taming tyson's corner - transforming the edge city transit oriented development case study best...

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Peter Bass – Peter L. Bass Development Advisory Services Sidney Rasekh, AIA, Citi Development William Gallagher, AIA - KGP Design Studio

Taming Tysons Corner – Transforming the Quintessential Edge City

Taming Tysons Corner – The Quintessential Edge City

(Full Presentation)

By the Tysons Collaborative – Peter L. Bass, Peter L. Bass Development Advisory Services ([email protected]) William Gallagher, AIA, KGP Design Studio Sidney Rasekh, AIA, Citi Development

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www.reviewjournal.com/.../ photos/traffic.jpg

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Turning Point

Climate change

Oil production issues

Sustainability

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Changing Demographic Trends

01020304050607080

1970 1980 1990 2000

Married Couplewith ChildrenAll Other HHTypes

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Edge Cities offer a place for a new paradigm…..

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WELCOME TO

TYSONS CORNER

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Tysons Corner

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Washington DC

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Ballston, VA

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Boston, MA

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Principle One:

Design Transit to Enhance A Walking Environment

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Conceptual Station Underground Single Tunnel Station Design

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Benefits of Proposed Tunnel 1. Tunnel eliminates obstacles to creating

new auto and walkable pedestrian network

2.  Tunnel construction is much less

disruptive to 1) traffic, 2) business, 3) residents and 4) the environment during and after construction

3.  Proven European boring technology is

approximately the same cost per linear foot as the current approach due to:

•  reduction of land acquisition •  minimal utility relocations (water,

sewer, electrical etc) •  limited traffic and roadway re-

routings •  minimal loss of business due to

construction •  soft-costs (engineering,

management etc)

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Benefits of Proposed Tunnel 4. Proposed tunneling construction method

allows flexibility to create additional stations and future entrances (Wolftrap)

5. Metro Operation Benefits

•  4 tracking and express trains to Dulles

•  more predictable operations during inclement weather

•  lower long term maintenance costs 6. Overall costs and time to completion are

almost identical to current alternative •  total hard costs for construction are

similar, but huge ultimate gain from increased land value and subsequent taxes

•  continuous boring started this year using existing entrance locations and modified EIS will provide similar opening date for ridership

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Principle Two:

Create a Framework for Public Realm Streets, Parks, Plazas, and Cultural Facilities with Focal Points

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park Tysons

park park park park

park

park

park

Civic Center

Cultural Center

civic

civic

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park Tysons

park park park park

park

park

park

Town Center

Main Street

Civic Center

Cultural Center

civic

civic

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William Gallagher, AIA - KGP Design Studio

Peter Bass - Arlington County

Sidney Rasekh, Citidevelopment

Taming Tysons Corner - The Quintessential City

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Principle Three:

Overlay Grid of Streets Create Pedestrian-Friendly Street Grid

Distribute Traffic More Evenly Avoid Bottlenecks

Integrate Marginally-Used Lands

Reclaim / Recycle Inaccessible Public Land, Parking Lots and Pavement R.O.W.

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CHAINBRIDGE 123

D A A R

CA

PITO

L BE

L TW

AY 4

9 5

LEESBURG PIKE (RT 7)

WESTPARK DR

INTE

RN

AT ION

AL DR

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B1

B2

B3

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Station Entrance

Station Entrance

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Principle Four: Increase Density

Especially within 1/2 Mile Radius Of Transit Stations

Increase Residential to help: Balance Inflow and Outflow of Vehicular Traffic Create Support for 24 / 7 Communities

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medium rise residential

high rise residential

office

civic / cultural

high rise retail / office / residential

mix use - ground floor retail

high rise office / resdential

greenspace

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“Tysons Tamed”

MUCH MORE Residential Density

=More Balanced and Varied Community,

Less Traffic

and

Creates $ That Can be used for Infrastructure and Amenities

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Balanced and Varied Community

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Buildout Calculations

Office

Housing

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FAR

Office

Establish FAR per block using distance from metro station entrance

applying Arlington and Bethesda type densities

7.0

3.75

2.25

1.0

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Group blocks in “districts” and assign average

“buildout” FARs and % use allocations

Generally MIXED USE in most areas eg.

5% Retail 40% Office 50% Residential 5% Other

5.0

.75

Land use ratios per “district”

medium rise residential

high rise residential

office

civic / cultural

high rise retail / office / residential

mix use - ground floor retail

high rise office / resdential

greenspace

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Buildout Per District in Square Feet by Use

District P1 T1 Etc..

