Rosslyn Plaza Design Guidelines February 1, 2016

ROSSLYN PLAZA DESIGN GUIDELINES FEBRUARY 1, 2016

VORNADO / CHARLES E. SMITH - GOULD PROPERTY COMPANY PICKARD CHILTON - REED HILDERBRAND - WDG ROSSLYN PLAZA DESIGN GUIDELINES

DEVELOPMENT TEAM 1. INTRODUCTION / 1 PUBLIC ART / 51

PROJECT DESCRIPTION / 2 PLANTING / 52

DESIGN STANDARDS / 3 FURNITURE & FURNISHINGS / 54 OWNER STORMWATER MANAGEMENT / 55 VORNADO/CHARLES SMITH VISION & PURPOSE / 4 2345 CRYSTAL DRIVE, SUITE 1100 LOCATION / 5 SITE LIGHTING / 56 ARLINGTON, VA 22202 POINTS OF INTEREST / 7 PAVING PRECEDENT IMAGES / 57 T 703.769.8200 F 703.842.1460 URBAN CONTEXT / 8

OWNER TOPOGRAPHY / 9 5. PHASING / 58 GOULD PROPERTY COMPANY EXISTING SITE CONDITIONS / 10 1725 DESALES STREET NW, SUITE 900 OVERVIEW / 59 PUBLIC TRANSPORTATION / 13 WASHINGTON, DC 20036 OPEN SPACE / 60 T 202.467.6740 F 202.331.9122 EXISTING & APPROVED OPEN SPACE / 14 EXISTING BUILDINGS / 61 ZONING / 15 DESIGN CONSULTANT PHASE 1 / 62 PICKARD CHILTON ARCHITECTS, INC. PHASE 2 / 63 980 CHAPEL STREET PHASE 3 / 64 NEW HAVEN, CT 06510 2. CONCEPT PLAN / 16 T 203.786.8600 AERIAL VIEW / 17 PHASE 4 / 65

SITE PLAN OVERVIEW / 18 PHASE 5 / 66 ARCHITECT OF RECORD BUILDING HEIGHT & PLACEMENT / 19 WDG ARCHITECTURE, PLLC 1035 CONNECTICUT AVE NW, SUITE 300 6. BUILDING HEIGHT AND FORM GUIDELINES / 67 WASHINGTON, DC 20036 T 202.857.8300 F 202.463.2198 3. STREETS / TRANSPORTATION / 20 INTRODUCTION / 68 STREET WIDTHS & SECTIONS / 21 BUILDABLE AREAS AND EDGES / 69 LANDSCAPE ARCHITECT SIDEWALK TYPES / 26 GROUND LEVEL BUILDING DESIGN / 78 REED HILDERBRAND INC. SERVICE AND PARKING ACCESS / 83 741 MT. AUBURN ST SIDEWALK SECTIONS / 27 WATERTOWN, MA 02472 SIDEWALK ELEMENTS / 29 PARKING LOCATION AND DESIGN / 86 T 617.923.2422 TRANSPORTATION MANAGEMENT PLAN / 30 GRADE TRANSITIONS / 87

SITE TRANSPORTATION, CIRCULATION, & STREET HIERARCHY / 31 BUILDING HEIGHT / 89 STRUCTURAL ENGINEER TADJER COHEN EDELSON ASSOCIATES, INC. ON STREET PARKING / 32 STREET/NEIGHBORHOOD SCALE TRANSITION / 93 1109 SPRING STREET TOWER ORIENTATION, DIMENSIONS, SPACING, AND USE / 94 SILVER SPRING, MARYLAND 20910 ARCHITECTURAL COMPOSITION / 96 T 703.587.1820 F 703.588.1966 4. OPEN SPACE / 33 SUN/SHADOW STUDIES / 109 CONCEPTUAL RENDERING / 34 MEP ENGINEER GHT LIMITED PERFORMANCE CRITERIA / 35 1010 NORTH GLEBE ROAD, SUITE 200 POTENTIAL PROGRAM ALLOCATIONS / 36 ARLINGTON, VA 22201 SITE PLAN ALTERNATIVES / 39 T 703.243.1200 F 703.276.1376 ROSSLYN PLAZA PARK / 42

18TH STREET CORRIDOR / 45

PLAY SPACE / 46

POTENTIAL BRIDGE / 47

*Every effort has been made to trace the original source of copyright CONTEMPLATIVE SPACES / 48 material contained in this book. The creators would be pleased to hear ESPLANADE / 49 from copyright holders to rectify any errors or omissions. 1. INTRODUCTION ROSSLYN PLAZA INTRODUCTION PROJECT DESCRIPTION

Rosslyn Plaza will become a new and unique contribution to the urban experience of the Rosslyn Coordinated Redevelopment District (RCRD). It is a pedestrian-focused, mixed- use collection of iconic Class-A office buildings; high-quality residential buildings, vibrant retail amenities and flexible and friendly open spaces. All of these additions are designed to enliven and enrich the culture and enhance an emerging and exciting urban environment.

An important component of any successful redevelopment is the inclusion of Places; places to work, live, play, relax, eat, enjoy and socialize. The redevelopment of Rosslyn Plaza was designed with these goals in mind and the intent of these guidelines is to provide detail about the Project Design, all in an effort to create a strong sense of Place in Rosslyn.

2 ROSSLYN PLAZA INTRODUCTION DESIGN STANDARDS

CONNECTIVITY DIVERSITY HEART outward – engage adjacent context program variety – residential, hotel, office, retail, identifiable object or space act as central experience

inward – permeability within the site recreation, civic/cultural, and art activity throughout the day (beyond 9-5)

BALANCED ICONIC NATURE allow cars and people to safely intermingle landmark access to green spaces, gardens, roof gardens, atria cars cannot dominate spaces – inhibit people orientation water as a feature element, wayfinding, cooling cars cannot be pushed to the perimeter – prevent access destination enhance pedestrian experience historic and cultural value

LEGACY HIERARCHY SUSTAINABLE clear vision with flexibility to evolve spectrum of pedestrian and vehicular spaces sustainable approach to climate works immediately well-defined thresholds building and exterior space – size, orientation, design develops over time – 10-20-30 years enhanced pedestrian experience

The success of Rosslyn Plaza will be a result of our attitude regarding key principles of urban development. Physical, social and experiential characteristics should all be addressed in the design and development of the project. The matrix on the left provides nine critical priorities for the development.

