urban design & master planning
Scotts Run Station Master Plan Ty s o n s C o r n e r , V A
URBAN DESIGN & MASTER PLANNING The new Silver Line to Dulles Airport is a tremendous benefit to the Washington, DC region, bringing new transit-oriented economic development opportunities and an increased quality of life, allowing people to live, work, shop, play, and learn while relying on fewer automobile trips. The Scotts Run Master Plan represents the vision for transforming an aging, disconnected, 40-acre suburban office park in the “edge city” of Tysons Corner, adjacent to the new McLean station, and redefining it for the 21st century. The plan creates a highly livable, walkable, vibrant, community and a mixed-use, transit-oriented, sustainable, and connected urban place. The heart of the 8.5 million square foot mixed-use master plan is the Scotts Run stream valley park, a natural and recreational amenity for the residential, office, hotel, retail, and restaurant uses surrounding it. Commercial office buildings are focused on Station Street and on Route 123, taking advantage of opportunities for identity and visibility. Residential and hotel buildings are focused on connecting people directly to the park. The Scotts Run Master Plan builds on and implements a significant portion of the Tysons Corner Comprehensive Plan, introducing a new walkable, pedestrian scaled grid of streets; a mix of uses including retail and restaurants along Station Street, a new “main street” for Scotts Run; and sustainable design features in buildings, landscape, and streetscape. The plan restores and revitalizes the Scotts Run stream valley park to provide passive and active recreational experiences and connection to nature.
Existing Site
Site Plan
STREET LEVEL USES
TOWER LEVEL USES
Project Location
EXISTING ROADWAYS AND PAVING
FUTURE ROADWAYS AND PAVING
EXISTING TRANSIT
FUTURE TRANSIT
EXISTING FIGURE GROUND
FUTURE FIGURE GROUND
EXISTING PARKS & OPEN SPACE
FUTURE PARKS & OPEN SPACE
EXISTING PEDESTRIAN NETWORK
FUTURE PEDESTRIAN NETWORK
EXISTING PERVIOUS & IMPERVIOUS SURFACES
FUTURE PERVIOUS & IMPERVIOUS SURFACES
The master plan establishes a hierarchy that builds on the site’s topography, natural resources, building orientation and connected street grid. RESIDENTIAL/HOTEL BLDG SOLAR ORIENTATION
OFFICE BLDG SOLAR ORIENTATION
2.
1.
1. View from the Scotts Run Stream Valley Park’s Perimeter Promenade — Multiple overlooks are incorporated into the stream’s perimeter hardscape affording views into the park and visual connections among other people.
2. Intersection of Station Street and Andrew Way Looking West — This view expresses the character of Station Street—a vital mixed-use pedestrian-scaled street with retail, cafes, residential lobbies, and office entrances. Andrew Way extends to the left providing space for events, gathering, and cafe seating.
3. & 4.
3. Andrew Way, Looking Southeast — Terracing stairs and glass elevators navigate the 20-foot change in grade from the upper plaza at Colshire Meadow Drive to the large retail and restaurant-lined plaza at Station Street. Stairs act as an amphitheater for special events and performances in the plaza. Vegetation and a sculptural water feature cascade down the stairs.
4. Andrew Way, Looking Southeast — View from cafés across Station Street to the plaza at Andrew Way. The plaza is activated by retail and restaurants with café seating.
5.
5. Andrew Way, Looking Northwest — View from the plaza at Andrew Way looking across Station Street toward a water wall and café seating area.
6.
6. Andrew Way, Looking Northwest — View from the café seating area at the Andrew Way upper plaza looking toward the lower plaza and water wall beyond.
8.
7.
7. Taylor Corner Park —This corner park near the retail and cafés in the buildings behind provides a shaded seating area for residents and workers in the nearby residential, hotel, and office buildings.
8. Van Buren Park — This park is located adjacent to retail and residential along Station Street and in the surrounding context. This multi-generational park provides trees, vegetation, and seating as well as a playground for young children.
Pedestrian Diagrams A pedestrian usage and hierarchy study revealed how people would travel through Scotts Run from within the development and from the surrounding community. This shows that Station Street will be a lively place throughout the week and weekend. A. Weekday Commute B. Weekday Lunch C. Weekday (all day) D. Weekend (all day)
A.
B.
C.
D.
B.
A.
A. Series of Connected Parks and Plazas B. Zone Diagram
Office buildings oriented for energy efficiency General North-South Orientation of Residential And Hotel Buildings
Orientation of the building towers in the master plan is based on maximizing energy efficiency and sunlight. Office buildings are positioned with the long axis oriented east-west. This saves up to 8% energy use based on orientation alone, as determined by an energy model. Residential buildings are positioned with the long axis oriented north-south so that each unit receives a half-day of direct sunlight. Office buildings will be designed at a minimum as LEED Silver, residential buildings will be minimum LEED Certified.
The project as a whole captures and infiltrates the first inch of rainfall on site. Low Impact Development (LID) strategies include extensive and intensive green roofs, storm water planters, bio-retention tree pits and planters; pervious paving, and capturing of stormwater for use in irrigation and cooling towers.
