Realizing Rosslyn - Amazon Web Services

GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA

Realizing Rosslyn: a new era of opportunity


PRESENTATION OUTLINE

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GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA 3

GOODY CLANCY WITH KITTELSON & ASSOCIATES | RHODESIDE & HARWELL FARR ASSOCIATES | W-ZHA 4


Building tops tour: what we observed

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Building height/form and urban design: interrelated elements

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WORK SEQUENCE

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Building height/form and urban design can make or break progress toward all the vision principles…

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What we heard at the workshops: views •

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What we heard at the workshops: height/form •

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What we heard at the workshops: street network •

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What we heard at the workshops: street activity •

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Draft framework: what we heard from you

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Draft framework: what we heard from you

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Translating vision principles into urban design qualities… •

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Competitive: buildings that create value •

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Good neighbor: sensitive transitions •

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Accessible: leveraging transit, walking, biking •

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Walkable: safe, welcoming walking routes •

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Connected to nature: permeated by green systems•

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Dynamic: inviting 24/7 activity, diversity •

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81%

5% 1%

7% 6%

2010 Base Plus Turnberry Tower

77%

4% 1%

7% 11%

2040 – current forecast New: 22% housing, 68% office

Office

Retail

Other

Hotel

Residential

70% 4%

1% 7%

18%

2040 – potential target? New: 36% housing, 54% office


ANALYSIS ASSUMPTIONS/POLICY CONTEXT ••

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Building Form and Height Analyses: Starting Points

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“C-O Rosslyn” Summary Points

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Community Benefits: Examples from approved site plans

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Central Place (2007) 1812 North Moore (2007)

Rosslyn Gateway (2012)

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Benefits beyond standard site plan conditions


Overall Approach to Modeling of Scenarios

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Block pattern & redevelopment site assumptions

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70 N/A


Intensity translates differently on each site

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Street width assumptions •

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How does this affect public deck view corridors?

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Where does height fit best?

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Building form analysis – performance criteria •

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Building form analysis – scenarios

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Approach Effects

Gen

eral

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

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)

G2. “Existing policy/taper from Metro – FAR 10:” Building heights greatest at Central Place, taper down to all edges as possible

Heights minimized, maximizing observation deck views, but building widths maximized, posing scale, connectivity and marketability challenges

Tran

sitio

n va

riatio

ns T1. “1:1 Taper:” Taper up to 300 feet @ 1:1

from building heights adjacent to RCRD Effective scale transitions, but building widths pose view/scale/market challenges unless heights can impede certain public deck view directions

T2. “Enhanced taper:” Long, stepped forms facing context, with courtyards/atriums

More sun/sky access, but increased height along context

T3. “Open space transition:” Terraced open space between context/new devt.

Public and/or private open space increased, but scale transitions abrupt

T4. “Peaks and valleys:” Slender, tall forms facing context, spaced out

More sun/sky access, but increased height along context

Core

C1. “Framed public views:” Priority public deck views preserved; taller buildings rise between views (reflected in certain Transition variations)

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


Existing conditions – from high above

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Existing conditions – “Bird’s eye” view

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Existing conditions – section view

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General scenarios:

G1. “Existing policy/taper from Metro, FAR varies”

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General scenarios:


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General scenarios:


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General scenarios:

G2. “Existing policy/taper from Metro – FAR 10”

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General scenarios:


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General scenarios:


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General scenarios:


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General scenarios:


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Taper scenario challenges •

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Transition scenarios:

T1. “1:1 Taper”

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T1. “1:1 Taper”

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T1. “1:1 Taper”

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T2. “Enhanced taper”

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T3. “Open space transition”

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T4. “Peaks and valleys”

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Transition scenario trade-offs:

Lower height means greater width

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Tapering improves scale transitions

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Greater height could bring more sky, sun, variety

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Adding park transition increases height contrast

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…and can obstruct deck view corridors

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Shifting height to “view shadows” could help

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Core scenario trade-offs:

Shifting height to “view shadows” could help

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Heights, view corridors, open space and variety

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The skyline from afar:

Limiting height and width diversity limits identity

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Limiting height and width diversity limits identity

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Rosslyn Plaza important to form variety

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Wilson corridor height/form options are limited

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Discussion questions •

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Realizing Rosslyn - Amazon Web Services

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