Rosslyn Plaza PDSP (SP #422) Policy Guidance & Staff Site Analysis ...
Rosslyn Plaza PDSP (SP #422) Policy Guidance & Staff Site Analysis Site Plan Review Committee Meeting June 11, 2012
Policy Guidance Policy Guidance • Rosslyn Station Area Plan Addendum (1992) • Arlington Master Transportation Plan: • Streets Element (2011) • Bicycle Element (2008) • Parking and Curb Space Management Element (2009)
• Rosslyn Multi-Modal Transportation Study (2011 final draft) • Rosslyn-Ballston Corridor Streetscape Standards (2007 update) • Retail Action Plan (2001) • Public Spaces Master Plan (2005) • County Board Resolutions on building heights
2
1
Policy Guidance Rebuild Rosslyn in a more urban form, where buildings relate well to one another and to the street and open spaces are connected. 1) Enhance Rosslyn’s street grid and construct new streets 2) Connect public open spaces and make them feel public 3) Strengthen the pedestrian experience 4) Create active streetscapes 5) Locate retail along Kent Street, wrapping the 19th and Wilson corners 6) Create opportunities for on-street parking 7) Provide additional visual and physical access to the Mount Vernon Trail and Potomac River with pedestrian/bicycle paths and esplanade
3
Rosslyn Today •Major employment center •Gateway to Arlington •Rich transit environment •Discontinuous street network
Rosslyn Metro Station Area Rosslyn Coordinated Redev’t. District Site
4
2
Rosslyn Today •Major employment center •Gateway to Arlington •Rich transit environment •Discontinuous street network •Blank walls and above-grade parking •Plaza areas which are difficult to access, grade separated, and unconnected to other open spaces
5
Rosslyn Today Existing Open Space in Rosslyn
Plazas County-owned Parkland 66 Private Land with Public Access Easement
3
Rosslyn Plaza Today
• 5.8 acres • 7 buildings currently on the site (approved through SP #26 and SP #137), totaling 1,025,000 sf: • 2 residential (196 units); 4 office (719,124 sf); Spectrum Theater (9,440 sf); 1,122 parking spaces 7
RosslynRosslyn Plaza Today Plaza Today •Superblock
8
4
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public
9
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades
19th and Kent Street Corner 10
5
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street
View of Kent Street from Wilson Blvd.
11
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street •Hidden retail
12
6
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street •Hidden retail •Uses platform to deal with topography
13
19th
and Kent Street Corner
Existing Site: Figure Ground
Existing Rosslyn Plaza
14
7
Proposed PDSP: Figure Ground • Superblock • Disconnected open space • Blank walls on many street facades • Limited access points from the street • Little street retail • Platform topography solution
Proposed PDSP
15
Avoid Recreating Existing Problems • Super block • Disconnected and privatized open space • Blank walls on many street facades • Limited access points from the street • Little street retail • Plinth topography solution
Existing Rosslyn Plaza
Proposed PDSP
16
8
Why are streets important? 1) Multimodal circulation 2) Distribution of loading and parking access 3) Provision of public open space 4) Emergency access
Clarendon Blvd. 17
Applying Policy and Site Analysis
18
9
Applying Policies
19
Applying Policies
Welburn Square, Arlington
Bryant Park, NYC
Boulder, CO
20 20
Seattle, WA
10
Applying Policies
21 21
Applying Policies
Seattle, WA
Battery Park City, NYC
22
Portland, OR
11
Applying Policies
23
Applying Policies
Seattle, WA Seattle, WA
Bethesda Row, MD
24
12
Streets Embracing Topography
San Francisco, CA
Seattle, WA
25
Streets Embracing Topography
Seattle, WA
26
13
Streets Embracing Topography
Seattle, WA 27
Streets as Public Space
New Brighton, UK
28
14
Streets as Public Space
29
Las Ramblas, Barcelona
Connected, Accessible Open Space
30 30
Bryant Park, NYC
15
Connected, Accessible Open Space
Park Blocks Portland, OR
31
Connected, Accessible Open Space
Dupont Circle
Pentagon Row
32
16
Connected, Accessible Open Space
Los Angeles, CA
Seattle, WA
33
Connected, Accessible Open Space
Tear Drop Park Battery Park City, NYC
34
17
Active Retail Streetscape
Bethesda, MD
Clarendon Bethesda, MD
35
Evaluating the Proposed PDSP • Does not expand Rosslyn’s street grid • Kent Street pedestrian experience is improved, but blank walls likely on other streets • Pedestrian/public access points into the site are limited to Kent Street • Retail is not concentrated on the street • Open space is dispersed and privatized • Pedestrian/bicycle access to Mt. Vernon Trail provided, but location needs to be evaluated
36
Proposed PDSP
18
Summary • Reconnect the site to Rosslyn • Use streets to improve circulation, organize open space, define building placement, and minimize phasing impacts • Use creative solutions for topography • Consolidate and connect open spaces • Locate retail spaces to activate streets and encourage success 37
