realizing rosslyn - amazon web services€¢ model 3 scenarios • review and discuss 3 scenarios...

GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA

Realizing Rosslyn: a new era of opportunity

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AGENDA

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1. Recap of July 29

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GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWELLFARR ASSOCIATES | W-ZHA 4

• Confirm assumptions, goals, and performance criteria

• Determine 3 alternative scenarios to explore for analysis

• Model 3 scenarios

• Review and discuss 3 scenarios

• Narrow 3 scenarios down to 1 based on input

• Review, discuss 1 scenario

• Draft design guidelines, regulatory strategies

• Finalize preferred scenario

Mee

ting

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ting

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ting

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ting

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Building Heights and Massing Subcommittee Approach and General Work Plan


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Likelihood of Change map Plan view depicting additional modeled sites


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DRAFTBlock Map with Recommended Build to Lines Under development


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$3.25 $3.30 $3.35 $3.40 $3.45 $3.50 $3.55 $3.60 $3.65$100M $192$90M* $173

$80M $154$70M $135$60M $115

$50M $96$40M $77$30M $58

Rent /Sq Ft

Land

Cos

t /Ba

sis ($

M)

Land

Cos

t /Ba

sis (F

AR F

t)

$3.25 $3.30 $3.35 $3.40 $3.45 $3.50 $3.55 $3.60 $3.65$100M $154$90M* $138

$80M $123$70M $108$60M $92

$50M $77$40M $62$30M $46

Rent /Sq Ft

Land

Cos

t /Ba

sis ($

M)

Land

Cos

t /Ba

sis (F

AR F

t)

$58.50 $59.00 $59.50 $60.00 $60.50 $61.00 $61.50 $62.00 $62.50$100M $154$90M* $138

$80M $123$70M $108$60M $92

$50M $77$40M $62$30M $46

Rent /Sq Ft

Land

Cos

t /Ba

sis ($

M)

Land

Cos

t /Ba

sis (F

AR F

t)

8.0 FAR

10.0 FAR

$58.50 $59.00 $59.50 $60.00 $60.50 $61.00 $61.50 $62.00 $62.50$100M $192$90M* $173

$80M $154$70M $135$60M $115

$50M $96$40M $77$30M $58

Rent /Sq Ft

Land

Cos

t /Ba

sis ($

M)

Land

Cos

t /Ba

sis (F

AR F

t)

* Cost to acquire older, but productive office building.

= Feasible = Potentially Feasible = Unlikely


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How should we manage and design future

building forms to create the best

possible Rosslyn (maximizing

framework goals)

GOODY CLANCY WITHKITTELSON & ASSOCIATES | RHODESIDE & HARWFARR ASSOCIATES | W-ZHA 13

?


2. Building form scenario study

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Building form scenarios

The scenarios: peaks and tapers

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The scenarios: building layout

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*Note: Scenario parameters for modeling apply broadly across the study area, yet in select instances sites may depart slightly to reach at least 8 FAR



Modeling and analysis methodology•

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gygy

Scenario A Scenario B Scenario C



Modeling and analysis methodology

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Scenario A Scenario B Scenario C


Existing buildings

Approved development

Sites studied for redevelopment


Existing buildings




= Scenario A= Scenario B


Suitable land use per building footprint (share of new development)

Office (62%)

Housing (32%)

Hotel (4%)

No change anticipated


Average FAR 9.5

Office (64%)

Housing (32%)

Hotel (4%)



10229 ASE 319 ASL

10207 ASE 326 ASL

8.7330 ASE 454 ASL

10300 ASE 450 ASL

8.5306 ASE 402 ASL

10345 ASE461 ASL

9.9355 ASE470 ASL

8.2336 ASE 463 ASL

9.5333 ASE 461 ASL

10195 ASE 291 ASL

9.7221 ASE 310 ASL

10293 ASE 438 ASL

8.1299 ASE 467 ASL

9.9234 ASE 422 ASL

9.4262 ASE 456 ASL

8.5295 ASE 466 ASL9.3

268 ASE 460 ASL9.4

267 ASE 462 ASL

10300 ASE 448 ASL

9.5354 ASE 467 ASL

8.2331 ASE 470 ASL

9.8286-332 ASE 376-422 ASL

ASE = building height (in feet) above average site elevation

ASL = building height (in feet) above mean sea level


Average FAR 10

Office (64%)

Housing (32%)

Hotel (4%)





13.1339 ASE 429 ASL

14.8350 ASE 470 ASL

8.7330 ASE 454 ASL

10300 ASE 450 ASL

8.5306 ASE 402 ASL

10345 ASE461 ASL

9.9355 ASE470 ASL

8.2336 ASE 463 ASL

9.5333 ASE 461 ASL

17.8364 ASE 460 ASL

11.9273 ASE 362 ASL

10293 ASE 438 ASL

8.1299 ASE 467 ASL

9.9234 ASE 422 ASL

9.4262 ASE 456 ASL

8.5295 ASE 466 ASL9.3

268 ASE 460 ASL9.4

267 ASE 462 ASL

10300 ASE 448 ASL

9.5354 ASE 467 ASL

8.2331 ASE 470 ASL

9.8286-332 ASE 376-422 ASL


Office (67%)

Housing (27%)

Hotel (4%)




Average FAR 9.5

Office (70%)

Housing (26%)

Hotel (4%)