3 ROSSLYN PLAZA INTRODUCTION VISION & PURPOSE

VISION PURPOSE SECTOR PLAN

Rosslyn Plaza is a 6.5-acre property The Rosslyn Plaza Design Guidelines (“Design Guidelines”) provide a framework for realizing the vision On July 22, 2015, the Arlington County Board located on the eastern edge of Rosslyn in throughout phased, long-term redevelopment, in conjunction with the Rosslyn Plaza Phased Development Site adopted the Updated Final Draft of the Arlington, unique in terms of its scale, Plan (“PDSP”). The Design Guidelines provide a conceptual guide for the ultimate design of the individual Rosslyn Sector Plan, dated July 16, 2015; location and visibility. Redevelopment of phases of redevelopment which will each be reviewed and approved in the form of a Final Site Plan (“FSP”). with modifications as discussed in the County the property creates significant The guidance takes the form of standards and images which are not intended to be limiting and may be Board Hearing. opportunities for: modified in conjunction with future phases. These Design Guidelines should be viewed as accessory to the Rosslyn Sector Plan. Both documents will be used in the analysis of each Final Site Plan associated with the Every effort has been made in these Design Rosslyn Plaza Phased Development Site Plan. The Design Guidelines are organized into the following sections: Guidelines to remain consistent with guidance from the Rosslyn Sector Plan wherever • New place-making possible and applicable. • Introduction • Open Space o Street/Neighborhood Scale • Vital retail concentration Transition o Project Description o Conceptual Renderings • Strengthened community connectivity o Tower Orientation, o Design Standards o Performance Criteria • Arts and cultural integration Dimensions, Spacing and Use o Vision and Purpose o Potential Program Allocations • Mixed-use smart growth o Architectural Composition o Location o Site Plans • Exemplary architecture o Sun/Shadow Studies o Points of Interest o Rosslyn Plaza Park • Skyline creation o Urban Context o 18th Street Corridor • Greatly increasing the amount of park and open space in Rosslyn o Topography o Play Space • New economic development for the o Existing Site Conditions o Potential bridge County o Public Transportation o Contemplative Spaces • Attracting and retaining commercial o Existing & Approved Open o Esplanade tenants of all sizes/varieties Space o Public Art o Zoning o Planting The overarching vision guiding o Furniture & Furnishings redevelopment is to enrich Rosslyn over • Concept Plan time by making the most of these o Stormwater Management opportunities. A fundamental notion is to o Aerial View o Site Lighting maximize connectivity in every way o Site Plan Overview o Paving Precedent Images possible - physical, visual and cultural. o Building Height and Ultimate build-out will include five high- Placement rise buildings with smaller-scale retail • Phasing creating a vibrant mixed-use environment o Overview that will significantly contribute to • Street/Transportation Rosslyn and the larger Arlington County. o Open Space o Street Widths and Section o Phases o Topography o Sidewalk Sections • Building Form and Heights o Sidewalk Elements o Introduction o Transportation Management Plan o Building Areas and Edges o Site Transportation, o Ground Level Building Design Circulation and Street o Service and Parking Access Hierarchy o Parking Location and Design o On-Street Parking o Grade Transitions o Building Height

4 ROSSLYN PLAZA INTRODUCTION LOCATION

Rosslyn Plaza is a prominent site on the banks of the Potomac River on the eastern edge of Rosslyn in Arlington, Virginia.

5 ROSSLYN PLAZA INTRODUCTION LOCATION

AERIAL LOOKING WEST

Rosslyn Plaza is located on the eastern edge of Rosslyn in Arlington, Virginia and bordered by Wilson Boulevard, N. Kent Street, 19th Street North and N. Arlington Ridge Road. Rosslyn Plaza currently is improved with four office buildings, two residential buildings and a theater. The buildings sit upon a plaza deck, below which are three levels of non- contiguous parking that serve the various uses. Phased redevelopment of the entire AERIAL LOOKING NORTH Rosslyn Plaza property is envisioned.

6 ROSSLYN PLAZA INTRODUCTION POINTS OF INTEREST

2 1

3 8 ROSSLYN PLAZA RCRD 4

9 7 5 6 13 12 14 POINTS OF INTEREST 11 1 KEY BRIDGE 2 GEORGETOWN WATERFRONT 3 ROOSEVELT ISLAND 10 POTOMAC RIVER 4 KENNEDY CENTER 5 ROSSLYN-BALLSTON CORRIDOR 6 IWO JIMA MEMORIAL 15 7 ROOSEVELT MEMORIAL BRIDGE 8 WHITE HOUSE 9 ELLIPSE 10 ARLINGTON NATIONAL CEMETERY 11 ARLINGTON MEMORIAL BRIDGE 17 12 LINCOLN MEMORIAL 13 WASHINGTON MONUMENT Rosslyn Plaza is in very close proximity to 14 CAPITOL BUILDING numerous important cultural, historic and national points of interest. The site is highly 15 JEFFERSON MEMORIAL 16 18 visible from many locations inside and around 16 PENTAGON the Washington, D.C. metropolitan area and 17 14th STREET provides dramatic views of the District of MEMORIAL BRIDGE Columbia, the Potomac River and Northern 18 UNITED STATES AIR FORCE Virginia. The redevelopment plan is MEMORIAL intentionally framed to be sensitive to the preservation of views from within Rosslyn to these points of interest as well as to views of Rosslyn from across the Potomac River.

7 ROSSLYN PLAZA INTRODUCTION URBAN CONTEXT

BUILDINGS ROSSLYN 14 REDEVELOPMENT DISTRICT COORDINATED ROSSLYN PLAZA REDEVELOPMENT EXISTING DISTRICT APPROVED BUT NOT BUILT 12 13 UNDER CONSTRUCTION 15 1 1000 WILSON BLVD 2 1100 WILSON BLVD 10 11 3 1101 WILSON BLVD 4 INTERNATIONAL PLACE 5 PLAZA EAST 4 6 Rosslyn Plaza is within the urban Rosslyn 6 1801 NORTH LYNN 2 Coordinated Redevelopment District (“RCRD”) 9 7 POTOMAC TOWER which is often referred to as Arlington 3 County’s “downtown”. The RCRD includes 8 WATERVIEW (RES.) 5 8 many significant existing, under construction, 9 WATERVIEW (OFFICE) approved and proposed structures which 10 CENTRAL PLACE (OFFICE) provide a range of office, hotel, residential 11 CENTRAL PLACE (RES.) 1 and retail uses. Given its prominent location 7 along the eastern edge of the RCRD, Rosslyn 12 ROSSLYN METRO CENTER ROSSLYN PLAZA Plaza is uniquely positioned to enhance the 13 1812 NORTH MOORE skyline of Rosslyn and provide pedestrian- 14 TURNBERRY friendly amenities. The adjacent aerial view 15 ROSSLYN GATEWAY shows the RCRD and highlights the locations of the existing and future buildings. The 16 1401 WILSON redevelopment of Rosslyn Plaza will profoundly enhance the urban environment.

