h St re e t a nd N . K e nt St re e t t ha t wi l l p ro vi d e a d e st i na t i o n f or th e re si d e nt s, t e n a nt s a n d vi s i to rs of R os sl yn .
PHASE 5 RES. AND/OR OFFICE UP TO 390’ ABOVE ASE
3 . T he b u i l d i ng s a re s i te d sp e c i f i c a l l y t o p ro v id e m a xi m u m a m o u nt s o f l i g ht a n d a i r t hro ug h a nd b e t we e n e a c h p ha s e . 4 . T he e a s te r n e d g e o f th e si t e wi l l p ro vi d e a m a j or s e gm e nt o f t h e p rop o s e d Es p l a na d e e n vi si o n e d i n t h e Ro s sl yn Se c t or Pl a n
RIVE
5 . T he f i rst f l o o r us e s wi l l i nc lu d e re t a i l a nd o t he r a c ti v a ti n g use s a s we l l a s re si d e n ti a l , h ot e l , a n d o ff i c e l o b b i e s . Ev e ry e ff or t w i l l b e m a d e t o p re s e rve t h e p e d e st ri a n e xp e ri e nc e wh e re ve r p o ss i b l e . St e e p g ra d e s wi l l b e re d u c e d wh e re p os si b l e a n d b u i ld i ng s wi l l b e l i n e d wi t h re t a i l a nd a c t i ve -u se sp a c e s wh e re v e r f e a si b l e .
ING D
LOAD
ESPLANADE / MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
50
PHASE 4 RES. AND/OR HOTEL UP TO 390’ ABOVE ASE
N ARLINGTON RIDGE RD
LOADING DRIVE
0
NEW 18TH STREET
PHASE 1 OFFICE UP TO 275’ ABOVE ASE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
1 . T he s tre e t g ri d o f R o ssl y n wi l l e x t e nd on t o t h e Ro s sl yn Pl a za si t e b y b re a k i n g u p t he s up e rb l o c k a n d a d d i ng t wo i nt e r na l st re e t s; 1 7t h a nd 1 8t h S tre e t . T he s e t wo ne w ro a d s w i l l c o n ne c t wi t h N . K e nt St re e t a nd N . Arl i n gt o n R i d g e R o a d , c o m p l e t i ng t he gri d sys te m i n t hi s a re a .
POTENTIAL PED/BIKE BRIDGE
250 BUILDING CANTILEVER AREA
PLANNED PARKING ENTRANCES
RESIDENTIAL
OFFICE
OPEN SPACE
19
3 . S T R E E T S / T R A N S P O R TAT I O N
RO S S LYN P LAZA
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
C
D
C
PHASE 4 RES. AND/OR HOTEL D
PHASE 5 RES. AND/OR OFFICE
TREET
PHASE 2 RES.
E
19TH S
PHASE 1 OFFICE
E NEW 18TH STREET
A
NEW 17TH STREET
B A
PHASE 3 OFFICE G
F
H
N ARLINGTON RIDGE RD ESPLANADE F
H G
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
POTENTIAL PED/BIKE BRIDGE
200
21
R OS S LY N PLAZA
S TR EETS / TR A N S PO RTATI ON S T REE T W ID TH S & S EC T IO N S
B-B A-A
TURN
SECTION A-A WILSON BOULEVARD LOOKING WEST
SECTION B-B N. KENT STREET LOOKING NORTH
Applicant Vornado/Charles E. Smith 2345 Crystal Drive, Suite 1000 Arlington, VA 22202
Applicant Vornado/Charles E. Smith Drive, Suite 1000 2345 CrystalApplicant 22202 Arlington, VA Property Company Gould 1725 DeSales Street NW, Suite 900 Washington, DC 20036 Applicant Gould Property Company Street NW, Suite 900 1725 DeSales Attorney DC 20036 Washington,Walsh, Colucci, Lubeley, Emrich, & Walsh, PC 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 2200 Clarendon Blvd, 13th Floor 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 Arlington, VA 22201 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 Attorney m o re i n t i mColucci, a t e sc aLubeley, l e f o r t hEmrich, e a re a & . Walsh, A c yc l PC e Walsh, t r a c2200 k h a Clarendon s a l soDesign b eBlvd, e n Architect i n 13th c l u dFloor e d , c o n si st e n t w i t h t h e Arlington, R o ssl yn S e c22201 t o r PChilton lan. VA Pickard 980 Chapel Street N . 