Rosslyn Plaza: SPRC #13 - Arlingtonva
Rosslyn Plaza: SPRC #13
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 15 July 2013
1
Response to SRPC 12 Input
2
Site Plan
40’ Separation
60’ Separation 3
Site Plan Update
Changes: 1. Narrowed Phase 4 2. Moved Portion of Loop Road North
60’ Separation
60’ Separation 4
Site Plan
5
Updated Site Plan
6
Updated Site Plan – Broader View
7
Sculpting Background Information
Sculpted FAR: 10.0 Unsculpted FAR: 11.6
Sculpted FAR: 10.0 Unsculpted FAR: 12.2
Sculpted FAR: 10.0 Unsculpted FAR: 12.0
8
Sculpting Background Information
Sculpted FAR: 10.0 Unsculpted FAR: 11.7
Sculpted FAR: 10.0 Unsculpted FAR: 11.3
9
Phasing
10
Current Site Review Building
Office GFA
Retail GFA
Building A (London)
Residential GFA
Other GFA (theater)
149,864
Building B (Spectrum Theater)
9,440
Units
Total GFA
100
149,864
‐
9,440
Building C
131,722
10,822
‐
142,544
Building D
144,541
3,000
‐
147,541
Building E
149,039
‐
149,039
96
147,529
Building F (Normandy House)
147,529
Building G (North Building)
295,948
TOTALS
721,250
295,948 13,822
297,393
9,440
196
1,041,905
11
Project Statistics by Phase Phase 1
Office SF
Phase 2
650,000
Residential SF
Phase 3
Phase 4
620,000 316,500
Phase 5
Total
545,160
1,815,160
316,500
633,000
Retail SF
33,500
10,000
20,000
10,000
10,000
83,500
Total SF
683,500
326,500
640,000
326,500
555,160
2,531,660
Parking Spaces
717
300‐350
660
300‐350
565
2582‐2682
Open Space SF
57,548
6,729
55,318
23,739
18,775
162,109
12
Square Footage Change by Phase Phase 1 (A, B & C)
Phase 2 (D)
Phase 3 (E)
Phase 4 (F)
Phase 5 (G)
Total
New Building SF
683,500
326,500
640,000
326,500
555,160
2,531,660
Demolished SF
301,848
147,541
149,039
147,529
295,948
1,041,905
Net New SF
381,652
178,959
490,961
178,971
295,212
1,489,755
13
Phase 0
14
Phase 0
London (Building A) Building C
Normandy (Building F)
Building D Spectrum
Building E
North (Building G) 15
Phase 0
16
Phase 1
17
Phase 1 South Tower Construction
Narrowing of Wilson Blvd
Temporary Park on Building C Deck
U‐Road Construction (Part 1 of 3)
Great Lawn Construction (Part 1 of 2)
Utility Relocation and New Arlington Ridge Road (Part 1 of 2)
Esplanade Construction (Part 1 of 4) 18
Phase 1
19
Phase 2
20
Phase 2 Residential Tower 1 Construction Temporary Park on Building D Deck
Great Lawn Construction (Part 2 of 2) 21
Phase 2
22
Phase 3
23
Phase 3 New Traffic Light
Widening of N. Kent Street With 2 Way Traffic
Hump Reduction and New Entrance to Freedom Park
Center Tower And Pavilion Construction
Construction of Square
U‐Road Construction (Part 2 of 3)
Esplanade Construction (Part 2 of 4)
Utility Relocation and New Arlington Ridge Road (Part 2 of 2) 24
Phase 3
25
Phase 4
26
Phase 4 U‐Road Construction (Part 3 of 3)
Residential Tower 2 Construction
Gardens Construction
Construction of Bridge To Mt. Vernon Trail
Esplanade Construction (Part 3 of 4) 27
Phase 4
28
Phase 5
29
Phase 5 Phase 5 Tower Construction
Esplanade Construction (Part 4 of 4) 30
Phase 0
31
Phase 1
32
Phase 2
33
Phase 3
34
Phase 4
35
Phase 5
36
Review of Guiding Principles •
Key public infrastructure and community benefits should be achieved at each phase and detailed with approval of the PDSP.
•
Phasing should ensure short‐term functionality of the site and accommodate existing uses and their garage and street access in the interim.
•
Development of early phases should preserve connectivity through the site and to transit access points.
•
Retail uses should be located so that a critical mass is maintained throughout phasing. Interim uses, such as temporary retail vendors or structures, should be considered to achieve this principle.