Land Area in Blocks 1,000,000 1,000,000Average Height - Floors 4 20Coverage Ratio (%) 0 1Effective FAR 2 10Total GFA Capacity 1,600,000 10,000,000

Use Allocations - PercentagesOffice 30% 40%Retail 0% 5%Residential 70% 55%Total 100% 100%

Use Allocations - GFA Office 480,000 4,000,000Retail 0 500,000Residential 1,120,000 5,500,000Total 1,600,000 10,000,000

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Land Use (Building Footprint)

Now Vision Change

Take from:Roads and Parking Lots 1000 400 -600Apply towards:Office 250 300 50Retail 150 150 0Residential 300 700 400Parks, Plazas, Amenities 50 200 150"Productive" Uses 750 1350 600TOTAL TYSONS 1750 1750 0

ACRES REALLOCATED

ACRES in study area

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Now2003 Comp

Plan* Vision*Office & Retail Jobs 135,000 192,000 182,000Housing Units 7,800 19,800 71,000Residents 14,040 33,660 113,600Residents to Jobs: 1 per 10 1 per 6 1 per 1.5 *Note: Both assume Metro!

Balances Residents & Jobs at Buildout

4 times more residents per job under Vision than present Plan and

6 times more residents per job than under present situation!

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Transportation Benefits

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Reduction in Peak Auto Trips

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MUCH MORE OF TYSON’s JOB BASE WILL BE ABLE TO WALK TO WORK Estimate 14,000 commuters off road

8% x 182 ,000 jobs USE INBOUND TRANSIT Estimate 9,000 more off roads than under Comp Plan 5% X 182,000 jobs

WHY?

Reduction in IN-BOUND Auto Trips

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If you have this…. rather than this……: at your destination, you are more likely to take transit!.

Horrible picture of overhead station!

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Increased Economic Value

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1.  Increased land value > on existing private parcels

>from reclaimed public land

2. Increased tax base >from increased value of land and new development

Benefits:

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INCREASED LAND VALUE

PRIVATE PARCELS – How much?

$3.6 BILLION MORE than the 2003 Plan!

Land Value Now2003 Comp

Plan VisionOffice $0.95 $2.05 $2.30Housing $0.25 $0.55 $3.90Total $1.20 $2.60 $6.20

Approximate Land Value in Billions of Dollars

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INCREASED LAND VALUE PRIVATE PARCELS

More FAR by building up

Parking lots and buffers redeveloped

More value per building SF

because of Metro and amenities

New

Existing

Existing

New

Add Height

Add "Infill"

street

street

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RECLAIMED PUBLIC LAND

How many $$ ?

Station Entrance

Station Entrance

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RECLAIMED PUBLIC LAND

How many $$ ?

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INCREASED LAND VALUE RECLAIMED PUBLIC LAND

“Central Area” alone: 25 acres (after streets and parks)

UseSquare Feet of

LandSquare Feet of

Building ValueOffice 500,000 3,000,000 $150,000,000Housing 500,000 3,000,000 $360,000,000Total 1,000,000 6,000,000 $510,000,000

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INCREASED TAX BASE =

increased tax revenues

$17 Billion more AV than Comp Plan !

Added Assessed Value2003 Comp

Plan Vision GAINOffice $10.1 $10.4 $0.3Housing $3.3 $20.1 $16.8Total $13.4 $30.5 $17.1

Assessed Value in Billions of Dollars

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Benefits: Pays for Itself! These wealth adding measures supply the resource base to finance the infrastructure improvements called for in our Vision

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Benefits: Sources of Funds Say for example , we did the following: a.  Recover 10% of added land value as added community benefits = $360 million a.  Sale or lease of reclaimed public land $500 million c.  10% of added property taxes used to finance bonds $300 million

TOTAL AVAILABLE FOR EXTRA INFRASTRUCTURE $1.2 Billion!

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Benefits : Pays for Itself! Could be used to pay towards: Ø  Undergrounding two Metro stations and rest of line through Tyson’s Ø  More Metro station entrances Ø  Internal loop shuttle systems Ø  Reconfiguring street network Ø  Streetscapes, plazas, parks, sidewalks, fountains Ø  Focal points, cultural centers, recreational facilities Ø  Etc!

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So What is the Key Lesson for Others?: Seek Transit to Your Edge Cities but … Revise Your Land Use Plan! Coordinate Both at the Same Time to Get Maximum Benefits and Generate Wealth to Pay for the System Follow the 5 Guiding Principles

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The 5 Guiding Principles 1.  Design Transit to Enhance a Walking Environment

2.  Create a Framework for Public Realm

3.  Overlay Grid of Streets

4.  Increase Density

5.  Define Public Space and Scale

taming tyson's corner - transforming the edge city transit oriented development case study best...

Real Estate

peter bass peter

tysons collaborative

demographic trends

married couple

hh types

new paradigm