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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Realizing Rosslyn: a new era of opportunity
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
AGENDA
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
1. Project Background and Overview
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Transportation Policy Directives
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KEY ELEMENTS
Refined street grid
18th Street Extension
2-way Lynn/Fort Myer
Remove Fort Myer Drive tunnel
Second Metro Station
Enhanced bus service
Right-sized sidewalks
Bicycle facilities
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Public Parks + Open Space Policy Directives
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KEY ELEMENTS
The Esplanade
18th Street Extension
Gateway Park
Rosslyn Plaza Park
1401 Wilson Park
Freedom Park
Boathouse
Lively, diverse program
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Urban Design, LU, Sustainability Directives
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KEY ELEMENTS
More housing (including affordable)
Focused, strategic ground level land use
Human scale architecture/design
Sensitive transitions
Improved streetscapes
Green building strategies
Energy and environment
Urban tree canopy
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Building Form + Height Policy Directives
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KEY ELEMENTS
New building heights policy w/ varied heights across district
Sensitive edge transitions
Priority view corridors from Central Place observation deck
Ground level view corridors
More refined architecture, design treatments
Prioritize community benefits
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form Approach
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form |
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
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How to manage future building forms to
create the best possible Rosslyn?
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
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•••••••••
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Scenarios: peaks and valleysSCENARIO A (average FAR 9.5)• Least height variation• 470’ ASL peaks wherever public view corridors allow• On 2-tower sites, lower tower limited to 75% height of taller tower
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What we heard:• Perpetuates undesirable
current trends• Concern that density close to
FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Scenarios: peaks and valleysSCENARIO B (average FAR 9.5)• Moderate height variation• 470’ ASL peaks in selected areas• Other sites limited to 85% of (470’-grade)
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What we heard:• Some building form &
orientation advantages over Scenario A (except at Holiday Inn)
• Concern that density close to FAR 10 should not be assumed as typical condition; must be earned through project’s merits
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Scenarios: peaks and valleysSCENARIO C (average FAR 8.8)• Most height variation• 470’ ASL peaks in selected areas• Other sites limited to 70% of (470’-grade)
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What we heard:• Building forms typically
preferred over A & B • Still doesn’t achieve
compelling skyline, but its variety is better
• Concern for infeasibility of development, and inconsistent constraints among sites
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario: peaks and valleysPROPOSED SCENARIO (average FAR 9.2)• Significant height variation• 470’ ASL peaks permitted
in selected areas (where not blocking observation deck view corridors)
• Other sites generally limited to 70-80% of nearby towers for height variation (may be taller to achieve 8FAR min)
• On multiple-tower sites, min. 40’ height differences among towers sought
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – aerial view to northeast
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – fly-around
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
How are the “valleys” defined?
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• Located to create contrast with peaks, and preserve priority view corridors
• Also to assist with edge transitions• Height limits are a balance of:
– Contrast with surrounding building heights as measured from the ground
– Contrast with surrounding building heights as seen in the skyline
– Ensuring FAR of at least 8, and preferably 9 or greater where possible, in the modeled scenario
– Ratio of buildable area/total site area
• Resulting height differences from peaks are generally at least 40’ – Reduced to 30’ in certain cases
Hyatt buildings (to achieve FAR 8)
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – skyline view
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From northern end of Key Bridge, looking south
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – skyline view
2020
From Lincoln Memorial area, looking west
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – skyline view
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From Central Place observation deck, looking east
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – skyline view
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From Iwo Jima Memorial, looking north
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed scenario – select views from building tops
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View from 443’ amsl (top floor)
1500 Wilson Blvd
View from 391’ amsl (top floor)
1400 Wilson Blvd
View from 433’ amsl (top floor)
1515 Wilson Blvd
View from 296’ amsl (top floor)
1101 Wilson Blvd
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 24
2. Building Height and Form
Proposed Scenario yields FAR 9+ for most sites
0
5
10
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20
25[A Taper Policy
Scenario]
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 25
2. Building Height and Form
Ease of fitting density varies widely across sites • Ground floor area
as percentage of lot area varies between 42-100%
• Sites with lower percentages typically will need greater building height to reach densities that make redevelopment feasible
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 26
2. Building Height and Form
Proposed Approach to Density
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Proposed building height & form policy
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Items of focus tonight
C
C
C
C Emerging as item intended to be codified
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Block and street network
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Building heights | above average site elevation
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Site under further study
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Building heights flexibility, in select cases
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Height limit per Heights Map
Additional height may be considered in certain circumstances
More slender base
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Building height variety
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Recommended tower orientation – with flexibility
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Recommended tower dimensions, spacing, use
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≥60’
≤120’≤90’
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form
Wilson Blvd. step-backs expand view opportunities
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
2. Building Height and Form | Discussion
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation |
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation
18th Street extension, by segment
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1401 Wilson Blvd./1400 Key Blvd.