•
The phasing plan should allow for the replacement of the existing theater on site during the same phase in which it is demolished.
•
The PDSP should include urban design guidelines to facilitate the long‐term development of the site and ensure consistent, high‐quality urban design and architecture in future site plans.
37
Summary • The Phasing of project construction is logical and orderly. • Open Spaces, Temporary Parks, Esplanade and other Community Benefits are achieved in each Phase of construction. • Road Improvements match with building development. • Phasing Plan complies with Guiding Principles.
38
Questions
Phase 1 • Demolition: London Apartments, C Office Building and Spectrum Theater • Construction of Arlington Ridge Road (ARR) (Part 1 of 2): New Utilities, Relocation of Existing Lines, New Intersection at ARR and Wilson Blvd. with a New Traffic Light and New ARR in Eastern Location • Utility Relocation in N. Kent Street. • Building of South Tower • Building of ¾ of Great Lawn • Building of Esplanade over New ARR (Part 1 of 4) • Building of Temporary Park on C • Building of U Road (Part 1 of 3)
Phase 2 • • • •
Demolition: D Office Building Building of Residential Tower I Building of Final ¼ of Great Lawn Building of Temporary Park on D
Phase 3 • Demolition: E Office Building • Construction of Arlington Ridge Road (Part 2 of 2): New Utilities, Relocation of Existing Lines, New ARR in Eastern Location with Final Connection to 19th Street. • Construction of N. Kent Street Improvements: Widening of N. Kent Street along with 2 Way Traffic, New Traffic Light at Wilson Blvd. and N. Kent Street, Hump Reduction, Utility Relocation and Construction of the New Stair Connection to Freedom Park. • Building of Center Office Building and Retail Pavilion • Building of Square • Building of Esplanade over New ARR (Part 2 of 4) • Building of U Road (Part 2 of 3)
Phase 4 • • • • • •
Demolition: Normandy Apartment Building Building of Residential Building II Building of Gardens Building of Pedestrian Bridge to Mount Vernon Trail Building of Esplanade over New ARR (Part 3 of 4) Building of U Road (Phase 3 of 3)
Phase 5 • Demolition: North Office Building • Building of Phase 5 Building • Building of Esplanade over New ARR (Part 4 of 4)
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 15 July 2013
1
Response to SRPC 12 Input
2
Site Plan
40’ Separation
60’ Separation 3
Site Plan Update
Changes: 1. Narrowed Phase 4 2. Moved Portion of Loop Road North
60’ Separation
60’ Separation 4
Site Plan
5
Updated Site Plan
6
Updated Site Plan – Broader View
7
Sculpting Background Information
Sculpted FAR: 10.0 Unsculpted FAR: 11.6
Sculpted FAR: 10.0 Unsculpted FAR: 12.2
Sculpted FAR: 10.0 Unsculpted FAR: 12.0
8
Sculpting Background Information
Sculpted FAR: 10.0 Unsculpted FAR: 11.7
Sculpted FAR: 10.0 Unsculpted FAR: 11.3
9
Phasing
10
Current Site Review Building
Office GFA
Retail GFA
Building A (London)
Residential GFA
Other GFA (theater)
149,864
Building B (Spectrum Theater)
9,440
Units
Total GFA
100
149,864
‐
9,440
Building C
131,722
10,822
‐
142,544
Building D
144,541
3,000
‐
147,541
Building E
149,039
‐
149,039
96
147,529
Building F (Normandy House)
147,529
Building G (North Building)
295,948
TOTALS
721,250
295,948 13,822
297,393
9,440
196
1,041,905
11
Project Statistics by Phase Phase 1
Office SF
Phase 2
650,000
Residential SF
Phase 3
Phase 4
620,000 316,500
Phase 5
Total
545,160
1,815,160
316,500
633,000
Retail SF
33,500
10,000
20,000
10,000
10,000
83,500
Total SF
683,500
326,500
640,000
326,500
555,160
2,531,660
Parking Spaces
717
300‐350
660
300‐350
565
2582‐2682
Open Space SF
57,548
6,729
55,318
23,739
18,775
162,109
12
Square Footage Change by Phase Phase 1 (A, B & C)
Phase 2 (D)
Phase 3 (E)
Phase 4 (F)
Phase 5 (G)
Total
New Building SF
683,500
326,500
640,000
326,500
555,160
2,531,660
Demolished SF
301,848
147,541
149,039
147,529
295,948
1,041,905
Net New SF
381,652
178,959
490,961
178,971
295,212
1,489,755
13
Phase 0
14
Phase 0
London (Building A) Building C
Normandy (Building F)