10229 ASE 319 ASL

10207 ASE 326 ASL

8.1286 ASE 410 ASL

9.8286 ASE 437 ASL

8.5306 ASE 402 ASL

10345 ASE 461 ASL

9.8319 ASE 434 ASL

8.1336 ASE 463 ASL

9.5333 ASE 461 ASL

10195 ASE291 ASL

10234 ASE 323 ASL

10293 ASE 438 ASL

8.1299 ASE 467 ASL

9.9234 ASE 422 ASL

9.8267 ASE 461 ASL

10288 ASE 459 ASL10

279 ASE 470 ASL9.4

267 ASE 462 ASL

10300 ASE448 ASL

10345 ASE 458 ASL

8.2331 ASE 470 ASL

9.4267-332 ASE 357-422 ASL




Office (63%)

Housing (31%)

Hotel (4%)




Average FAR 8.8

Office (58%)

Housing (37%)

Hotel (5%)



9.8273 ASE 363 ASL

9.9218 ASE 337 ASL

8.1286 ASE 410 ASL

8.7228 ASE 379 ASL

8.2286 ASE 383 ASL

10345 ASE462 ASL

8.1286 ASE 401 ASL

8.1281 ASE 410 ASL

8.1278 ASE 406 ASL

9.9334 ASE 430 ASL

9.8264 ASE353 ASL

10228 ASE373 ASL

9.2299 ASE 467 ASL

9.9234 ASE 422 ASL

8.3266 ASE 460 ASL

8.8288 ASE 459 ASL8.3

266 ASE 460 ASL8.6

228 ASE 423 ASL

10300 ASE 448 ASL

8.1262 ASE 375 ASL

8.1273 ASE 412 ASL

8.7215-358 ASE 305-448 ASL




300

221

266

195

299

297

215

292

234

331

330

352

306

299

300

345

218

286

385

355

331282

388

300

292262

215

300

300

216

297

297

207

264

333

335

295

268268

274

285247

354

251

266

211

300

92

Building Heights(above average site elevation)

208’-234’

235’-274’

275’-299’

300’-339’

340’-388’


398

310

461

291

450

357

409

382

422

470

454

434

402

467

447

461

307

376

470

469

421360

470

405

437456

406

376

376

270

387

387

326

392

461

463

438

459459

388

385348

466

422

379

324

360

93

Building Heights(above mean sea level)

0’

1’-349’

350’-399’

400’-449’

450’-470’


300

234

266

195

286

297

266

234

331

267

286

352

267

306

299

300

345

229

273

385

244

331282

388

300

202

292

345

300

300

216

297

286

207

264

333279

285

335

229

247

295

300

286

319

242

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208’-235’

236’-274’

275’-299’

300’-339’

340’-388’


398

324

461

291

437

357

356

422

470

350

410

434

350

402

467

447

461

319

363

470

358

421360

470

405

393

437

458

376

376

270

387

376

326

391

461470

385

462

342

348

438

360

467

433

413

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0’

1’-349’

350’-399’

400’-449’

450’-470’


300

264

227

333

227

297

266

214

234

273

286

352

286

299

300

345

273

221

385

286

357282

388

300

227266

268

300

300

216

330

264

218

264

278

285

280

247

207262

295

207

300

268288

286

288

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208’-235’

236’-274’

275’-299’

300’-339’

340’-388’


398

353

422

430

378

357

460

304

422

412

410

434

382

467

447

461

362

311

470

400

457360

470

405

372460

459

376

376

270

420

354

337

392

406

385

407

348

320374

438

320

360

459459

400

459

97


0’

1’-349’

350’-399’

400’-449’

450’-470’


46%

9%

41%

3%1%

Existing + approved

46%

7%

44%

2% 1%scenario A

48%

7%

42%

2% 1%scenario B

45%

7%

45%

2% 1%scenario C

46%

7%

44%

2%1%

scenario A with TDR


76%

6%

13%

4% 1%Existing + approved

63%

4%

29%

3% 1%scenario A

67%4%

25%

3% 1%scenario B

64%

4%

28%

3% 1%

scenario C

63%

4%

29%

3% 1%

scenario A with TDR


0

2,000,000

4,000,000

6,000,000

8,000,000

10,000,000

12,000,000

14,000,000

16,000,000

18,000,000

A A with TDR B C


3. Land use mix: toward a better balance

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81%

5%1% 7%

6%

76%

6%

13%

4% 1%

64%

4%

28%

3% 1%


81%

5%1% 7%

6%

76%

6%

13%

4% 1%

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64%

4%

28%

3% 1%


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0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

2010 base 22% housing,current mode

share

22% housing,target mode

share

30% housing 36% housing 45% housing

Non-motorized trips

Transit trips

Vehicle trips


Suitable land use per building footprint

Office

Housing

Hotel


Scenario B shown


Residential density (gross):

55 units/acre(2,353 units,43 acres)


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Office $ per GSF

Waterview Office $596

1801 N. Lynn St. $530

1100 Wilson Blvd. $497

Sample avg. $541

Residential $ per GSF

Waterview Resid. $530

Turnberry Tower $450

The Millenium $329

Sample avg. $436

Notes:1. To ensure that this sample is representative, additional existing buildings in Rosslyn and other submarkets were studied although they are not shown.2. The Millennium is a stand-in for a Sedona/Slate type project; S/S has not been completed long enough for a full-value tax record.Source: AED and 2013 REA data


Housing unlocks energy & water efficiencies

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4. Next steps

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realizing rosslyn - amazon web services€¢ model 3 scenarios • review and discuss 3 scenarios...

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