8 9 TOPOGRAPHY INTRODUCTION

Variable topography is a significant factor in topography is a significant factor in Variable pedestrian movement, Rosslyn, affecting and building design. vehicular routes, Successful mitigation of grade change is an important component to successful in terms of connectivity, redevelopment Even in the viability. accessibility and retail Rosslyn context, Rosslyn Plaza has an the unusual amount of grade change across The grade site and in multiple directions. west to east over than 20 feet from falls more a total of a very short span. Grade also drops the southern10 feet from to northern of ends the site, with an interim 20-foot rise along N. plan is The redevelopment Kent Street. designed to mitigate the challenging grade variations and to accommodate pedestrian and vehicular accessibility. I-66 I-66 SITE SECTION B SITE SECTION A 50 I-66 I-66 68’ 76’ 50’ 76’ 76’ 48’

60 RIDGE RD. RIDGE RD. N. ARLINGTON N. ARLINGTON N. ARLINGTON ROSSLYN PLAZA TOPOGRAPHIC SITE MAP TOPOGRAPHIC PLAZA ROSSLYN

76 76 A

80 N. KENT ST. N. KENT ST. B 70

50 SOUTHWARD VIEW ALONG NORTH KENT STREET VIEW ALONG SOUTHWARD ROSSLYN PLAZA ROSSLYN ROSSLYN PLAZA INTRODUCTION EXISTING SITE CONDITIONS

Looking East on N. Kent Looking West on N. Kent

Looking at Artisphere

Looking at Wilson Blvd/N. Kent Intersection

Looking North on N. Kent Looking at N. Kent and 19th Street Intersection Looking at Wilson Blvd/N. Kent Intersection

10 ROSSLYN PLAZA INTRODUCTION EXISTING SITE CONDITIONS

Looking West on N. Arlington Ridge Rd.

Looking Southwest on N. Arlington Ridge Rd. Looking West on N. Arlington Ridge Rd.

11 ROSSLYN PLAZA INTRODUCTION EXISTING SITE CONDITIONS

NORTH KENT STREET

19TH STREET NORTH WILSON BOULEVARD 3 5

1 2 4 6

NORTH ARLINGTON RIDGE ROAD

EXISTING CONDITIONS INTERSTATE 66

1 LONDON APARTMENTS 2 SPECTRUM THEATER The adjacent aerial view shows the existing 3 BUILDING “C” buildings, parking entrances and loading 4 BUILDING “D” areas in and around Rosslyn Plaza. The strategy for servicing the existing buildings 5 BUILDING “E” on-site is primarily to utilize an internal 6 NORMANDY APARTMENTS loading corridor parallel to and underneath N. 7 ROSSLYN PLAZA NORTH Arlington Ridge Road as the primary route for trucks and other service vehicles. This approach is appropriate given the street’s EXISTING PARKING ENTRY/EXIT limited pedestrian utility. The redevelopment plan continues to concentrate parking entry/ EXISTING LOADING ENTRY exit on N. Arlington Ridge Road in order to GEORGE WASHINGTON MEMORIAL PARKWAY minimize conflicts with pedestrians and neighboring sites.

12 ROSSLYN PLAZA INTRODUCTION PUBLIC TRANSPORTATION

METRO RAIL SILVER WMATA 3 A, B, E, Y WMATA 4, A, B, E, H METRO RAIL ORANGE METRO RAIL BLUE WMATA 5 A WMATA 15 K DC CIRCULATOR WMATA 38 B GUTS ART 61 A, B GUHS ART 45 TAXI STAND

METRO RAIL STATION ENTRYPOINT CAPITAL BIKE SHARE

LCT

PRTC-OMNIRIDE

WASHINGTON METROPOLITAN AREA TRANSIT AUTHORITY (WMATA) 1/8 MILE RADIUS METRO RAIL ORANGE LINE BLUE LINE SILVER LINE

WMATA METROBUS LINES 3 A, B, E 3 Y 4 A, B, E, H 5 A Rosslyn is part of a complex multi-modal 15 K transportation system that includes the 38 B Rosslyn Metrorail Station (served by the Orange, Blue and Silver Lines), public and ARLINGTON TRANSIT LINES (ART) 45 private bus operations, pedestrian and bicycle 61 A, B 1/4 MILE RADIUS networks, active commuter activities (slug locations), curb/parking management and DC CIRCULATOR transportation demand management. Access DUPONT-ROSSLYN WASHINGTON METROPOLITAN to the regional airports, Washington, DC, AREA TRANSIT AUTHORITY (WMATA) GEORGETOWN UNIVERSITY LINES Maryland and Northern Virginia can be GUTS achieved through the major public GUHS transportation routes at Rosslyn’s core. METRO RAIL 0 50 100 200150ft. COMMUTER BUS LINES Rosslyn Plaza is just 900 feet from the ORANGE LINE LCT Rosslyn Metro Station, and its redevelopment PRTC-OMNIRIDE as a mixed-use, transit-oriented environment BLUE LINE will further the multi-modal goals for Rosslyn. SILVER LINE

WMATA METROBUS LINES 13 3 A, B, E 3 Y 4 A, B, E, H 5 A 15 K 38 B

ARLINGTON TRANSIT LINES (ART) 45 61 A, B

DC CIRCULATOR DUPONT-ROSSLYN

GEORGETOWN UNIVERSITY LINES GUTS GUHS

COMMUTER BUS LINES LCT PRTC-OMNIRIDE ROSSLYN PLAZA INTRODUCTION EXISTING & APPROVED OPEN SPACE

The redevelopment plan for Rosslyn Plaza will provide engaging new open spaces that will connect to the system of existing and proposed open spaces in Rosslyn. 3 1. DARK STAR PARK 0.4 Acres 1

“Passive and restive elements such as N. FORT MYER DRIVE benches, ornamental gardens and landscaping and tree canopy preservation” 1

2. CENTRAL PLACE PLAZA 1 0.3 Acres (approx.)

Proposed as a component of the Central Place Office Tower, currently under construction. 2 Will be the most centrally located urban, public space in Rosslyn and will have direct 3 access to Metro. N. LYNN STREET 4 3. GATEWAY PARK

3.0 Acres 1

“Arts and cultural programming..which is home to events including the Rosslyn Jazz Festival and the Rosslyn Outdoor Film 5 Festival.” 1 6 4. ROSSLYN CIRCLE

N. KENT STREET 0.4 Acres (approx.)

N. 19TH STREET OPEN SPACE 5. FREEDOM PARK FEDERAL OWNED LAND WILSON BLVD. “Passive and restive elements such as PUBLIC PARK benches, ornamental gardens and landscaping and tree canopy preservation” 1 PUBLIC SPACE IN DEVELOPMENT 6. WATERVIEW TERRACE PLAZA / URBAN GREEN N. ARLINGTON RIDGE RD. 1 DARK STAR PARK Functions as a privately-owned elevated 2 CENTRAL PLACE PLAZA (APPROVED) platform to observe river views and as a “key element of Rosslyn’s public realm” 1 3 GATEWAY PARK 4 ROSSLYN CIRCLE 7. MT. VERNON TRAIL, POTENTIAL BRIDGE 5 FREEDOM PARK 7 AND ADJACENT RIVER FRONTAGE 6 WATERVIEW TERRACE “Provides basic infrastructure for pedestrian 7 MT. VERNON TRAIL, BRIDGE AND and bicycling movement” 1 ADJACENT RIVER FRONTAGE 1 From Rosslyn Sector Plan Update, July 16, 2015