Site Plan(approved)
MetroStationPlaza
CentralPlacePlaza(under
construction)
RosslynPlaza
(PDSP proposalUnder review)
AmesCenter
Site
InternationalPlace
Black: existing, approved, or under construction
Red: to be achievedw/ future redevelopment
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation Emerging Guidance on location and spatial attributes
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation
International Place density
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation
International Place density
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
3. 18th Street Implementation | Discussion
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Potential Air-Rights Development
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study |
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Background
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Study Area
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Key Assumptions
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• Building height limits per MWAA-preferred elevations
• “C-O Rosslyn” parking standards
• Air rights development to support cost of access to air rights (to VA) and community benefits (to County)
• Included Site 3 (Gateway Park) in study, yet Plan Framework envisions revitalized park space
• Reinforcing existing deck is half the cost of a new deck
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Building Program Summary
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• Building massing schemes modeled for each site
• Sample pro forma created for each site to study economic feasibility of development
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Site 1 potential air rights development scenario
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• 460,000sf office• 220,000sf residential• 10,000sf retail
Site 1: view from northeast
Waterview -Office
Gateway Park
PotomacTower
Waterview -Residential /
Hotel
(Height: 242’ ASE /302’ AMSL)
(Height: 237’ ASE /297’ AMSL)
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study
Summary of economics findings
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Site Return achieved Rent increase needed to achieve target return
Potential timeframe needed for rent increase
Site 1 6.8% 15% 20+ years
Site 2 6.4% 20% 20+ years
Site 3 alone 8% 2% Under 20 years
Site 4 alone 6.9% 13% 20+ years
Sites 3 & 4 office 7.7% 5% Under 20 years
Sites 3 & 4 residential/ office
6.2% 20% 20+ years
• 9% target return on investment assumed necessary for feasibility• Target rate higher than usual (as low as 6.25%) due to perceived project
risk and potential for increased financing costs over time
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Conclusion #1
Economics are challenging
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Conclusion #2
Focus on the core, first
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Conclusion #3
But, don’t say no - not at all
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Conclusion #4But, set expectations for a very special project
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Wrap-up
Rosslyn Sector Plan Update Approach
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
4. Air-rights study | Discussion
Questions
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza public realm
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm |
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Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction?
Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th
Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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Revitalizing Spaces• Opportunity for respite, socializing,
transition, reflection• Form/amenity may vary: hardscape
or soft-scape; small urban plazas, nature preserves, intimate spaces in larger parks. Seating, picnic tables, gardens, walking trails, public art
Recreation Spaces• Used for active recreation and
leisure activities. Amenities can include playgrounds, sport facilities, dog parks, trails
• Depending on scale, can serve the neighborhood, the community, even the region
Destination Spaces• Unique features, attracting visitors
from the community, region and beyond (e.g. vista, monument, programmed events)
• Typically larger in size, can be multi-use in function
Linking Spaces• Connect other open spaces in an
integrated, accessible network• Often linear in form (e.g. trails,
greenways, streets, linear plazas)• Amenities include greenery and
vegetation, seating, lighting, ecological corridors
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
Overview: Rosslyn’s major parks
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
Rosslyn Plaza Park
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
Scenario 1
Scenario 2
5. Rosslyn Plaza Public Realm
Rosslyn Plaza Park: initial scenarios felt unsuccessful…
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esplanade
esplanade
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 63
5. Rosslyn Plaza Public Realm
New location/configuration celebrates frontage on 18th St, Ridge Rd, and Esplanade
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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AREA EXCLUDING STREETS:
50,000 SF (1.2 acres)
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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5. Rosslyn Plaza Public Realm
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• Why strive for full connectivity?
• Street connectivity supports the public nature of the streets, site, proposed park, and esplanade
• Increase circulation options throughout Rosslyn
• Create complete streets that accommodate both vehicles and pedestrians
• Better integrate this edge site with its surroundings
• Provide opportunities for potential connectivity south (River Place) and east (air rights)
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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FDR Drive, NYC
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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Brooklyn Heights Promenade, NYC
Hoboken, NJ
Shoemaker Green, University of Pennsylvania, Philadelphia
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Rosslyn Plaza Public Realm | Discussion
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Is the proposed guidance for the location, size, and program opportunities of the public open space at Rosslyn Plaza generally moving in the right direction?
Should Arlington Ridge Road be elevated to the plaza level and fully connect with Wilson Boulevard and 17th, 18th and 19th
Streets, with an Esplanade that parallels Arlington Ridge Road and ultimately extends to Gateway Park to the north and River Place and the Iwo Jima Memorial to the south?
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
5. Updated schedule and next steps
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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 78
5. Updated Schedule
Month Meetings Milestones
February • Rosslyn Process Panel (2/2)• LRPC (2/18)
March • County Board Work Session (3/4)• Rosslyn Process Panel (TBD)• Civic Associations (TBD, or April)• Community Open House (TBD, or April)• LRPC (TBD, or April)
April • Advisory Commissions (TBD)• LRPC (TBD)
May • Planning Commission (RTA)• County Board (RTA)
June • Planning Commission• County Board (Action)
1st Draft Plan for Public Review
RTA Draft Plan issued
Rosslyn Sector Plan Update Adoption
GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA
DISCUSSION
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