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 New Haven, CT 06510 c o n Design ve r t e dArchitect 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 ePickard o f p a rChilton 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 re980 e t . Chapel T h i s pArchitect ro p o sa l ofreRecord commends Street i m pNew ro ve Haven, m e n t sWDG t o 06510 a Architecture f u l l - w i d t h N . K e n t S t re e t CT ( so u t h o f 1 8 t h1025 S t reConnecticut e t ) a s su gAvenue g e st e dNW, i n t hSuite e 300 R o ssl yn S e c t oWashington, r P l a n . I n tDC h i s20036 c o n ve r si o n , t h i s p ro pArchitect o sa l h aof s Record 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 WDG of th e st aArchitecture 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 1025 e xp eConnecticut c t a t i oCivil n s tEngineer hAvenue a t t h e NW, o t h eSuite r h a l300 f would be DC i n stWashington, a l l e d u p o nBowman re d20036 e veConsulting l o p m e n t oGroup f the adjacent Avenue, Suite 302 p ro p e r t y t o t h2121 e WeEisenhower st . Alexandria, Virginia 22314 A n aCivil st e rEngineer i sk ( * ) i s n o t e d w h e re c u r b l e ss e n viBowman ro n m e n Consulting t i s p ro p oGroup se d a n d w i l l b e Eisenhower c o n 2121 si d e re d d uLandscape r i n g Avenue, F i n aArchitect l S Suite i t e P l302 a n re vi e w. To Virginia a c c Alexandria, o m m o d a t eReed , t h eHilderbrand re 22314 w i l l l i k eAssociates, l y b e b o l l aInc. rd s o r Mount o t h e r t r a ff i c c741 o n t ro l m eAuburn a su re s Street taken in the zo n e b e t w e e nWatertown, t re e p l a n tMA e r s 02472 a n d st re e t t o Landscape Architect 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. Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street Consultant Transportation MA 02472 Watertown, + Associates, Inc. Wells 22 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102 Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102
Washington, DC 20036 RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N
Civil Engineer S T R E E T W I D T H S & S E C T I O N S Bowman Consulting Group 2121 Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314 Landscape Architect Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street MA 02472 Watertown, C-C D-D Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102
SECTION C-C AND D-D 17TH STREET AND 18TH 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 . No.
Issue
Date
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 a n d w i l l b e c o n si d e re d d u r i n g F i n a l S i t e P l a n re vi e w. To a c c o m 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 ROSSLYN t re e p l a n t e r s PLAZA 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.
Date
01/08/2016 Scale
AS SHOWN Project No.
Drawn By
0
30'
60'
23
120'
ROSSLYN PLAZA RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N STREET WIDTHS & SECTIONS
0
30'
60'
120'
Date
01/08/2016 E-E Scale
AS SHOWN
F-F
Project No.
Drawn By
MSQ
PROPOSED STREET SECTIONS SECTION E-E 19TH STREET N. LOOKING WEST
C8.0
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 b i k e t r a i l o n t h e n o r t h si d e .
SECTION F-F N. ARLINGTON RIDGE ROAD LOOKING NORTH
N . 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 , N . A r l i n g t o n R i d g e R o a d re m a i n s n o m i n a l l y 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 . Arlington Ridge Road and goes beneath the 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 f o r N . A r l i n g t o n R i d g e R o a d a n d i n c l u d e s 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 .
24
Plotted by: Michelle Schmidt-Quigley Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) - Rosslyn Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg
R OS S LY N PLAZA
S TR EETS / TR A N S PO RTATI ON S T REE T W ID TH S & S EC T IO N S
G-G
EXISTING I-66 EBL
H-H
EXISTING I-66 EBL
SECTION G-G N. ARLINGTON RIDGE ROAD LOOKING NORTH
An a st e ri s k ( * ) i s no t e d whe re c u rb l e ss e n vi ro nm e n t i s p ro p o se d a n d wi l l b e c o n si d e re d d u ri ng F i na l Si t e Pl a n re vi e w. To a c c o m m od a t e , t h e re l i ke l y wi l l b e b o l l a rd s o r o t he r t ra ff i c c o nt rol m e a su re s t a ke n i n t h e zo ne b e twe e n t re e p l a nt e rs a nd s t re e t t o p ro t e c t p e d e st ri a n s a n d d e no t e d ri v e a i sl e s.