19
Policy Guidance Policy Guidance • Rosslyn Station Area Plan Addendum (1992) • Arlington Master Transportation Plan: • Streets Element (2011) • Bicycle Element (2008) • Parking and Curb Space Management Element (2009)
• Rosslyn Multi-Modal Transportation Study (2011 final draft) • Rosslyn-Ballston Corridor Streetscape Standards (2007 update) • Retail Action Plan (2001) • Public Spaces Master Plan (2005) • County Board Resolutions on building heights
2
1
Policy Guidance Rebuild Rosslyn in a more urban form, where buildings relate well to one another and to the street and open spaces are connected. 1) Enhance Rosslyn’s street grid and construct new streets 2) Connect public open spaces and make them feel public 3) Strengthen the pedestrian experience 4) Create active streetscapes 5) Locate retail along Kent Street, wrapping the 19th and Wilson corners 6) Create opportunities for on-street parking 7) Provide additional visual and physical access to the Mount Vernon Trail and Potomac River with pedestrian/bicycle paths and esplanade
3
Rosslyn Today •Major employment center •Gateway to Arlington •Rich transit environment •Discontinuous street network
Rosslyn Metro Station Area Rosslyn Coordinated Redev’t. District Site
4
2
Rosslyn Today •Major employment center •Gateway to Arlington •Rich transit environment •Discontinuous street network •Blank walls and above-grade parking •Plaza areas which are difficult to access, grade separated, and unconnected to other open spaces
5
Rosslyn Today Existing Open Space in Rosslyn
Plazas County-owned Parkland 66 Private Land with Public Access Easement
3
Rosslyn Plaza Today
• 5.8 acres • 7 buildings currently on the site (approved through SP #26 and SP #137), totaling 1,025,000 sf: • 2 residential (196 units); 4 office (719,124 sf); Spectrum Theater (9,440 sf); 1,122 parking spaces 7
RosslynRosslyn Plaza Today Plaza Today •Superblock
8
4
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public
9
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades
19th and Kent Street Corner 10
5
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street
View of Kent Street from Wilson Blvd.
11
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street •Hidden retail
12
6
RosslynRosslyn Plaza Today Plaza Today •Superblock •Landscaped plazas which are disconnected and do not appear public •Blank walls on many street facades •Limited access points from the street •Hidden retail •Uses platform to deal with topography
13
19th
and Kent Street Corner
Existing Site: Figure Ground
Existing Rosslyn Plaza
14
7
Proposed PDSP: Figure Ground • Superblock • Disconnected open space • Blank walls on many street facades • Limited access points from the street • Little street retail • Platform topography solution
Proposed PDSP
15
Avoid Recreating Existing Problems • Super block • Disconnected and privatized open space • Blank walls on many street facades • Limited access points from the street • Little street retail • Plinth topography solution
Existing Rosslyn Plaza
Proposed PDSP
16
8
Why are streets important? 1) Multimodal circulation 2) Distribution of loading and parking access 3) Provision of public open space 4) Emergency access
Clarendon Blvd. 17
Applying Policy and Site Analysis
18
9
Applying Policies
19
Applying Policies
Welburn Square, Arlington
Bryant Park, NYC
Boulder, CO
20 20
Seattle, WA
10
Applying Policies
21 21
Applying Policies
Seattle, WA
Battery Park City, NYC
22
Portland, OR
11
Applying Policies
23
Applying Policies
Seattle, WA Seattle, WA
Bethesda Row, MD
24
12
Streets Embracing Topography
San Francisco, CA
Seattle, WA
25
Streets Embracing Topography
Seattle, WA
26
13
Streets Embracing Topography
Seattle, WA 27
Streets as Public Space
New Brighton, UK
28
14
Streets as Public Space
29
Las Ramblas, Barcelona
Connected, Accessible Open Space
30 30
Bryant Park, NYC
15
Connected, Accessible Open Space
Park Blocks Portland, OR
31
Connected, Accessible Open Space
Dupont Circle
Pentagon Row
32
16
Connected, Accessible Open Space
Los Angeles, CA
Seattle, WA
33
Connected, Accessible Open Space
Tear Drop Park Battery Park City, NYC
34
17
Active Retail Streetscape
Bethesda, MD
Clarendon Bethesda, MD
35
Evaluating the Proposed PDSP • Does not expand Rosslyn’s street grid • Kent Street pedestrian experience is improved, but blank walls likely on other streets • Pedestrian/public access points into the site are limited to Kent Street • Retail is not concentrated on the street • Open space is dispersed and privatized • Pedestrian/bicycle access to Mt. Vernon Trail provided, but location needs to be evaluated
36
Proposed PDSP
18
Summary • Reconnect the site to Rosslyn • Use streets to improve circulation, organize open space, define building placement, and minimize phasing impacts • Use creative solutions for topography • Consolidate and connect open spaces • Locate retail spaces to activate streets and encourage success 37
19
