Taming Tyson's Corner - Transforming the Edge City Transit Oriented Development Case Study Best Practice

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Peter Bass – Peter L. Bass Development Advisory Services
Sidney Rasekh, AIA, Citi Development
William Gallagher, AIA - KGP Design Studio
Taming Tysons Corner – Transforming the Quintessential Edge City
Taming Tysons Corner –
The Quintessential Edge City
(Full Presentation)
By the Tysons Collaborative –
Peter L. Bass, Peter L. Bass Development Advisory Services
(peterlbass@gmail.com)
William Gallagher, AIA, KGP Design Studio
M
M
M

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www.reviewjournal.com/.../ photos/traffic.jpg

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Turning Point
Climate change
Oil production issues
Sustainability

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Changing Demographic Trends
0
10
20
30
40
50
60
70
80
1970 1980 1990 2000
Married Couple
with Children
All Other HH
Types

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Edge Cities offer a place for a new paradigm…..

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WELCOME TO
TYSONS CORNER

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Tysons Corner

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Washington DC

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Ballston, VA

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Boston, MA

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Principle One:
Design Transit to Enhance
A Walking Environment

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Conceptual Station Underground
Single Tunnel Station Design

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Benefits of Proposed Tunnel
1. Tunnel eliminates obstacles to creating
new auto and walkable pedestrian
network
2.  Tunnel construction is much less
disruptive to 1) traffic, 2) business, 3)
residents and 4) the environment during
and after construction
3.  Proven European boring technology is
approximately the same cost per linear
foot as the current approach due to:
•  reduction of land acquisition
•  minimal utility relocations (water,
sewer, electrical etc)
•  limited traffic and roadway re-
routings
•  minimal loss of business due to
construction
•  soft-costs (engineering,
management etc)

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Benefits of Proposed Tunnel
4. Proposed tunneling construction method
allows flexibility to create additional
stations and future entrances (Wolftrap)
5. Metro Operation Benefits
•  4 tracking and express trains to
Dulles
•  more predictable operations during
inclement weather
•  lower long term maintenance costs
6. Overall costs and time to completion are
almost identical to current alternative
•  total hard costs for construction are
similar, but huge ultimate gain from
increased land value and
subsequent taxes
•  continuous boring started this year
using existing entrance locations
and modified EIS will provide similar
opening date for ridership

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Principle Two:
Create a Framework
for Public Realm
Streets, Parks, Plazas, and Cultural
Facilities with Focal Points

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park
Tysons
park
park
park
park
park
park
park
Civic Center
Cultural Center
civic
civic

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park
Tysons
park
park
park
park
park
park
park
Town Center
Main Street
Civic Center
Cultural Center
civic
civic

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Peter Bass - Arlington County
Sidney Rasekh, Citidevelopment
Taming Tysons Corner - The Quintessential City

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Principle Three:
Overlay Grid of Streets
Create Pedestrian-Friendly Street Grid
Distribute Traffic More Evenly
Avoid Bottlenecks
Integrate Marginally-Used Lands
Reclaim / Recycle Inaccessible Public Land,
Parking Lots and Pavement R.O.W.

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CHAINBRIDGE 123
D A A R
CAPITOLBELTWAY495
LEESBUR
G
PIKE
(RT
7)
W
ESTPARK
DR
INTERNATIONALDR

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B1
B2
B3

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Station Entrance
Station Entrance

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Principle Four:
Increase Density
Especially within 1/2 Mile Radius
Of Transit Stations
Increase Residential to help:
Balance Inflow and Outflow of Vehicular Traffic
Create Support for 24 / 7 Communities

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medium rise residential
high rise residential
office
civic / cultural
high rise retail / office / residential
mix use - ground floor retail
high rise office / resdential
greenspace

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“Tysons Tamed”
MUCH MORE Residential Density
=More Balanced and Varied Community,
Less Traffic
and
Creates $ That Can be used for Infrastructure and Amenities

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Balanced and Varied Community

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Buildout Calculations
Office
Housing

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FAR
Office
Establish FAR
per block
using
distance
from metro
station
entrance
applying
Arlington
and
Bethesda
type
densities
7.0
3.75
2.25
1.0

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Group blocks in
“districts” and
assign average
“buildout”
FARs and % use
allocations
Generally
MIXED USE
in most areas eg.
5% Retail
40% Office
50% Residential
5% Other
5.0
.75
Land use ratios per “district”
medium rise residential
high rise residential
office
civic / cultural
high rise retail / office / residential
mix use - ground floor retail
high rise office / resdential
greenspace