EXISTING I-66 EBL
SECTION H-H N. ARLINGTON RIDGE ROAD LOOKING NORTH
EXISTING I-66 EBL
25
RO S S LYN P LAZA
S T R E E T S / T R A N S P O RTAT I O N
T NORT H
S I D E WA L K T Y P E S
19TH S
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BL VD
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
0
40
80
120
200
S ID E WA LK D E TAI L A
S ID E WA LK D E TA IL B
S ID E WA LK D E TAI L D
S ID E WA LK D E TA IL E
POTENTIAL PED/BIKE BRIDGE
SID E WALK D E TAIL C
26
RO S S LYN P LAZA
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 B
SIDEWALK DETAIL C
NORTH
SIDEWALK DETAIL A
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS
O
N
BLV
D
19TH ST
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
Sid ewalk d etail A s hows th e ty p ical d imen s ions an d char acter f or th e s id ewalks on 17th Street an d 1 8th Street. The s id ewalks emp h as iz e p ed es tr ian us e an d acces s and may in clu d e a cu r b les s env ironmen t with b ollard s to s ep ar ate v ehicles and p ed es tr ians . This cur b les s en v ironmen t will b e or iented toward s enhan cin g p ed es tr ian us e an d creating welcomin g ed ges f or th e p ar k that d r aw p ed es tr ians in an d s low v ehicu lar tr aff ic. C an op y trees will create s h ad ed s id ewalks with f u r nis h ings und er neath the trees . C on cealed tree p its are s hown here ( s ee p reced ent images on p age 29) , h owev er ex p os ed tree p lanter b ox es may als o b e cons id ered . Sid ewalk d etail B s h ows th e ty p ical d imen s ions an d char acter f or th e s id ewalks on N . K ent Street. I t inclu d es th e p otential f or s tep s to recon cile top ogr ap h y b etween the s lop ed road an d th e f lat p rop os ed p r imar y p ar k s p ace. This cond ition will b e con s id ered as p ar t of the p ar k p lanning p roces s . C oncealed tree p its are s h own here ( s ee p reced ent images on p age 29) , howev er ex p os ed tree p lanter b ox es may als o b e cons id ered . Sid ewalk d etail C s h ows th e Es p lan ad e th at f or ms the Eas ter n ed ge of N . Ar lington R id ge R d . The Es p lan ad e als o creates a cu r b les s ed ge with b ollard s to welcome p ed es tr ians to the ed ge of the s ite. To create a d is tinct and v ib r an t ch ar acter, th is p rop os al p rov id es grou nd cov er an d u nd er s tor y p lan tings that lin e th e Es p lan ad e with amp le b en ch es f or res tin g and p eop le watch ing. The mu lti-us e tr ail allows f or a mix of us es , f rom s trollin g to cy clin g. The v ar iou s d es ign elemen ts and th e larger s p atial connection s of th e mu lti-us e tr ail create an activ e an d s ocial Es p lan ad e.
GENERAL NOTE: SIDEWALK DETAIL B BETWEEN STREETSCAPE AND PARK IS CONCEPTUAL. FINAL DESIGN WILL BE ANALYZED WITH PUBLIC PARK PLANNING PROCESS AND PHASE 2/3 FINAL SITE PLANS
W here canop y trees are p lanted ov er s tr uctu re, s oil d ep th will b e p rov id ed in accord ance with C ou nty s tan d ard s . All s treets cap es will incor p or ate s ector p lan gu id ance an d f uture recommend ation s f or 18th s treet and will b e cons id ered as p ar t of the p ar k p lanning p roces s .
27
RO S S LYN P LAZA
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
NORTH
SIDEWALK DETAIL E
PHASE 2 RES.