14 ROSSLYN PLAZA INTRODUCTION ZONING

As Rosslyn Plaza is located on the eastern Urban Design, Land Use and Sustainability RETAIL edge of the RCRD, the PDSP and the Design Guidelines address the goals stated in 1. Foster a balanced mix of land uses and a The County Board adopted the Arlington adopted land use policy and associated policy high-density development pattern to support County Retail Plan in July of 2015 (“Retail documents applicable to redevelopment in a variety of people and activities. Plan”). The market niche identified in the Rosslyn and countywide. Retail Plan for Rosslyn is the “18-hour mixed- 2. Shape Rosslyn’s physical environment with use place to live, work, play and stay.” As ROSSLYN SECTOR PLAN an emphasis on walkability and the public such, the type of retail supported in Rosslyn realm. includes entertainment-type activities and On July 23, 2015, the Arlington County Board other attractions that strengthen retail in 3. Maximize environmental sustainability and adopted the Updated Final Draft of the Rosslyn such as rooftop uses, museums or energy efficiency. Rosslyn Sector Plan, dated July 16, 2015; other cultural uses. The Plan also states that with modifications as discussed in the County ZONING AND LAND USE PLAN the inclusion of temporary and permanent Board Hearing. The Rosslyn Sector Plan public art in C-O-R projects will serve to ROSSLYN envisions Rosslyn as a world class downtown The current zoning of Rosslyn Plaza is “C-O” enliven the street and retail environment; COORDINATED that will be an economic engine for the Commercial Office Building, Hotel and Multi- specifically, retail sales, food establishment, REDEVELOPMENT Commonwealth and be “the jewel of the Dwelling District, with a corresponding entertainment, services and repair, retail DISTRICT BUILDINGS Rosslyn-Ballston Corridor.” To help achieve General Land Use Plan (“GLUP”) designation equivalents and other uses per zoning are EXISTING this vision, the Rosslyn Sector Plan identifies of High Office-Apartment-Hotel. Under this recommended for Rosslyn Plaza. PROPOSED a number of goals that are summarized below: APPROVED zoning, the County Board approved Site Plan UNDER CONSTRUCTION #26 and Site Plan #137, which in combination, PROPOSAL Transportation 1 1000 WILSON BLVD permit the existing improvements comprised 2 1100 WILSON BLVD Rosslyn Plaza is located within the boundaries of four office buildings and two residential 3 1101 WILSON BLVD 1. Transform Rosslyn’s street system into an of the RCRD and as such is proposed for 4 INTERNATIONAL PLACE enhanced grid network of complete streets. buildings. 5 PLAZA EAST redevelopment under zoning applications that 6 1801 NORTH LYNN include a rezoning to C-O-R with 2. Enhance transit facilities, operations and In 1996, the County Board established the 7 POTOMAC TOWER accompanying PDSP and Design Guidelines. 8 WATERVIEW (RES.) connections serving Rosslyn to make it a RCRD as a special planning district on the The PDSP takes the form of a general plan for 9 WATERVIEW (OFFICE) premier transit hub. General Land Use Plan (“GLUP”) in Rosslyn. 10 CENTRAL PLACE (OFFICE) Properties located within the RCRD are land uses, including heights, densities, uses, 11 CENTRAL PLACE (RES.) public facilities, transportation and utilities. 12 ROSSLYN METRO CENTER ROSSLYN PLAZA 3. Transform the pedestrian and bicycle eligible for a rezoning to the C-O-Rosslyn 13 1812 NORTH MOORE network into safer, more attractive and more District (“C-O-R”). C-O-R zoning permits, It calls for a mixed-use program up to a 10.0 14 TURNBERRY FAR that furthers the County’s zoning and 15 ROSSLYN GATEWAY accessible place to walk and bike. with site plan approval, mixed-use development at densities up to a 10.0 FAR policy goals and expands upon the Retail Plan 4. Coordinate and manage Rosslyn’s and heights up to 300 feet. Stated goals for by envisioning a cultural nexus and retail transportation network to support the area’s the RCRD and C-O-R site plans include destination with a series of outdoor future growth. encouraging the physical and economic landscaped plazas. As such, the vision of development of the Rosslyn area to maximize Rosslyn Plaza is consistent with the overall Public Parks and Open Space Rosslyn’s potential to become a competitive goal for Rosslyn to be an 18-hour urban district. Alongside the PDSP, the Design 1. Achieve connectivity among a diverse first class urban center that exemplifies Guidelines serve as a guide for evaluating and network of public parks and open spaces that superior architecture and excellent urban approving future Final Site Plan (FSP) also engage the Potomac waterfront. design practices. requests for each phase of development 2. Revitalize existing parks and open spaces The PDSP is subject to current C-O-R zoning depicted in the PDSP and ensure consistency to provide outdoor recreational opportunities provisions, even though the guidelines reflect as each phase proceeds through final design and amenities. the Rosslyn Sector Plan, which envisions to construction. potential density and height above the current 3. Provide opportunities for informal maximums. Certain recommendations in the congregation, reflection, and meditation Rosslyn Sector Plan, which are reflected in throughout Rosslyn. later phases of the PDSP, will require Zoning Ordinance amendments to implement. Building Height and Form Accordingly, the Final Site Plans associated with those future phases are expected to be in 1. Establish an overarching building heights conformance with the anticipated Zoning policy and regulatory framework to create Ordinance amendments. better streets, open space, priority view corridors and architecture.

15 2. CONCEPT PLAN ROSSLYN PLAZA CONCEPT PLAN AERIAL VIEW

These guidelines have been provided to articulate the design intent for the Rosslyn Plaza site as it develops over time. The guidelines should be used by the applicant, the County Board and the Planning Commission to gauge design and decision- making during the review of future Final Site Plan applications.

17 ROSSLYN PLAZA CONCEPT PLAN SITE PLAN OVERVIEW FUTURE STREET

FREEDOM PARK

N KENT ST

19TH ST NORTH

PHASE 4 ROSSLYN PLAZA PARK PHASE 2 RES. PHASE 5 RES. AND/OR RES. AND/OR WILSON BLVD UP TO HOTEL OFFICE 240’ UP TO PHASE 1 UP TO 390’ ABOVE 390’ OFFICE ABOVE ASE ASE ABOVE UP TO 275’ PHASE 3

NEW 18TH STREET ASE ABOVE ASE NEW 17TH STREET OFFICE UP TO UP TO 70’ 300’ABOVE ASE

N ARLINGTON RIDGE RD LOADING DRIVE LOADING DRIVE ESPLANADE / MULTI-USE TRAIL POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

This diagrammatic site plan illustrates the broad Master Plan strategy in place for the Rosslyn Plaza site. The proposed arrangement of office, residential and potentially hotel structures will provide renewed urban street-grid connectivity, substantial park spaces, view sheds from Freedom Park, the Central Place Observation Deck, and along the 18th St corridor towards the Monumental * MAX HEIGHTS SHOWN ARE ABOVE AVERAGE SITE ELEVATION (ASE) Core, and publicly-accessible amenity spaces.

