Rosslyn Plaza: SPRC #11 - Arlingtonva
Rosslyn Plaza: SPRC #11
APPLICANT DESIGN ARCHITECT ARCHITECT OF RECORD CIVIL ENGINEER LANDSCAPE ARCHITECT TRANSPORTATION ENGINEER STRUCTURAL ENGINEER MECHANICAL / ELECTRICAL / PLUMBING ENGINEER LAND USE ATTORNEYS DATE
Vornado / CES and The Gould Property Company Pickard Chilton WDG Bowman Consulting Reed Hilderbrand Wells and Associates Tadjer-Cohen-Edelson Associates GHT Limited Walsh Colucci Lubeley Emrich & Walsh PC 16 May 2013
1
Use Mix Update
2
Possibility for Additional Residential • Staff and Applicant have discussed the possibility of how to increase future Residential at the Rosslyn Plaza site. • Currently, Phase 5 is planned for a 545,160 SF of Office and 10,000 SF of Retail. • Applicant proposes that the use in Phase 5 be reclassified to “office/residential”. The final use of the Phase 5 site will be determined in the future based on the financial viability of the different uses at the time of redevelopment. • A Phase 5 Residential site could generate an additional 600 units.
3
Site Plan
4
Site Plan: Optional Phase 5 Residential
5
Project Statistics by Phase If Phase 5 Residential Office SF
Phase 1
Phase 2
650,000
Residential SF
Phase 3
Phase 4
620,000 316,500
Total
1,270,000 316,500
Undetermined SF Retail SF
Phase 5
633,000 545,160
545,160
33,500
10,000
20,000
10,000
10,000
83,500
Parking Spaces
717
300-350
660
300-350
565
2,582-2,682
Open Space SF
57,548
6,729
55,318
23,739
18,775
162,109
6
Building Area Change If Phase 5 Office
Office GFA
Retail GFA
Residential GFA
Units
Other GFA (theater)
Total GFA
721,250
13,822
297,393
196
9,440
1,041,905
PDSP Site Plan
1,815,160
83,500
633,000
700
0
2,531,660
Change
1,093,910
69,678
335,607
504
(9,440)
1,489,755
% Change
152%
504%
113%
257%
(100%)
143%
% of Total GFA
72%
3%
25%
Office GFA
Retail GFA
Residential GFA
Units
Other GFA (theater)
Total GFA
721,250
13,822
297,393
196
9,440
1,041,905
1,270,000
83,500
1,178,160
1,300
0
2,531,660
548,750
69,678
880,767
1,104
(9,440)
1,489,755
% Change
76%
504%
296%
563%
(100%)
143%
% of Total GFA
50%
3%
47%
Current
If Phase 5 Residential Current
PDSP Site Plan Change
7
Retail Update
8
Retail Plan
Dining / Restaurants
Retail Plan
Dining / Restaurants Service Retail
Retail Plan
Dining / Restaurants Service Retail Other
Site Layout
12
Principles of Site Planning • • • •
Existing Buildings Economics, Age and Location Existing Utilities, Infrastructure, Garage and Operations Impact on Existing Tenants and Residents Phasing: Impacts on Tenants, Viability of Construction, Use
• • • • •
Building Footprints, Lease Depths and Feasible Size Market Absorption and Flexibility in Phasing International Building Code – Offset for Buildings Site Lines: Both From the Site and Through the Site Retail Functionality / Lobby Locations
• Functional Sizes of Open Space • Canyon Effect • Sunlight and Shaded Needs for Open Space 13
ROW Vacations
14
Existing Site
15
1777 Kent Street – Building Renovation
16
1777 Kent Street – Building Renovation
17
County Application of SPRC Principles Rosslyn Plaza: #7
Overlay on Existing Site
19
Overlay of Restriction Zones on Site
60’
60’
60’
20
Land Bays Created
1
2
3
4
21
Logical Building Areas for 1, 3 & 4
1
Office
2
3
Office / Resi
4
22
Land Bay 2 Option 1
1
Office
3
Office / Resi
23
Land Bay 2 Option 2
1
Office
3
Office / Resi
4
24
Land Bay 2 Option 3
1
Office
3
Office / Resi
4
25
Land Bay 2 Option 4
1
Office
3
Office / Resi
4
26
Land Bay 2 Option 5
1
Office
3
Office / Resi
4
27
Land Bay 2 Option 6 (PDSP)
1
Office
3
Office / Resi
4
28
Resulting Site Plan
View Lines Through The Site
Office / Resi Conflict Limited
Major Open Spaces Created
Updated PDSP
33
Public Space / Ground Floor Character
Transforming Kent Street
Entryway to Rosslyn Plaza - Before
36
Entryway to Rosslyn Plaza - After
37
Kent Street Looking North Before
38
Kent Street Looking North After
39
Kent Street Looking South - Before
40
Kent Street Looking South - After
41
The Multi-Purpose Square
The Center Square
Multi-sided Retail
RETAIL
RETAIL
RETAIL
RETAIL 44
Pedestrian Focused
45
Surface Fountain
46
Winter Possibilities
47
Evening Destination
48
The Square
49
The Square – Focused Retail
50
The Square – Active Recreation
51
The Square – Active Recreation
52
The Square – Active Recreation
53
The Square – Active Recreation
54
55
56
The Square
57
The Square
58
Other Multi-Modal Roads
Road Section
70’
65’
48’-50’
60
The Corner Entry
61
The Main Green
62
The Esplanade and Road
63
The Main Green
64
Connection to Square
65
The Gardens
66
The Garden / Road Connection
67
The Gardens
69
The Bridge
70
The Bridge
71
The Bridge
72
The Esplanade Corner
73
The Esplanade Corner
74
The Esplanade Corner
75
Site Connectivity
76
Review of Guiding Principles •
Well-designed public open space should be highly visible, have direct street frontage, and be at grade with major pedestrian, bicycle and vehicular circulation around and through the site.