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
ILS
O
N
BLV
D
19TH ST
N KENT ST
W
SIDEWALK DETAIL D
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD MULTI-USE TRAIL
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
POTENTIAL PED/BIKE BRIDGE
S i d e w a l k d e t a i l D sh o w s t h e t yp i c a l c o n d i t i o n a ro u n d t h e p e r i m e t e r o f t h e n o r t h e r n a n d so u t h e r n b l o c k s o f t h e R o ssl yn P l a za si t e , w i t h t h e e xc e p t i o n o f 1 7 t h a n d 1 8 t h st re e t , w h i c h i s p ro vi d e d i n a n d i s i n t e n d e d t o b e w h o l l y c o n si st e n t w i t h t h e c u r re n t st a n d a rd s se t f o r t h i n t h e R o ssl yn S e c t o r P l a n . S i d e w a l k d e t a i l E sh o w s t h e si d e w a l k c o n d i t i o n a t t h e w e st e r n m o st si d e w a l k a l o n g N. Arlington Ridge Road between 17th and 1 8 t h st re e t s. C o n c e a l e d t re e p i t s a re sh o w n h e re ( s ee p reced ent images on p age 29) , h o w e ve r e xp o se d t re e p l a n t e r b o xe s m a y a l so b e c o n si d e re d .
28
RO S S LYN P LAZA
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
3 . No v a r t is He a d q u a r t e r s Basil, Switzerland Ima ge : La nde zine .c om
1. S eap o r t Boulev ard
4 . Ne w Ro a d
Bo st o n, MA
Brighton, U.K.
Im ag e : Reed Hi l d erbrand
Ima ge : La nde zine .c om
2. T h e Oh i o S t at e Universit y Co lum bus, O h i o
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 .
Im ag e : Reed Hi l d erbrand
I m a g e 1 : E xa m p l e o f si d e w a l k sc a l e a n d c o m p a r a b l e se c t i o n a l c o m p o si t i o n I m a g e 2 : E xa m p l e o f p a vi n g p a t t e r n s, m a t e r i a l s a n d c o m p a r a b l e se c t i o n a l c o m p o si t i o n I m a g e 3 : E xa m p l e o f c o n c e a l e d t re e p l a n t e r zo n e I m a g e 4 : E xa m p l e o f c u r b l e ss e n vi ro n m e n t a n d p o t e n t i a l si t e d r a i n a g e st r a t e g y
5 . M . I . T. M a in S t re e t
I m a g e 5 : E xa m p l e o f se a t i n g a r r a n g e m e n t a n d p a vi n g p a t t e r n s a n d m a t e r i a l s
Cambridge, MA Ima ge : Re e d Hilde rbra nd
29
RO S S LYN P LAZA
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
1. A r l i n g ton Count y ART Bus
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.
2. C y cl e Track
4 . H uds o n R iv e r P a r k
Lo ng B each, C a l i fo r n i a
N e w Yor k C i t y, N e w Yo r k
Im ag e : F l yi n g p i g eon-la.com
I mage: w irednewyork.c om
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 .
3. C ar S h a ring S t at ions
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 . A d d i t i o n a l st r a t e g i e s t o b e p ro vi d e d . 5 . B i k e s h a r in g S t a t io n s
30
RO S S LYN P LAZA
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
ROSSLYN PLAZA PARK
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS O
N
BL VD
N KENT ST
PHASE 2 RES.