0 40 80 120 200 BUILDING CANTILEVER AREA PLANNED PARKING ENTRANCES RESIDENTIAL OFFICE OPEN SPACE 18 * BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION (A.S.E.) AND ROSSLYN PLAZA DO NOT INCLUDE PENTHOUSE. CONCEPT PLAN * ADJUSTMENTS TO FINAL HEIGHTS AND 413' ABOVE A.S.E. BUILDING HEIGHT AND PLACEMENT ARCHITECTURE WILL BE MADE AT FINAL 413' ABOVE A.S.E. GENERAL NOTES: TOP OF SITE PLAN APPROVAL. 390' ABOVE A.S.E. LAST OCCUPIABLE FLOOR TOP OF 1. BUILDING HEIGHTS SHOWN ARE RELATIVE TO AVERAGE SITE ELEVATION AND DO NOT INCLUDE PENTHOUSE. 390' ABOVE A.S.E. LAST OCCUPIABLE FLOOR

2. FINAL BUILDING HEIGHTS WILL BE ESTABLISHED DURING FINAL SITE PLAN REVIEW (NOT TO EXCEED THE MAXIMUM HEIGHTS SHOWN HEREIN) AND WILL BE SUBJECT TO REVIEW AND ANALYSIS TO DEPICT CONFORMANCE WITH THE “PEAKS AND VALLEYS” GUIDANCE OF THE ROSSLYN SECTOR PLAN. 323' ABOVE A.S.E.

TOP OF 300' ABOVE A.S.E. LAST OCCUPIABLE FLOOR The five-building plan is intended to implement 298' ABOVE A.S.E. the “Peaks and Valleys” recommendations of the TOP OF 275' ABOVE A.S.E. LAST OCCUPIABLE FLOOR 263' ABOVE A.S.E. Rosslyn Sector Plan and preserve view corridors

TOP OF LAST OCCUPIABLE FLOOR through the property to points of interest and to 240' ABOVE A.S.E. provide a sense of spaciousness in the urban context. Building placement carefully considers views of the Potomac River, the monumental core and other significant landmarks from within

390'-0"ABOVE A.S.E. Rosslyn, including the future Central Place 390'-0"ABOVE A.S.E. Observation Deck, Freedom Park and 18th St corridor. 300'-0"ABOVE A.S.E.

275'-0"ABOVE A.S.E. The five buildings shown here are planned 240'-0"ABOVE A.S.E.

70'-0"ABOVE A.S.E. within specific zones that define the building footprint boundaries. Each building will fit within these limits, with the exception of balconies and minor adjustments to the building envelope necessary to create architectural ASE - 69.75 ASE - 68.95 ASE - 69.52 ASE - 60.04 ASE - 58.51 character. Final building design will be PHASE 1 - OFFICE PHASE 2 - RES. PHASE 3 - OFFICE PHASEPHASE 4 - RES. 4 - RES.AND/OR PHASEPHASE 5 - OFFICE 5 - OFFICE / RESIDENTIAL AND/OR determined by FSP approval for each phase. HOTEL RESIDENTIAL

SEA LEVEL: 0.0 The following key features will be included in FUTURE STREET the Rosslyn Plaza development plan:

1. The street grid of Rosslyn will extend onto FREEDOM PARK the Rosslyn Plaza site by breaking up the superblock and adding two internal streets; N KENT ST 17th and 18th Street. These two new roads will connect with N. Kent Street and N. Arlington

19TH ST NORTH Ridge Road, completing the grid system in this area.

2. A prominent, centralized park space will be PHASE 4 provided adjacent to 18th Street and N. Kent ROSSLYN PLAZA PARK PHASE 2 RES. PHASE 5 Street that will provide a destination for the AND/OR RES. RES. AND/OR residents, tenants and visitors of Rosslyn. WILSON BLVD UP TO HOTEL OFFICE 240’ UP TO PHASE 1 UP TO 390’ 3. The buildings are sited specifically to provide ABOVE 390’ OFFICE ABOVE ASE maximum amounts of light and air through and ASE ABOVE UP TO 275’ PHASE 3 between each phase.

NEW 18TH STREET ASE ABOVE ASE NEW 17TH STREET OFFICE UP TO 4. The eastern edge of the site will provide a UP TO 70’ 300’ABOVE major segment of the proposed Esplanade ASE envisioned in the Rosslyn Sector Plan

5. The first floor uses will include retail and N ARLINGTON RIDGE RD LOADING DRIVE other activating uses as well as residential, LOADING DRIVE ESPLANADE / MULTI-USE TRAIL hotel, and office lobbies. Every effort will be made to preserve the pedestrian experience POTENTIAL wherever possible. Steep grades will be PED/BIKE reduced where possible and buildings will be BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66) lined with retail and active-use spaces wherever feasible.

0 50 100 150 250 BUILDING CANTILEVER AREA PLANNED PARKING ENTRANCES RESIDENTIAL OFFICE OPEN SPACE 19 3. STREETS / TRANSPORTATION ROSSLYN PLAZA STREETS / TRANSPORTATION STREET WIDTHS & SECTIONS

N KENT ST

B E E A

PHASE 2 PHASE 4 PHASE 5 RES. RES. RES. A AND/OR AND/OR HOTEL PHASE 1 OFFICE OFFICE C C D D 19TH STREET NEW 18TH STREET NEW 17TH STREET