•
A significantly sized public open space should be provided on a prominent street and should be designed to accommodate active and passive recreation and provide flexibility for multipurpose programming.
•
Public open space should expand and diversify Rosslyn’s open space resources by providing new types of spaces which attract a broad range of residents, workers, and visitors and encourage evening and weekend use.
•
Public open space should respond to the site’s unique opportunities such as its proximity to the waterfront, Roosevelt Island, and nearby recreational trails.
•
Public open space should be designed and located so as to minimize the negative impacts from the site’s adjacency to Interstate 66.
•
Streetscapes should be designed as useable public space with enhanced pedestrian elements such as widened sidewalks, seating, and multipurpose green spaces.
•
Public art should be incorporated into the site’s open spaces in order to activate them, improve wayfinding, complement cultural uses, and contribute to a sense of place for the site. 77
Summary • The Revised Site Plan Use Mix will add more residents on site and allow for more residents if the market / business case allows
• The Building Locations are logical and focus residential at the heart of the site which will add vibrancy • The “Wall of Rosslyn” is avoided with staggered building locations • Significant and varied Open Spaces are provided which provide multi-purpose areas and a variety of activities • The PDSP conforms with the Guiding Principles
Questions?
79
APPLICANT DESIGN ARCHITECT ARCHITECT OF RECORD CIVIL ENGINEER LANDSCAPE ARCHITECT TRANSPORTATION ENGINEER STRUCTURAL ENGINEER MECHANICAL / ELECTRICAL / PLUMBING ENGINEER LAND USE ATTORNEYS DATE
Vornado / CES and The Gould Property Company Pickard Chilton WDG Bowman Consulting Reed Hilderbrand Wells and Associates Tadjer-Cohen-Edelson Associates GHT Limited Walsh Colucci Lubeley Emrich & Walsh PC 16 May 2013
1
Use Mix Update
2
Possibility for Additional Residential • Staff and Applicant have discussed the possibility of how to increase future Residential at the Rosslyn Plaza site. • Currently, Phase 5 is planned for a 545,160 SF of Office and 10,000 SF of Retail. • Applicant proposes that the use in Phase 5 be reclassified to “office/residential”. The final use of the Phase 5 site will be determined in the future based on the financial viability of the different uses at the time of redevelopment. • A Phase 5 Residential site could generate an additional 600 units.
