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