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Buildout Per District
in Square Feet by Use
District P1 T1 Etc..
Land Area in Blocks 1,000,000 1,000,000
Average Height - Floors 4 20
Coverage Ratio (%) 0 1
Effective FAR 2 10
Total GFA Capacity 1,600,000 10,000,000
Use Allocations - Percentages
Office 30% 40%
Retail 0% 5%
Residential 70% 55%
Total 100% 100%
Use Allocations - GFA
Office 480,000 4,000,000
Retail 0 500,000
Residential 1,120,000 5,500,000
Total 1,600,000 10,000,000

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Land Use
(Building Footprint)
Now Vision Change
Take from:
Roads and Parking Lots 1000 400 -600
Apply towards:
Office 250 300 50
Retail 150 150 0
Residential 300 700 400
Parks, Plazas, Amenities 50 200 150
"Productive" Uses 750 1350 600
TOTAL TYSONS 1750 1750 0
ACRES REALLOCATED
ACRES in study area

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Now
2003 Comp
Plan* Vision*
Office & Retail Jobs 135,000 192,000 182,000
Housing Units 7,800 19,800 71,000
Residents 14,040 33,660 113,600
Residents to Jobs: 1 per 10 1 per 6 1 per 1.5
*Note: Both assume Metro!
Balances Residents & Jobs at Buildout
4 times more residents per job under Vision than
present Plan and
6 times more residents per job than under present
situation!

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Transportation Benefits

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Reduction in Peak Auto Trips

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MUCH MORE OF TYSON’s JOB BASE WILL BE ABLE TO
WALK TO WORK
Estimate 14,000 commuters off road
8% x 182 ,000 jobs
USE INBOUND TRANSIT
Estimate 9,000 more off roads than under Comp Plan
5% X 182,000 jobs
WHY?
Reduction in IN-BOUND Auto Trips

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If you have
this…. rather than this……:
at your destination, you are more likely to take transit!.
Horrible
picture of
overhead
station!

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Increased Economic Value

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1.  Increased land value
> on existing private parcels
>from reclaimed public land
2. Increased tax base
>from increased value of land and
new development
Benefits:

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INCREASED LAND VALUE
PRIVATE PARCELS – How much?
$3.6 BILLION MORE
than the 2003 Plan!
Land Value Now
2003 Comp
Plan Vision
Office $0.95 $2.05 $2.30
Housing $0.25 $0.55 $3.90
Total $1.20 $2.60 $6.20
Approximate Land Value in Billions of Dollars

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PRIVATE PARCELS
More FAR by building up
Parking lots and buffers redeveloped
More value per building SF
because of Metro and amenities
New
Existing
Existing
New
Add Height
Add "Infill"
street
street

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RECLAIMED PUBLIC LAND
How many $$ ?
Station
Entrance
Station
Entrance

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How many $$ ?

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“Central Area” alone: 25 acres
(after streets and parks)
Use
Square Feet of
Land
Square Feet of
Building Value
Office 500,000 3,000,000 $150,000,000
Housing 500,000 3,000,000 $360,000,000
Total 1,000,000 6,000,000 $510,000,000

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INCREASED TAX BASE =
increased tax revenues
$17 Billion more AV than Comp Plan !
Added Assessed Value
2003 Comp
Plan Vision GAIN
Office $10.1 $10.4 $0.3
Housing $3.3 $20.1 $16.8
Total $13.4 $30.5 $17.1
Assessed Value in Billions of Dollars

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Benefits: Pays for Itself!
These wealth adding measures
supply the resource base
to finance the infrastructure improvements
called for in our Vision

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Benefits: Sources of Funds
Say for example , we did the following:
a.  Recover 10% of added land value as
added community benefits = $360 million
a.  Sale or lease of reclaimed public land $500 million
c.  10% of added property taxes used to finance bonds $300 million
TOTAL AVAILABLE FOR EXTRA INFRASTRUCTURE
$1.2 Billion!

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Benefits : Pays for Itself!
Could be used to pay towards:
Ø  Undergrounding two Metro stations and rest of line through Tyson’s
Ø  More Metro station entrances
Ø  Internal loop shuttle systems
Ø  Reconfiguring street network
Ø  Streetscapes, plazas, parks, sidewalks, fountains
Ø  Focal points, cultural centers, recreational facilities
Ø  Etc!

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So What is the Key Lesson for Others?:
Seek Transit to Your Edge Cities but …
Revise Your Land Use Plan!
Coordinate Both at the Same Time to
Get Maximum Benefits and
Generate Wealth to Pay for the System
Follow the 5 Guiding Principles

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The 5 Guiding Principles
1.  Design Transit to Enhance a Walking Environment
2.  Create a Framework for Public Realm
3.  Overlay Grid of Streets
4.  Increase Density
5.  Define Public Space and Scale

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