3
Site Plan
4
Site Plan: Optional Phase 5 Residential
5
Project Statistics by Phase If Phase 5 Residential Office SF
Phase 1
Phase 2
650,000
Residential SF
Phase 3
Phase 4
620,000 316,500
Total
1,270,000 316,500
Undetermined SF Retail SF
Phase 5
633,000 545,160
545,160
33,500
10,000
20,000
10,000
10,000
83,500
Parking Spaces
717
300-350
660
300-350
565
2,582-2,682
Open Space SF
57,548
6,729
55,318
23,739
18,775
162,109
6
Building Area Change If Phase 5 Office
Office GFA
Retail GFA
Residential GFA
Units
Other GFA (theater)
Total GFA
721,250
13,822
297,393
196
9,440
1,041,905
PDSP Site Plan
1,815,160
83,500
633,000
700
0
2,531,660
Change
1,093,910
69,678
335,607
504
(9,440)
1,489,755
% Change
152%
504%
113%
257%
(100%)
143%
% of Total GFA
72%
3%
25%
Office GFA
Retail GFA
Residential GFA
Units
Other GFA (theater)
Total GFA
721,250
13,822
297,393
196
9,440
1,041,905
1,270,000
83,500
1,178,160
1,300
0
2,531,660
548,750
69,678
880,767
1,104
(9,440)
1,489,755
% Change
76%
504%
296%
563%
(100%)
143%
% of Total GFA
50%
3%
47%
Current
If Phase 5 Residential Current
PDSP Site Plan Change
7
Retail Update
8
Retail Plan
Dining / Restaurants
Retail Plan
Dining / Restaurants Service Retail
Retail Plan
Dining / Restaurants Service Retail Other
Site Layout
12
Principles of Site Planning • • • •
Existing Buildings Economics, Age and Location Existing Utilities, Infrastructure, Garage and Operations Impact on Existing Tenants and Residents Phasing: Impacts on Tenants, Viability of Construction, Use
• • • • •
Building Footprints, Lease Depths and Feasible Size Market Absorption and Flexibility in Phasing International Building Code – Offset for Buildings Site Lines: Both From the Site and Through the Site Retail Functionality / Lobby Locations
• Functional Sizes of Open Space • Canyon Effect • Sunlight and Shaded Needs for Open Space 13
ROW Vacations
14
Existing Site
15
1777 Kent Street – Building Renovation
16
1777 Kent Street – Building Renovation
17
County Application of SPRC Principles Rosslyn Plaza: #7
Overlay on Existing Site
19
Overlay of Restriction Zones on Site
60’
60’
60’
20
Land Bays Created
1
2
3
4
21
Logical Building Areas for 1, 3 & 4
1
Office
2
3
Office / Resi
4
22
Land Bay 2 Option 1
1
Office
3
Office / Resi
23
Land Bay 2 Option 2
1
Office
3
Office / Resi
4
24
Land Bay 2 Option 3
1
Office
3
Office / Resi
4
25
Land Bay 2 Option 4
1
Office
3
Office / Resi
4
26
Land Bay 2 Option 5
1
Office
3
Office / Resi
4
27
Land Bay 2 Option 6 (PDSP)
1
Office
3
Office / Resi
4
28
Resulting Site Plan
View Lines Through The Site
Office / Resi Conflict Limited
Major Open Spaces Created
Updated PDSP
33
Public Space / Ground Floor Character
Transforming Kent Street
Entryway to Rosslyn Plaza - Before
36
Entryway to Rosslyn Plaza - After
37
Kent Street Looking North Before
38
Kent Street Looking North After
39
Kent Street Looking South - Before
40
Kent Street Looking South - After
41
The Multi-Purpose Square
The Center Square
Multi-sided Retail
RETAIL
RETAIL
RETAIL
RETAIL 44
Pedestrian Focused
45
Surface Fountain
46
Winter Possibilities
47
Evening Destination
48
The Square
49
The Square – Focused Retail
50
The Square – Active Recreation
51
The Square – Active Recreation
52
The Square – Active Recreation
53
The Square – Active Recreation
54
55
56
The Square
57
The Square
58
Other Multi-Modal Roads
Road Section
70’
65’
48’-50’
60
The Corner Entry
61
The Main Green
62
The Esplanade and Road
63
The Main Green
64
Connection to Square
65
The Gardens
66
The Garden / Road Connection
67
The Gardens
69
The Bridge
70
The Bridge
71
The Bridge
72
The Esplanade Corner
73
The Esplanade Corner
74
The Esplanade Corner
75
Site Connectivity
76
Review of Guiding Principles •
Well-designed public open space should be highly visible, have direct street frontage, and be at grade with major pedestrian, bicycle and vehicular circulation around and through the site.
•
A significantly sized public open space should be provided on a prominent street and should be designed to accommodate active and passive recreation and provide flexibility for multipurpose programming.
•
Public open space should expand and diversify Rosslyn’s open space resources by providing new types of spaces which attract a broad range of residents, workers, and visitors and encourage evening and weekend use.
•
Public open space should respond to the site’s unique opportunities such as its proximity to the waterfront, Roosevelt Island, and nearby recreational trails.
•
Public open space should be designed and located so as to minimize the negative impacts from the site’s adjacency to Interstate 66.
•
Streetscapes should be designed as useable public space with enhanced pedestrian elements such as widened sidewalks, seating, and multipurpose green spaces.
•
Public art should be incorporated into the site’s open spaces in order to activate them, improve wayfinding, complement cultural uses, and contribute to a sense of place for the site. 77
Summary • The Revised Site Plan Use Mix will add more residents on site and allow for more residents if the market / business case allows
• The Building Locations are logical and focus residential at the heart of the site which will add vibrancy • The “Wall of Rosslyn” is avoided with staggered building locations • Significant and varied Open Spaces are provided which provide multi-purpose areas and a variety of activities • The PDSP conforms with the Guiding Principles
Questions?
79