PHASE 3 OFFICE F G H

N ARLINGTON RIDGE RD

ESPLANADE H F G POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

0 40 80 120 200 21 ROSSLYN PLAZA STREETS / TRANSPORTATION STREET WIDTHS & SECTIONS

B-B

A-A

Applicant Vornado/Charles E. Smith TURN 2345 Crystal Drive, Suite 1000 Arlington, VA 22202 Applicant Vornado/Charles E. Smith 2345 CrystalApplicant Drive, Suite 1000 Arlington, VAGould 22202 Property Company 1725 DeSales Street NW, Suite 900 Washington, DC 20036 Applicant SECTION A-A Gould Property Company 1725 DeSales Street NW, Suite 900 WILSON BOULEVARD LOOKING WEST Attorney Washington, DC 20036 Wilson BoulevardWalsh, (Section Colucci, Lubeley,A-A) is proposedEmrich, & Walsh, to PC become more2200 narrow Clarendon to decrease Blvd, 13th pedestrian Floor Arlington, VA 22201 crossingAttorney distances, calm traffic and create a moreWalsh, intimate Colucci, scale Lubeley, for the Emrich, area. & Walsh,A cycle PC track2200 has Clarendon alsoDesign been Blvd, Architectincluded, 13th Floor consistent with the Arlington,Rosslyn SectorVAPickard 22201 Plan.Chilton N. Kent Street980 (Section Chapel StreetB-B) is proposed to be New Haven, CT 06510 convertedDesign Architect from one-way to two-way with one lanePickard of parking Chilton along the eastern edge of the street.980 Chapel This proposal ArchitectStreet of recommends Record improvementsNew Haven,WDG CTto 06510a Architecturefull-width N. Kent Street (south of 18th1025 Street) Connecticut as suggested Avenue NW, in the Suite 300 Rosslyn SectorWashington, Plan. In thisDC 20036 conversion, this proposalArchitect has of Recordcommitted to installing one half of theWDG standard Architecture complete street section, with the 1025expectations ConnecticutCivil thatEngineer Avenue the NW,other Suite half 300 would be installedWashington, uponBowman DCredevelopment 20036 Consulting ofGroup the adjacent property to the2121 West. Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314 An asteriskCivil Engineer (*) is noted where curbless environmentBowman Consulting is proposed Group and will be considered2121 Eisenhower duringLandscape Avenue,Final Architect Site Suite Plan 302 review. To accommodate,Alexandria, ReedVirginia there Hilderbrand 22314will likely Associates, be bollards Inc. or other traffic control741 Mount measures Auburn Streettaken in the SECTION B-B zone betweenWatertown, tree planters MA 02472and street to N. KENT STREET LOOKING NORTH protectLandscape pedestrians Architect and denote drive aisles. Reed Hilderbrand Associates, Inc. 741 Mount AuburnTransportation Street Consultant Watertown, WellsMA 02472 + Associates, Inc. 22 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102 Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102

No. Issue Date

EXISTING I-66 EBL No. Issue Date ROSSLYN PLAZA EXISTING I-66 EBL

ROSSLYN PLAZA 0 30' 60' 120'

Date 01/08/20160 30' 60' 120'

Date Scale 01/08/2016 AS SHOWN

Scale Project No. AS SHOWN

Project No. Drawn By

MSQ

Drawn By EXISTING I-66 EBL PROPOSED STREET MSQ SECTIONS

EXISTING I-66 EBL PROPOSED STREET SECTIONS

Applicant Gould Property Company 1725 DeSales Street NW, Suite 900 Washington, DC 20036

Attorney Walsh, Colucci, Lubeley, Emrich, & Walsh, PC 2200 Clarendon Blvd, 13th Floor Arlington, VA 22201

Design Architect Pickard Chilton 980 Chapel Street New Haven, CT 06510

Architect of Record WDG Architecture 1025 Connecticut Avenue NW, Suite 300 Washington, DC 20036 ROSSLYN PLAZA STREETS / TRANSPORTATION Civil Engineer STREET WIDTHS & SECTIONS Bowman Consulting Group 2121 Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314

Landscape Architect Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street Watertown,C-C MA 02472 D-D

Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102

SECTION C-C AND D-D 17TH STREET AND 18TH STREET N. LOOKING WEST

The street sections for 17th and 18th Street provide two travel lanes, and a parking lane on the south side. No. Issue Date An asterisk (*) is noted where curbless environment is proposed and will be EXISTING I-66 EBL considered during Final Site Plan review. To accommodate, there will likely be bollards or other traffic control measures taken in the zone between ROSSLYNtree planters PLAZAand street to protect pedestrians and denote drive aisles.

23 0 30' 60' 120'

Date 01/08/2016

Scale AS SHOWN

Project No.

Drawn By

MSQ

EXISTING I-66 EBL PROPOSED STREET SECTIONS

Applicant Gould Property Company 1725 DeSales Street NW, Suite 900 Washington, DC 20036

Attorney Walsh, Colucci, Lubeley, Emrich, & Walsh, PC 2200 Clarendon Blvd, 13th Floor Arlington, VA 22201

Design Architect Pickard Chilton 980 Chapel Street New Haven, CT 06510

Architect of Record WDG Architecture 1025 Connecticut Avenue NW, Suite 300 Washington, DC 20036

Civil Engineer Bowman Consulting Group 2121 Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314

Landscape Architect Reed Hilderbrand Associates, Inc. 741 Mount Auburn Street Watertown, MA 02472

Transportation Consultant Wells + Associates, Inc. 1420 Spring Hill Road, Suite 600 McLean, Virginia 22102

No. Issue Date

EXISTING I-66 EBL

ROSSLYN PLAZA ROSSLYN PLAZA STREETS / TRANSPORTATION STREET WIDTHS & SECTIONS Applicant Vornado/Charles E. Smith 0 30' 60' 120' 2345 Crystal Drive, Suite 1000 Arlington, VA 22202

Date 01/08/2016 Applicant E-E Gould Property Company 1725 DeSales Street NW, Suite 900 Scale Washington, DC 20036 AS SHOWN F-F

Project No. Attorney Walsh, Colucci, Lubeley, Emrich, & Walsh, PC 2200 Clarendon Blvd, 13th Floor Arlington, VA 22201 Drawn By

MSQ Design Architect Pickard Chilton 980 Chapel Street EXISTING I-66 EBL PROPOSED STREET SECTIONS New Haven, CT 06510 Architect of Record WDG Architecture 1025 Connecticut Avenue NW, Suite 300 SECTION E-E Washington, DC 20036 19TH STREET N. LOOKING WEST Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg Plotted by: Michelle Schmidt-Quigley Plot Time: 1/8/2016 7:53 AM C8.0 Civil Engineer Bowman Consulting Group 2121 Eisenhower Avenue, Suite 302 Alexandria, Virginia 22314

19th Street (Section E-E) is proposed as a Landscape Architect two-way road with parking on the south side Reed Hilderbrand Associates, Inc. and a bike trail on the north side. 741 Mount Auburn Street Watertown, MA 02472 N. Arlington Ridge Road is proposed to be raised to plaza level, which requires grade change at the south and north ends of the Transportation Consultant site. However, upon reaching plaza level, N. Wells + Associates, Inc. Arlington Ridge Road remains nominally flat 1420 Spring Hill Road, Suite 600 for the majority of the site. Section F-F McLean, Virginia 22102 shows the location near the intersection of N. Arlington Ridge Road and Wilson Boulevard, where a dedicated loading drive splits from N. Arlington Ridge Road and goes beneath the plaza, resulting in a more pedestrian-friendly plaza level. Section G-G on the next page shows the typical condition for N. Arlington Ridge Road and includes two-way traffic and a multi-purpose trail with a buffer between the two. Section H-H is similar to section G-G, SECTION F-F but is located where N. Arlington Ridge Road N. ARLINGTON RIDGE ROAD LOOKING NORTH and 19th Street intersect.

No. Issue Date

EXISTING I-66 EBL

ROSSLYN PLAZA

0 30' 60' 120'

Date 01/08/2016

Scale AS SHOWN

Project No.