Building D Spectrum
Building E
North (Building G) 15
Phase 0
16
Phase 1
17
Phase 1 South Tower Construction
Narrowing of Wilson Blvd
Temporary Park on Building C Deck
U‐Road Construction (Part 1 of 3)
Great Lawn Construction (Part 1 of 2)
Utility Relocation and New Arlington Ridge Road (Part 1 of 2)
Esplanade Construction (Part 1 of 4) 18
Phase 1
19
Phase 2
20
Phase 2 Residential Tower 1 Construction Temporary Park on Building D Deck
Great Lawn Construction (Part 2 of 2) 21
Phase 2
22
Phase 3
23
Phase 3 New Traffic Light
Widening of N. Kent Street With 2 Way Traffic
Hump Reduction and New Entrance to Freedom Park
Center Tower And Pavilion Construction
Construction of Square
U‐Road Construction (Part 2 of 3)
Esplanade Construction (Part 2 of 4)
Utility Relocation and New Arlington Ridge Road (Part 2 of 2) 24
Phase 3
25
Phase 4
26
Phase 4 U‐Road Construction (Part 3 of 3)
Residential Tower 2 Construction
Gardens Construction
Construction of Bridge To Mt. Vernon Trail
Esplanade Construction (Part 3 of 4) 27
Phase 4
28
Phase 5
29
Phase 5 Phase 5 Tower Construction
Esplanade Construction (Part 4 of 4) 30
Phase 0
31
Phase 1
32
Phase 2
33
Phase 3
34
Phase 4
35
Phase 5
36
Review of Guiding Principles •
Key public infrastructure and community benefits should be achieved at each phase and detailed with approval of the PDSP.
•
Phasing should ensure short‐term functionality of the site and accommodate existing uses and their garage and street access in the interim.
•
Development of early phases should preserve connectivity through the site and to transit access points.
•
Retail uses should be located so that a critical mass is maintained throughout phasing. Interim uses, such as temporary retail vendors or structures, should be considered to achieve this principle.
•
The phasing plan should allow for the replacement of the existing theater on site during the same phase in which it is demolished.
•
The PDSP should include urban design guidelines to facilitate the long‐term development of the site and ensure consistent, high‐quality urban design and architecture in future site plans.
37
Summary • The Phasing of project construction is logical and orderly. • Open Spaces, Temporary Parks, Esplanade and other Community Benefits are achieved in each Phase of construction. • Road Improvements match with building development. • Phasing Plan complies with Guiding Principles.
38
Questions
Phase 1 • Demolition: London Apartments, C Office Building and Spectrum Theater • Construction of Arlington Ridge Road (ARR) (Part 1 of 2): New Utilities, Relocation of Existing Lines, New Intersection at ARR and Wilson Blvd. with a New Traffic Light and New ARR in Eastern Location • Utility Relocation in N. Kent Street. • Building of South Tower • Building of ¾ of Great Lawn • Building of Esplanade over New ARR (Part 1 of 4) • Building of Temporary Park on C • Building of U Road (Part 1 of 3)
Phase 2 • • • •
Demolition: D Office Building Building of Residential Tower I Building of Final ¼ of Great Lawn Building of Temporary Park on D
Phase 3 • Demolition: E Office Building • Construction of Arlington Ridge Road (Part 2 of 2): New Utilities, Relocation of Existing Lines, New ARR in Eastern Location with Final Connection to 19th Street. • Construction of N. Kent Street Improvements: Widening of N. Kent Street along with 2 Way Traffic, New Traffic Light at Wilson Blvd. and N. Kent Street, Hump Reduction, Utility Relocation and Construction of the New Stair Connection to Freedom Park. • Building of Center Office Building and Retail Pavilion • Building of Square • Building of Esplanade over New ARR (Part 2 of 4) • Building of U Road (Part 2 of 3)
Phase 4 • • • • • •
Demolition: Normandy Apartment Building Building of Residential Building II Building of Gardens Building of Pedestrian Bridge to Mount Vernon Trail Building of Esplanade over New ARR (Part 3 of 4) Building of U Road (Phase 3 of 3)
Phase 5 • Demolition: North Office Building • Building of Phase 5 Building • Building of Esplanade over New ARR (Part 4 of 4)
