Realizing Rosslyn: a new era of opportunity GOODY CLANCY WITH KITTELSON & ASSOCIATES RHODESIDE & HARWELL FARR ASSOCIATES W-ZHA
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1 Realizing Rosslyn: a new era of opportunity
2 PRESENTATION OUTLINE 2
3 3
4 4
5 Building tops tour: what we observed 5
6 Building height/form and urban design: interrelated elements 6
7 WORK SEQUENCE 7
8 Building height/form and urban design can make or break progress toward all the vision principles 8
9 What we heard at the workshops: views 9
10 What we heard at the workshops: height/form 10
11 What we heard at the workshops: street network 11
12 What we heard at the workshops: street activity 12
13 Draft framework: what we heard from you 13
14 Draft framework: what we heard from you 14
15 Translating vision principles into urban design qualities 15
16 Competitive: buildings that create value 16
17 Good neighbor: sensitive transitions 17
18 Accessible: leveraging transit, walking, biking 18
19 Walkable: safe, welcoming walking routes 19
20 Connected to nature: permeated by green systems 20
21 Dynamic: inviting 24/7 activity, diversity 2010 Base Plus Turnberry Tower 5% 1% 7% 6% 81% 7% 4% 1% 2040 current forecast New: 22% housing, 68% office 11% 77% Office Retail Other Hotel Residential 2040 potential target? New: 36% housing, 54% office 1% 4% 7% 18% 70% 21
22 ANALYSIS ASSUMPTIONS/POLICY CONTEXT 22
23 Building Form and Height Analyses: Starting Points 23
24 Building Form and Height Analyses: Starting Points 24
25 Building Form and Height Analyses: Starting Points 25
26 Building Form and Height Analyses: Starting Points 26
27 C-O Rosslyn Summary Points 27
28 Community Benefits: Examples from approved site plans Central Place (2007) 1812 North Moore (2007) Rosslyn Gateway (2012) Benefits beyond standard site plan conditions 28
29 Overall Approach to Modeling of Scenarios 29
30 Block pattern & redevelopment site assumptions 70 N/A 30
31 Intensity translates differently on each site 31
32 Street width assumptions 32
33 How does this affect public deck view corridors? 33
34 here does height fit best? 34
35 Building form analysis performance criteria 35
36 General Transition variations Core Building form analysis scenarios Approach G1. Existing policy/taper from Metro FAR varies: Distinct taper effect imposed regardless of site elevation or development potential. Less than 10 FAR applied to some sites to preserve taper, views, passages G2. Existing policy/taper from Metro FAR 10: Building heights greatest at Central Place, taper down to all edges as possible T1. 1:1 Taper: Taper up to 300 1:1 from building heights adjacent to RCRD T2. Enhanced taper: Long, stepped forms facing context, with courtyards/atriums T3. Open space transition: Terraced open space between context/new devt. T4. Peaks and valleys: Slender, tall forms facing context, spaced out C1. Framed public views: Priority public deck views preserved; taller buildings rise between views (reflected in certain Transition variations) Effects Public deck views and ground level open space increased, but development value constrained. Consider transfer of development rights (TDR) if height/form diversity can be maintained (unlike recent projects with more uniform height) Heights minimized, maximizing observation deck views, but building widths maximized, posing scale, connectivity and marketability challenges Effective scale transitions, but building widths pose view/scale/market challenges unless heights can impede certain public deck view directions More sun/sky access, but increased height along context Public and/or private open space increased, but scale transitions abrupt More sun/sky access, but increased height along context Core sites retain full development capacity, add skyline variation, and create ground level open space, but public deck views constrained. Peaks can heighten as valleys deepen at neighborhood and park edges 36
37 Existing conditions from high above 37
38 Existing conditions Bird s eye view 38
39 Existing conditions section view 39
40 General scenarios: G1. Existing policy/taper from Metro, FAR varies 40
41 General scenarios: G1. Existing policy/taper from Metro, FAR varies 41
42 General scenarios: G1. Existing policy/taper from Metro, FAR varies 42
43 General scenarios: G2. Existing policy/taper from Metro FAR 10 43
44 General scenarios: G2. Existing policy/taper from Metro FAR 10 44
45 General scenarios: G2. Existing policy/taper from Metro FAR 10 45
46 General scenarios: G2. Existing policy/taper from Metro FAR 10 46
47 General scenarios: G2. Existing policy/taper from Metro FAR 10 47
48 Taper scenario challenges 48
49 Transition scenarios: T1. 1:1 Taper 49
50 Transition scenarios: T1. 1:1 Taper 50
51 Transition scenarios: T1. 1:1 Taper 51
52 Transition scenarios: T2. Enhanced taper 52
53 Transition scenarios: T2. Enhanced taper 53
54 Transition scenarios: T2. Enhanced taper 54
55 Transition scenarios: T3. Open space transition 55
56 Transition scenarios: T3. Open space transition 56
57 Transition scenarios: T3. Open space transition 57
58 Transition scenarios: T4. Peaks and valleys 58
59 Transition scenarios: T4. Peaks and valleys 59
60 Transition scenarios: T4. Peaks and valleys 60
61 Transition scenario trade-offs: Lower height means greater width 61
62 Transition scenario trade-offs: Tapering improves scale transitions 62
63 Transition scenario trade-offs: Greater height could bring more sky, sun, variety 63
64 Transition scenario trade-offs: Adding park transition increases height contrast 64
65 Transition scenario trade-offs: and can obstruct deck view corridors 65
66 Transition scenario trade-offs: Shifting height to view shadows could help 66
67 Core scenario trade-offs: Shifting height to view shadows could help 67
68 Core scenario trade-offs: Heights, view corridors, open space and variety 68
69 Core scenario trade-offs: Heights, view corridors, open space and variety 69
70 Core scenario trade-offs: Heights, view corridors, open space and variety 70
71 Core scenario trade-offs: Heights, view corridors, open space and variety 71
72 The skyline from afar: Limiting height and width diversity limits identity 72
73 The skyline from afar: Limiting height and width diversity limits identity 73
74 The skyline from afar: Rosslyn Plaza important to form variety 74
75 The skyline from afar: Wilson corridor height/form options are limited 75
76 Discussion questions 76
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