Drawn By

MSQ

EXISTING I-66 EBL PROPOSED STREET SECTIONS

Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg Plotted by: Michelle Schmidt-Quigley Plot Time: 1/8/2016 7:53 AM C8.0 Applicant Applicant Vornado/Charles E. Smith Vornado/Charles E. Smith2345 Crystal Drive, Suite 1000 2345 Crystal Drive, SuiteArlington, 1000 VA 22202 Arlington, VA 22202

Applicant Applicant Gould Property Company Gould Property Company1725 DeSales Street NW, Suite 900 1725 DeSales Street NW,Washington, Suite 900 DC 20036 Washington, DC 20036

Attorney Attorney Walsh, Colucci, Lubeley, Emrich, & Walsh, PC Walsh, Colucci, Lubeley,2200 Emrich, Clarendon & Walsh, Blvd, PC 13th Floor 2200 Clarendon Blvd, 13thArlington, Floor VA 22201 Arlington, VA 22201

Design Architect Design Architect Pickard Chilton Pickard Chilton 980 Chapel Street 980 Chapel Street New Haven, CT 06510 New Haven, CT 06510

Architect of Record Architect of Record WDG Architecture WDG Architecture 1025 Connecticut Avenue NW, Suite 300 1025 Connecticut AvenueWashington, NW, Suite DC300 20036 Washington, DC 20036

Civil Engineer Civil Engineer Bowman Consulting Group Bowman Consulting Group2121 Eisenhower Avenue, Suite 302 2121 Eisenhower Avenue,Alexandria, Suite 302 Virginia 22314 Alexandria, Virginia 22314

Landscape Architect Landscape Architect Reed Hilderbrand Associates, Inc. Reed Hilderbrand Associates,741 Mount Inc. Auburn Street 741 Mount Auburn StreetWatertown, MA 02472 Watertown, MA 02472

Transportation Consultant Transportation ConsultantWells + Associates, Inc. Wells + Associates, Inc.1420 Spring Hill Road, Suite 600 1420 Spring Hill Road, SuiteMcLean, 600 Virginia 22102 McLean, Virginia 22102

ROSSLYN PLAZA STREETS / TRANSPORTATION STREET WIDTHS & SECTIONS

H-H G-G

No. Issue Date No. Issue Date

EXISTING I-66 EBL EXISTING I-66 EBL ROSSLYN PLAZA ROSSLYN PLAZA

SECTION G-G N. ARLINGTON RIDGE ROAD LOOKING NORTH 0 30' 60' 120' 0 30' 60' 120'

Date An asterisk (*) is noted where curbless Date 01/08/2016 environment is proposed and will be 01/08/2016 considered during Final Site Plan review. To accommodate, there likely will be bollards or Scale other traffic control measures taken in the Scale AS SHOWN zone between tree planters and street to AS SHOWN protect pedestrians and denote drive aisles. Project No. Project No.

Drawn By Drawn By MSQ MSQ

EXISTING I-66 EBL PROPOSED STREET EXISTING I-66 EBL PROPOSED STREET SECTIONS SECTIONS SECTION H-H N. ARLINGTON RIDGE ROAD LOOKING NORTH 25

Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg Plotted by: Michelle Schmidt-Quigley Plot Time: 1/8/2016 7:53 AM C8.0 Filename: P:\6113 - Rosslyn Plaza\6113-02-001 (ENG) Plaza\Engineering\Engineering Plans\PDSP\6113-D-PR-004-PDSP-C-7-8-RD-SECTNS.dwg Plotted by: Michelle Schmidt-Quigley Plot Time: 1/8/2016 7:53 AM C8.0 ROSSLYN PLAZA STREETS / TRANSPORTATION SIDEWALK TYPES

N KENT ST

19TH ST NORTH

PHASE 2 ROSSLYN PLAZA PHASE 4 PHASE 5 RES. PARK RES. RES. WILSON BLVD AND/OR AND/OR HOTEL PHASE 1 OFFICE OFFICE NEW 17TH STREET NEW 18TH STREET PHASE 3 OFFICE

N ARLINGTON RIDGE RD MULTI-USE TRAIL POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

0 40 80 120 200 SIDEWALK DETAIL A SIDEWALK DETAIL B SIDEWALK DETAIL C SIDEWALK DETAIL D SIDEWALK DETAIL E 26 ROSSLYN PLAZA STREETS / TRANSPORTATION SIDEWALK SECTIONS SIDEWALK DETAIL A SIDEWALK DETAIL B SIDEWALK DETAIL C

N KENT ST

19TH ST NORTH

PHASE 2 ROSSLYN PLAZA PHASE 4 PHASE 5 RES. PARK RES. RES. WILSON BLVD AND/OR AND/OR HOTEL PHASE 1 OFFICE OFFICE NEW 17TH STREET NEW 18TH STREET PHASE 3 OFFICE

N ARLINGTON RIDGE RD MULTI-USE TRAIL POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

Sidewalk detail A shows the typical dimensions and character for the sidewalks on 17th Street and 18th Street. The sidewalks emphasize pedestrian use and access and may include a curbless environment with bollards to separate vehicles and pedestrians. This curbless environment will be oriented towards enhancing pedestrian use and creating welcoming edges for the park that draw pedestrians in and slow vehicular traffic. Canopy trees will create shaded sidewalks with furnishings underneath the trees. Concealed tree pits are shown here (see precedent images on page 29), however exposed tree planter boxes may also be considered.

Sidewalk detail B shows the typical dimensions and character for the sidewalks on N. Kent Street. It includes the potential for steps to reconcile topography between the sloped road and the flat proposed primary park space. This condition will be considered as part of the park planning process. Concealed tree pits are shown here (see precedent images on page 29), however exposed tree planter boxes may also be considered.

Sidewalk detail C shows the Esplanade that forms the Eastern edge of N. Arlington Ridge Rd. The Esplanade also creates a curbless edge with bollards to welcome pedestrians to the edge of the site. To create a distinct and vibrant character, this proposal provides groundcover and understory plantings that line the Esplanade with ample benches for resting and people watching. The multi-use trail allows for a mix of uses, from strolling to cycling. The various design elements and the larger spatial connections of the multi-use trail create an active and social Esplanade.

Where canopy trees are planted over structure, GENERAL NOTE: soil depth will be provided in accordance with County standards. All streetscapes will SIDEWALK DETAIL B BETWEEN STREETSCAPE AND incorporate sector plan guidance and future PARK IS CONCEPTUAL. FINAL DESIGN WILL BE recommendations for 18th street and will be ANALYZED WITH PUBLIC PARK PLANNING PROCESS considered as part of the park planning process. AND PHASE 2/3 FINAL SITE PLANS 27 ROSSLYN PLAZA STREETS / TRANSPORTATION SIDEWALK SECTIONS SIDEWALK DETAIL D SIDEWALK DETAIL E

N KENT ST

19TH ST NORTH

PHASE 2 ROSSLYN PLAZA PHASE 4 PHASE 5 RES. PARK RES. RES. WILSON BLVD AND/OR AND/OR HOTEL PHASE 1 OFFICE OFFICE NEW 17TH STREET NEW 18TH STREET PHASE 3 OFFICE

N ARLINGTON RIDGE RD MULTI-USE TRAIL POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

Sidewalk detail D shows the typical condition around the perimeter of the northern and southern blocks of the Rosslyn Plaza site, with the exception of 17th and 18th street, which is provided in and is intended to be wholly consistent with the current standards set forth in the Rosslyn Sector Plan.

