Arlington Planning Division, December 2005

The following design guidelines are based upon an extensive public deliberation process on the development of Central Place in Rosslyn.  The Rosslyn Working Group composed of citizens, planners, developers, and other stakeholders has been meeting regularly for over one year investigating the relevant design issues that should be addressed by any proposals seeking additional height above 300 feet in the Central Place site.  The Group also received recommendations form the Urban Land Institute and the Rosslyn Renaissance Urban Design Committee.  The following guidelines summarize the major recommendations that have emerged from all of those efforts.  Any proposals for Central Place are strongly encouraged to review and incorporate these guidelines into their plans.  These guidelines should provide guidance to proposed site plans for Central Place. 

For more information on Central Place site proposals, ULI's recommendations, and the Rosslyn Working Group's efforts, visit the Rosslyn Central Place Forum on the Department of Community Planning, Housing, and Development web site. 

Design Guidelines for Central Place:

Architecture and Building Massing

Roof and Skyline

A significant goal of granting additional height in Central Place is to improve and enhance the Rosslyn skyline.  Proposals seeking additional height should include high quality architecture and rooftop designs that are dramatic and deliberate.  They should add visual interest to the skyline by offering 360 degree sculpted tops with design flourishes.  The goal is not to compete with the existing monuments, but to add character and more dimension to the Rosslyn skyline.  A high quality, world class treatment of the top of the buildings is critical to the application for bonus height in Central Place . 

Additional height –above 300 feet – and density on the Central Place Blocks (the two blocks bound by Wilson Blvd., Ft Myer Dr., 19 th St., and Lynn St.) may be allowed only to the extent that the building's upper floors are distributed in a way that will add significantly to the sense of slenderness to the buildings ad to the visual interest to the termination of the building.  The building should improve the appearance of the skyline when viewed from a distance, should not adversely affect light and air to the adjacent properties, and should not add significant shadows to public open spaces. 

Both the daytime and nighttime presence of the upper portions of the buildings, and appropriate lighting of the exterior of buildings should be considered.  Structures above the height limit (antennas, spires, etc.) should have a maximum of 20 feet.  Signs and corporate branding shall not be permitted along the rooftops unless they are fully chiseled, embossed or otherwise incorporated into the facade design itself.  Rooftops must include public access to views of the river and Washington , DC . 

At least one building shall provide free, public observation deck on the roof oriented to maximize panoramic views of surrounding areas.  It should include a variety of spaces for viewing, gathering, and eating. 

Height

Building heights of up to 470 feet above sea level may be allowed in Central Place, contingent upon how well the proposal meets the design guidelines and priorities for the area.  Generally, the Federal Aviation Administration (FAA) restricts buildings to 500 feet.  All developments will be subject to the FAA's approval of proposed heights.  Surrounding properties should not be adversely impacted by increased height at Central Place.  Building heights in Rosslyn should peak at Central Place and taper down as they approach the river, the Iwo Jima Memorial, and the lower density residential areas to the north and west of the site.   Areas that will be made available to public access and sculpted architectural forms that contain no usable floor space shall be exempted from gross floor area calculations. 

Setback

Buildings should have uniform base height along Fort Myer Dr., Moore St., and Lynn St.  The base should incorporate a well defined, architecturally detailed step back to provide a human scale (3-6 stories or 90-60 feet).  No setback is required adjacent to the public plaza and along the wide streets (19^th St. and Wilson Blvd.). 

As buildings get taller, they should get more slender.  For example, upper floors should be smaller than midsection floors, which should be smaller than the base.  In order to avoid excessive screening of views and reduce shadows onto public open spaces, the distance between structures should have should gradually increase with increasing height.  The chart below should serve as a guide in determining whether buildings are tapering properly. 

Environmental Design

The Leadership in Energy and Environmental Design (LEED) ratings offer a measurement of how well green building technologies have been incorporated into a structure.  In order to improve energy efficiency and create healthier buildings, proposals are encouraged to strive for an LEED rating of “Silver” or higher.  More information on LEED can be found at www.usgbc.org/LEED.

Streetscape/Ground Plane

By capitalizing on Rosslyn's greatest assets, Rosslyn can be transformed into a great regional downtown address for workers, residents, and visitors alike.  Central Place projects should capitalize on the Rosslyn Metro station and transit hub surrounding it.  By creating active streets and a great pedestrian experience, it should become a destination spot within the greater capital area. 

Moore St. should be prioritized as a major pedestrian experience.  Small to medium scale retail, restaurant, and entertainment amenities should be used to develop it into a “market street” within Rosslyn.  Elements of pedestrian-scale design include:  outdoor café's, entertainment, window displays, kiosks, awnings and canopies over entries, clear and attractive signage, retail options, benches, convenient bike parking, street trees and landscaping, attractive lighting, and clear and efficient connection to exiting transit junctions and bus stops.  The street design should highlight the Metro entrance and clearly recognize the connecting through-passage from the Metro to Lynn St.  Primary residential entrances should be on Moore St.

The first two floors of buildings should have retail, restaurant, entertainment, and commercial uses on all sides.  Plans should encourage first floor retail to spill onto sidewalks (particularly on Moore St.).  Ground level facades on Lynn St. and Fort Myer Dr. should offer office entrances, and medium to large scale retail and commercial opportunities along both sides. 

The number and extent of curb cuts should be minimized, especially along Moore Street, and parking entrances should be consolidated in order to maximize storefronts and retail continuity. 

Along any public street frontage, the building design should include windows, arcades, awnings or other acceptable features along at least 60% of the building length.  In order to enliven the street level experience while screening the above grade parking structure, A minimum of 10% of the surface area within the 90 ft street wall may be dedicated to a mix of artwork, advertising, informational digital devices, etc.  There should be no retail signs above 60 ft height.

Currently, buses are concentrated on Moore St.  Proposals should work with transportation planners to achieve a balance of the bus distribution among Ft. Myer and other streets, to the fullest extent possible.  The goal is to enhance the pedestrian experience on Moore St. and enlarge the presence of the transit hub within Rosslyn. 

Public Amenities

The nature and extent of public amenities offered will be a significant determining factor in awarding additional height in Central Place.  The following guidelines should be used in the design of such amenities. 

Public Plaza

A large, ground level public gathering space shall be provided.  A relationship between the town square and the Metro and pedestrian district along Moore Street shall be established.  The plaza should maximize natural light and provide a peaceful oasis and sense of place.  It should include public art, fountain, benches, and attractive landscaping.  As indicated in 1992 Rosslyn Station Area Plan Addendum, the public plaza should be “equal or greater in area to that of Annie's Park and Metro Park combined.”  The 1992 concept plan indicates the location of the park to be at the south end of the block.

Mid-block Pedestrian Passage. An accessible pedestrian passage between the buildings linking the Rosslyn Metro entrance to Lynn St. shall be provided.  It should have a minimum floor to ceiling height of 30 feet and minimum unobstructed width of 40 feet.  It should be open to the public during the same hours as Metro service, but preferably it would have 24 hour public access.  At least 75% of the interior façade of the passageway have must have clear glazing with active retail or other pedestrian uses such as galleries, restaurants, lobbies, offices, public seating areas, etc. (except for elevators).  This space may be exempted from gross floor area calculations.

Community Meeting Space.  A public meeting space (free or fee-based) in at least one of the buildings shall be provided for community use.  This space may be exempted from gross floor area calculations.