PHASE 3 OFFICE
PHASE 4 RES. AND/OR HOTEL
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
URBA N CE NTER L OCA L N ON ARTERIA L ROA D FUTURE URBA N CE NTER LOCA L N ON -ART ERIAL R OAD
TYPE B ARTERIAL ROA DP RIMARILY URBAN M IXED-U SE
0
50
100
150
MU LTI-USE T RA IL
FU TU R E B IKE L AN E
FUTU RE MU LT I-U S E T RA IL
LO C ATI ON S TO C O N SI DER FO R PO TE N TIA L B IKE- SH A R E STATIO N S AT R O SS LYN P LA ZA
FU TURE C YC LE TR AC K / PR O TECTE D BI KE LA N ES SH ARR OW
PE DE STRIAN STREET /WAY
POTENTIAL PED/BIKE BRIDGE
FUTU RE S H AR R O W
BUILDING CANTILEVER AREA PLANNED PARKING ENTRANCES
PHASE 5 RES. AND/OR OFFICE
T he R o ssl y n Pl 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 nsi s t e nt wi t h t h e R os sl yn Se c t o r Pl a n. Pe d e st ri a n s wi l l b e a m a j or c o m p o ne n t of t he su c c e ss of t he R o ssl y n Pl a za p ro j e c t. Mu c h o f t h e st re e ts c a p e a rou nd th e si t e i s c o n c e i ve d a s a p o te nt i a l l y c urb l e ss e n vi ro nm e n t whe re p e d e s t ri a ns a nd ve h i c ul a r t ra ff i c m a y c o e x i st d ur i ng c e rt a i n p e ri o d s. Co nn e c t i on s t o t he a d j a c e n t si d e wa l k s wi l l l a rg e l y b e a c c om m o d a t e d wi t h p e d e s tri a n c ros si n gs ne a r p ro m i n e nt i nt e rse c ti o ns . T he a c c e s s p o i nt t o F re e d om Pa rk a nd f ut u re 18t h St re e t i s p ro p os e d t o b e p ro vi d e d wi t h a p e d e st ri a n c o nne c ti o n a t g ra d e t ha t wi l l b e p ro p e rl y si g ne d to p ro vi d e sa f e a nd c o n ve ni e n t a c c e ss a c ro ss N. Ke n t St re e t. Si m i l a rl y, a c c e s s t o th e Es p l a na d e a t t he e a s te r n e d g e o f th e si t e wi l l i n c l ud e p e d e s tri a n c ros si n gs a t th e i nt e rs e c ti o n of N. Arl i ng t o n R i d g e R o a d a nd Wi l so n Bo u l e va rd a nd 17t h , 18 t h a n d 19 th St re e t s. B i c yc l e s a re a n i m p o rt a nt c o m p o n e nt t o th e st re e t se c t i o n c o m p o si t i o n o n Ro ss l yn Pl a za ’s si t e . W i l so n B o ul e v a rd i s e nv i si o ne d b y t he Co u nt y t o i nc l u d e a C yc l e Tra c k / Pro t e c t e d B i ke La ne . A m u l ti - use t ra i l c o n ne c t i o n i s a l so p ro p o se d a l o ng t he E sp l a n a d e a n d run s no rt h t o wa rd t he Ke y Bri d ge a n d So ut h t ow a rd s t he I wo J i m a M e m ori a l . A p o t e nt i a l b ri d g e a l so i s p ro p o se d a t th e i nt e rs e c ti o n of 18 t h St re e t a nd N . Arl i n gt o n Ri d ge R o a d t ha t c o nt i nu e s t he m ul t i -u se t ra i l e a st a c ro ss I nt e rst a t e 66 , c o nn e c ti n g to t h e M o un t Ve r no n Tra i l ne t wo rk . B i k e -sh a re st a t i on s sh o ul d b e e xp l ore d a s p a rt o f f ut ure F i na l Si t e Pl a n s. Se ve ra l p ot e n ti a l lo c a t i o ns a re sho wn . Sha re d b i k e l a ne s a re p rop o s e d o n 17 t h St re e t , 18 t h St re e t, a nd N . K e nt St re e t .
250
31
RO S S LYN P LAZA
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
PHASE 2 RES.
19TH S
ROSSLYN PLAZA PARK
PHASE 3 OFFICE
NEW 18TH STREET
PHASE 1 OFFICE
NEW 17TH STREET
W
ILS O
N
BL VD
N KENT ST
PHASE 4 RES. AND/OR HOTEL
PHASE 5 RES. AND/OR OFFICE
N ARLINGTON RIDGE RD
CUSTIS MEMORIAL PKWY (INTERSTATE 66)
BUILDING CANTILEVER AREA
GENERAL NOTE:
PLANNED PARKING ENTRANCES
ON-STREET PARKING AND GARAGE ENTRANCE LOCATIONS ARE PRELIMINARY AND WILL BE DETERMINED AT THE FINAL SITE PLAN FOR EACH BUILDING.
ON S TREET PA R KI N G 0
POTENTIAL PED/BIKE BRIDGE
50
100
150
On -st re e t p a rk i ng i s e x t re m e l y i m p ort a n t f o r t he s uc c e ss o f re t a i l , op e n sp a c e s a n d o th e r g ro u nd -l e v e l p rog ra m m i ng . R o ssl y n Pl a za wi l l i nc l u d e o n-s tre e t p a rk i n g a l o n g W i l so n B ou l e va rd , N . K e nt St re e t , 17 th , 18 t h a n d 19 t h St re e ts .
250
32
