Rosslyn Plaza: SPRC #7 - Arlingtonva
Rosslyn Plaza: SPRC #7
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 29 October 2012
1
Rosslyn Context
2
County Staff Design
STAFF-PROPOSED STREET LAYOUT
1101 WILSON BLVD. EXISTING PARKING ENTRY ENTRY AT 72.32' A.S.L.
•
ROSSLYN NORTH EXISTING PARKING ENTRY ENTRY AT 47' A.S.L.
Kent Street Constraint
4
Kent Street Constraint
5
North Building Constraint
6
County Staff Design 72.5’
66’
50’
55’
47’
51’
56.5’
7
Site Plan #1 - One Street Plan 66’
55’
72.5’
47’
50’ 56.5’
8
Site Plan #1 - One Street Plan 1/.
omc< """"'
31.500Sf
,.FLOORS
~·~[
.......--....
--
--- .... 9
Site Plan #1 - One Street Plan
Guard Rail 12’ Retaining Wall
10
Site Plan #1 - One Street Plan
11
Site Plan #1 - One Street Plan
12
Site Plan #1 - One Street Plan
/
EXISTING NORMANDY BUILDING INTERSECT~ WITH PROPOSED
13
Site Plan #1– Open Space Calcs 19,470 SF
11,286 SF
14
Site Plan #1 - One Street Plan
• • •
Pro’s Provides accessible open space along Kent Street Moderately distributes loading and parking Provides a through street
• • • • • • • • • •
Con’s Open space usability has been diminished Produces a “canyon effect” between buildings View corridors are reduced Poor residential / commercial interaction Retail pedestrian accessibility along Kent is broken by street Little variation in building plane Through street is an inferior pedestrian condition Pedestrian bridge location is limited An awkward hump in ARR has been created Road and building phasing is problematic 15
Site Plan #2 - Two Street Plan
66’
72.5’
55’
47’
0’ 49’
65’
16
Site Plan #2 - Two Street Plan
Guard Rail 20’ Retaining Wall
17
Site Plan #3 - Two Street Plan
66’
72.5’
55’
47’
0’ 62’
65’
18
Site Plan #3 - Two Street Plan
Guard Rail 20’ Retaining Wall 8’ Retaining Wall 19
Site Plan #2 & 3 – Open Space Calcs
16,272 SF
20
Site Plan #2 & 3 Evaluation
• • •
Pro’s Creates a constant “Urban Wall” along Kent Street • Distributes loading and parking • Provides a grid of through streets • • • • • • • • •
Con’s Open space is not consolidated and accessible Little active recreation space Increased amount of impervious surface Produces a “canyon effect” between buildings View corridors are reduced Poor residential / commercial interaction Retail is segmented along Kent Street No central design feature Little variation in building plane Pedestrian bridge location is limited Road and building phasing is problematic 21
PDSP Design Re-analysis • How have other cities dealt with edge locations? • Do grids always extend to the edge of a city? • How are vehicular, pedestrian and bike uses managed? • Are there other ways of dealing with “super-block” locations? • Is there a better way to approach urban planning?
Sydney Australia – Martin Place
23
Sydney Australia – Martin Place
24
Barcelona Spain
BICYCLES VIEW CORRIDORS
25
Savannah Georgia
26
Los Angeles - Wilmington Waterfront
27
New York City – Sutton Place
PEDESTRIANS BICYCLES VIEW CORRIDORS
28
Plan Changes • How can we improve the project? • How can we make the project more attractive and welcoming? • How can we respond to the comments we have heard? • How can we reduce our transportation / service impacts? • How can we better connect to Rosslyn / Mt Vernon Trail?
Excerpt from 1992 Area Plan figure 24
SKYWALK ACCESS TO CENTRAL PLACE
AND I I I \ \ RESTAURANT USES
A~J~G\oJ\\
RIDGE
\
ROA\~
1\
ROSSLYN
Esplanade - Plan 30
Excerpt from 1992 Area Plan figure 25
---~
·. .'
~·
~ ... ~~ .. .- - .. ·.- ----···-·--~ ' ..· . .·· . .; ·· ~ -
~-z::;_ -::-::-
.....
ROSSLYN
Esplanade Section 31
What is an Esplanade? Esplanade noun
A long open level stretch of ground for walking.
32
Washington DC – Kennedy Center
33
Washington DC – Kennedy Center
34
New York City – Sutton Place
35
New York City – Sutton Place
36
Current PDSP
----
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37
Addition of an Esplanade
----
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38
Esplanade Plan --
·-
~-~
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orne
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 29 October 2012
1
Rosslyn Context
2
County Staff Design
STAFF-PROPOSED STREET LAYOUT
1101 WILSON BLVD. EXISTING PARKING ENTRY ENTRY AT 72.32' A.S.L.
•
ROSSLYN NORTH EXISTING PARKING ENTRY ENTRY AT 47' A.S.L.