Sidewalk detail E shows the sidewalk condition at the westernmost sidewalk along N. Arlington Ridge Road between 17th and 18th streets. Concealed tree pits are shown here (see precedent images on page 29), however exposed tree planter boxes may also be considered.

28 ROSSLYN PLAZA STREETS / TRANSPORTATION SIDEWALK ELEMENTS

3. Novartis Headquarters Basil, Switzerland Image: Landezine.com

Sidewalks will be designed to enhance the pedestrian experience in Rosslyn. Paving materials and the design of the paving will create durable beautiful surfaces that give the sidewalk character and a clear order. Additional sidewalk elements will include 1. Seaport Boulevard 4. New Road Boston, MA Brighton, U.K. canopy trees, lighting, bike parking and cafe Image: Reed Hilderbrand Image: Landezine.com spaces. The arrangement of sidewalk elements will create a legible order that will 2. The Ohio State University create a pleasurable and social walking Columbus, Ohio experience. Image: Reed Hilderbrand Image 1: Example of sidewalk scale and comparable sectional composition

Image 2: Example of paving patterns, materials and comparable sectional composition

Image 3: Example of concealed tree planter zone

Image 4: Example of curbless environment and potential site drainage strategy

Image 5: Example of seating arrangement and paving patterns and materials 5. M.I.T. Main Street Cambridge, MA Image: Reed Hilderbrand 29 ROSSLYN PLAZA STREETS / TRANSPORTATION TRANSPORTATION MANAGEMENT PLAN

1. Arlington County ART Bus A Transportation Management Plan (TMP) will be implemented with the development of Rosslyn Plaza to further enhance and promote the use of alternative transportation modes. As a requirement of Arlington County, the TMP will include several elements aimed at reducing peak hour vehicle trips and parking demands.

Typical elements of a TMP include:

1. Provide funding support for the TMP. 2. Designating an on-site Property Transportation Coordinator to oversee all TMP activities. 3. Actively participate and coordinate with Arlington County Commuter Services to maintain and distribute up-to-date transit information. 4. Provide transportation displays within lobbies and common areas of the development. 2. Cycle Track 4. Hudson River Park Long Beach, California New York City, New York 5. Provide bicycle parking and/or storage in and Image: Flyingpigeon-la.com Image: wirednewyork.com around the site. 6. Prepare a parking management plan to 3. Car Sharing Stations strategically use the parking provided on-site. 7. Provide employees with a pre-tax sustainable commute program. 8. Distribute “New Resident Packages” when residents move in so that they know what transportation choices are available and the nearest bus and Metrorail stops and stations. 9. Provide charging stations within the garages for alternative fuel vehicles. 10. Participate in regional programs that promote transit.

Additional strategies to be provided.

5. Bikesharing Stations 30 ROSSLYN PLAZA STREETS / TRANSPORTATION SITE TRANSPORTATION, CIRCULATION AND STREET HIERARCHY

FUTURE 18TH ST CONNECTION

19TH ST NORTH

N KENT ST The Rosslyn Plaza project emphasizes multi- modal access, consistent with the Rosslyn Sector Plan. Pedestrians will be a major component of the success of the Rosslyn ROSSLYN PLAZA Plaza project. Much of the streetscape PARK around the site is conceived as a potentially PHASE 2 PHASE 4 PHASE 5 curbless environment where pedestrians and

WILSON BLVD RES. RES. RES. vehicular traffic may coexist during certain AND/OR AND/OR periods. Connections to the adjacent PHASE 1 HOTEL OFFICE sidewalks will largely be accommodated with OFFICE pedestrian crossings near prominent NEW 18TH STREET NEW 17TH STREET PHASE 3 intersections. The access point to Freedom OFFICE Park and future 18th Street is proposed to be provided with a pedestrian connection at grade that will be properly signed to provide safe and convenient access across N. Kent Street. Similarly, access to the Esplanade at N ARLINGTON RIDGE RD the eastern edge of the site will include pedestrian crossings at the intersection of N. Arlington Ridge Road and Wilson Boulevard POTENTIAL PED/BIKE and 17th, 18th and 19th Streets. BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66) Bicycles are an important component to the street section composition on Rosslyn Plaza’s site. Wilson Boulevard is envisioned by the County to include a Cycle Track / Protected Bike Lane. A multi-use trail connection is also proposed along the Esplanade and runs north toward the Key Bridge and South towards the Iwo Jima Memorial. A potential bridge also is proposed at the intersection of 18th Street and N. Arlington Ridge Road that URBAN CENTER LOCAL NON- continues the multi-use trail east across MULTI-USE TRAIL FUTURE BIKE LANE ARTERIAL ROAD Interstate 66, connecting to the Mount Vernon FUTURE URBAN CENTER FUTURE MULTI-USE TRAIL LOCATIONS TO CONSIDER FOR Trail network. Bike-share stations should be LOCAL NON-ARTERIAL ROAD FUTURE CYCLE TRACK / POTENTIAL BIKE-SHARE explored as part of future Final Site Plans. PEDESTRIAN STREET/WAY PROTECTED BIKE LANES STATIONS AT ROSSLYN PLAZA Several potential locations are shown. Shared SHARROW BUILDING CANTILEVER AREA bike lanes are proposed on 17th Street, 18th TYPE B ARTERIAL ROAD- Street, and N. Kent Street. PRIMARILY URBAN MIXED-USE FUTURE SHARROW PLANNED PARKING ENTRANCES 0 50 100 150 250 31 ROSSLYN PLAZA STREETS / TRANSPORTATION ON STREET PARKING

N KENT ST

19TH ST NORTH

ROSSLYN PLAZA PARK PHASE 2 PHASE 4 PHASE 5 RES. RES. RES. WILSON BLVD AND/OR AND/OR HOTEL PHASE 1 OFFICE OFFICE NEW 18TH STREET NEW 17TH STREET PHASE 3 OFFICE

N ARLINGTON RIDGE RD

POTENTIAL PED/BIKE BRIDGE CUSTIS MEMORIAL PKWY (INTERSTATE 66)

On-street parking is extremely important for BUILDING CANTILEVER AREA GENERAL NOTE: the success of retail, open spaces and other PLANNED PARKING ENTRANCES ON-STREET PARKING AND GARAGE ENTRANCE LOCATIONS ground-level programming. Rosslyn Plaza will ARE PRELIMINARY AND WILL BE DETERMINED AT THE FINAL include on-street parking along Wilson ON STREET PARKING SITE PLAN FOR EACH BUILDING. Boulevard, N. Kent Street, 17th, 18th and 19th Streets.

0 50 100 150 250 32