URBAN DESIGN & MASTER PLANNING The new Silver Line to Dulles Airport is a tremendous benefit to the Washington, DC region, bringing new transit-oriented economic development opportunities and an increased quality of life, allowing people to live, work, shop, play, and learn while relying on fewer automobile trips. The Scotts Run Master Plan represents the vision for transforming an aging, disconnected, 40-acre suburban office park in the “edge city” of Tysons Corner, adjacent to the new McLean station, and redefining it for the 21st century. The plan creates a highly livable, walkable, vibrant, community and a mixed-use, transit-oriented, sustainable, and connected urban place. The heart of the 8.5 million square foot mixed-use master plan is the Scotts Run stream valley park, a natural and recreational amenity for the residential, office, hotel, retail, and restaurant uses surrounding it. Commercial office buildings are focused on Station Street and on Route 123, taking advantage of opportunities for identity and visibility. Residential and hotel buildings are focused on connecting people directly to the park. The Scotts Run Master Plan builds on and implements a significant portion of the Tysons Corner Comprehensive Plan, introducing a new walkable, pedestrian scaled grid of streets; a mix of uses including retail and restaurants along Station Street, a new “main street” for Scotts Run; and sustainable design features in buildings, landscape, and streetscape. The plan restores and revitalizes the Scotts Run stream valley park to provide passive and active recreational experiences and connection to nature.
Existing Site
Site Plan
STREET LEVEL USES
TOWER LEVEL USES
Project Location
EXISTING ROADWAYS AND PAVING
FUTURE ROADWAYS AND PAVING
EXISTING TRANSIT
FUTURE TRANSIT
EXISTING FIGURE GROUND
FUTURE FIGURE GROUND
EXISTING PARKS & OPEN SPACE
FUTURE PARKS & OPEN SPACE
EXISTING PEDESTRIAN NETWORK
FUTURE PEDESTRIAN NETWORK
EXISTING PERVIOUS & IMPERVIOUS SURFACES
FUTURE PERVIOUS & IMPERVIOUS SURFACES
The master plan establishes a hierarchy that builds on the site’s topography, natural resources, building orientation and connected street grid. RESIDENTIAL/HOTEL BLDG SOLAR ORIENTATION
OFFICE BLDG SOLAR ORIENTATION
2.
1.
1. View from the Scotts Run Stream Valley Park’s Perimeter Promenade — Multiple overlooks are incorporated into the stream’s perimeter hardscape affording views into the park and visual connections among other people.
2. Intersection of Station Street and Andrew Way Looking West — This view expresses the character of Station Street—a vital mixed-use pedestrian-scaled street with retail, cafes, residential lobbies, and office entrances. Andrew Way extends to the left providing space for events, gathering, and cafe seating.
3. & 4.
3. Andrew Way, Looking Southeast — Terracing stairs and glass elevators navigate the 20-foot change in grade from the upper plaza at Colshire Meadow Drive to the large retail and restaurant-lined plaza at Station Street. Stairs act as an amphitheater for special events and performances in the plaza. Vegetation and a sculptural water feature cascade down the stairs.
4. Andrew Way, Looking Southeast — View from cafés across Station Street to the plaza at Andrew Way. The plaza is activated by retail and restaurants with café seating.
5.
5. Andrew Way, Looking Northwest — View from the plaza at Andrew Way looking across Station Street toward a water wall and café seating area.
6.
6. Andrew Way, Looking Northwest — View from the café seating area at the Andrew Way upper plaza looking toward the lower plaza and water wall beyond.
8.
7.
7. Taylor Corner Park —This corner park near the retail and cafés in the buildings behind provides a shaded seating area for residents and workers in the nearby residential, hotel, and office buildings.
8. Van Buren Park — This park is located adjacent to retail and residential along Station Street and in the surrounding context. This multi-generational park provides trees, vegetation, and seating as well as a playground for young children.
Pedestrian Diagrams A pedestrian usage and hierarchy study revealed how people would travel through Scotts Run from within the development and from the surrounding community. This shows that Station Street will be a lively place throughout the week and weekend. A. Weekday Commute B. Weekday Lunch C. Weekday (all day) D. Weekend (all day)
A.
B.
C.
D.
B.
A.
A. Series of Connected Parks and Plazas B. Zone Diagram
Office buildings oriented for energy efficiency General North-South Orientation of Residential And Hotel Buildings
Orientation of the building towers in the master plan is based on maximizing energy efficiency and sunlight. Office buildings are positioned with the long axis oriented east-west. This saves up to 8% energy use based on orientation alone, as determined by an energy model. Residential buildings are positioned with the long axis oriented north-south so that each unit receives a half-day of direct sunlight. Office buildings will be designed at a minimum as LEED Silver, residential buildings will be minimum LEED Certified.
The project as a whole captures and infiltrates the first inch of rainfall on site. Low Impact Development (LID) strategies include extensive and intensive green roofs, storm water planters, bio-retention tree pits and planters; pervious paving, and capturing of stormwater for use in irrigation and cooling towers.