Kent Street Constraint
4
Kent Street Constraint
5
North Building Constraint
6
County Staff Design 72.5’
66’
50’
55’
47’
51’
56.5’
7
Site Plan #1 - One Street Plan 66’
55’
72.5’
47’
50’ 56.5’
8
Site Plan #1 - One Street Plan 1/.
omc< """"'
31.500Sf
,.FLOORS
~·~[
.......--....
--
--- .... 9
Site Plan #1 - One Street Plan
Guard Rail 12’ Retaining Wall
10
Site Plan #1 - One Street Plan
11
Site Plan #1 - One Street Plan
12
Site Plan #1 - One Street Plan
/
EXISTING NORMANDY BUILDING INTERSECT~ WITH PROPOSED
13
Site Plan #1– Open Space Calcs 19,470 SF
11,286 SF
14
Site Plan #1 - One Street Plan
• • •
Pro’s Provides accessible open space along Kent Street Moderately distributes loading and parking Provides a through street
• • • • • • • • • •
Con’s Open space usability has been diminished Produces a “canyon effect” between buildings View corridors are reduced Poor residential / commercial interaction Retail pedestrian accessibility along Kent is broken by street Little variation in building plane Through street is an inferior pedestrian condition Pedestrian bridge location is limited An awkward hump in ARR has been created Road and building phasing is problematic 15
Site Plan #2 - Two Street Plan
66’
72.5’
55’
47’
0’ 49’
65’
16
Site Plan #2 - Two Street Plan
Guard Rail 20’ Retaining Wall
17
Site Plan #3 - Two Street Plan
66’
72.5’
55’
47’
0’ 62’
65’
18
Site Plan #3 - Two Street Plan
Guard Rail 20’ Retaining Wall 8’ Retaining Wall 19
Site Plan #2 & 3 – Open Space Calcs
16,272 SF
20
Site Plan #2 & 3 Evaluation
• • •
Pro’s Creates a constant “Urban Wall” along Kent Street • Distributes loading and parking • Provides a grid of through streets • • • • • • • • •
Con’s Open space is not consolidated and accessible Little active recreation space Increased amount of impervious surface Produces a “canyon effect” between buildings View corridors are reduced Poor residential / commercial interaction Retail is segmented along Kent Street No central design feature Little variation in building plane Pedestrian bridge location is limited Road and building phasing is problematic 21
PDSP Design Re-analysis • How have other cities dealt with edge locations? • Do grids always extend to the edge of a city? • How are vehicular, pedestrian and bike uses managed? • Are there other ways of dealing with “super-block” locations? • Is there a better way to approach urban planning?
Sydney Australia – Martin Place
23
Sydney Australia – Martin Place
24
Barcelona Spain
BICYCLES VIEW CORRIDORS
25
Savannah Georgia
26
Los Angeles - Wilmington Waterfront
27
New York City – Sutton Place
PEDESTRIANS BICYCLES VIEW CORRIDORS
28
Plan Changes • How can we improve the project? • How can we make the project more attractive and welcoming? • How can we respond to the comments we have heard? • How can we reduce our transportation / service impacts? • How can we better connect to Rosslyn / Mt Vernon Trail?
Excerpt from 1992 Area Plan figure 24
SKYWALK ACCESS TO CENTRAL PLACE
AND I I I \ \ RESTAURANT USES
A~J~G\oJ\\
RIDGE
\
ROA\~
1\
ROSSLYN
Esplanade - Plan 30
Excerpt from 1992 Area Plan figure 25
---~
·. .'
~·
~ ... ~~ .. .- - .. ·.- ----···-·--~ ' ..· . .·· . .; ·· ~ -
~-z::;_ -::-::-
.....
ROSSLYN
Esplanade Section 31
What is an Esplanade? Esplanade noun
A long open level stretch of ground for walking.
32
Washington DC – Kennedy Center
33
Washington DC – Kennedy Center
34
New York City – Sutton Place
35
New York City – Sutton Place
36
Current PDSP
----
Gl
r--..-l I --------'
I I I I I I
I I I I
I
I
I
I I
I I
I
I I
I
I
'li'
I I
~~~t:!tjt:j:jt;!tjf;;;E_~I ,/
/
I
37
Addition of an Esplanade
----
Gl
r--..-l _______. I I I I I I
I I I I I
I
I
I
I I
I I
I
I I
'li'
38
Esplanade Plan --
·-
~-~
/ I
orne
