ARLINGTON COUNTY'S NEW URBAN COMPLEX

• Document Type: CREST
• Collection: General CIA Records
• Document Number (FOIA) /ESDN (CREST): CIA-RDP86-00244R000200050019-0
• Release Decision: RIFPUB
• Original Classification: K
• Document Page Count: 26
• Document Creation Date: December 9, 2016
• Document Release Date: June 18, 1999
• Sequence Number: 19
• Content Type: MISC

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ROSSLYN 1908
Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0
Approved FQ,,r, Release 2001/09/04: CIA-RDP86-0024AR000200050019-0
ROSSLYN
ARLINGTON COUNTY'S NEW URBAN COMPLEX
A phenomenal change has been achieved since 1962 in Rosslyn,
an unincorporated part of Arlington County located at the core
of fast growing Metropolitan Washington.
Interstate Highway 66 sliced off 50 acres of marginally used
commercial and wholesale land between Rosslyn and the Potomac
River, presenting a unique opportunity for local government and
private enterprise to create an unequalled working and living
environment.
The prime location of Rosslyn, at the Virginia end of Key Bridge,
made it an ideal and attractive location for office, motel, and
apartment redevelopment.
Rosslyn expresses the spirited approach which Arlington County
has taken to meet the challenge of urban redevelopment through
private enterprise.
Arlington created a new "site plan" zoning procedure and ap-
proved circulation plans to help achieve the best building complex.
Under the new procedure, incentives were offered by the County
government to encourage: site consolidation; free-standing build-
ings; consideration of the inter-relationship of buildings and public
facilities; sound urban design; ample off-street parking; and a
variety of connected pedestrian plazas to help achieve free-flow
circulation.
Through the enthusiastic and effective response of land owners
and builders, Arlington's Rosslyn is becoming a new focal point
of the Metropolitan area, a ". . . towering showplace in suburban
Washington . . ." as described in the February, 1965 issue of
Nation's Business.
This report summarizes Arlington's plans for, and progress in, the
redevelopment of Rosslyn as an exciting, attractive place for
people to work and live.
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Aft,
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BACKGROUND
Until the 1800's, Rosslyn had been farmland. Because of its location, it emerged as a transporta-
tion focal point. The C. & 0. Canal connected the "West" with the Nation's Capital and crossed
over the Potomac at Rosslyn.
By 1900, Rosslyn had become a notorious gambling and "entertainment" area. Later, wholesale
and storuge yard activities predominated, though marginal commercial uses were still apparent.
In 1957, Rosslyn was described in an Office of Planning report as: ". . . used for open storage of
building materials and automotive parts. Many . . . buildings . . . are substandard in quality.
Rosslyn is probably Arlington County's greatest opportunity . . . too great an opportunity and too
large a problem to approach piecemeal. Rosslyn is the front door to Arlington County. With some
exceptions . . . its general appearance is no credit whatever to the County."
WHITE HOUSE
WASHINGTON
MONUMENT
CAPITOL
Ap oved For Release 2001/
-RDP86 00200050019
NATIONAL
AIRPORT
ROSSLYN 1951
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The greatest assurance of continued growth will result from private and public construction of
pedestrian and vehicular circulation improvements.
owing traffic congestion in Rosslyn is readily apparent. The additional tax yield from the Rosslyn
area will more than offset revenue needed to retire bonds for public improvements in Rosslyn.
The citizens of Arlington have the opportunity to make firm the County's commitment to the
Rosslyn plan through bond issues for public improvements. With continued public support, Rosslyn
will become an unparalleled example of cooperative urban rebuilding.
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*roe
THE PLAN CUBE
Rosslyn commands a unique setting on a gently rising slope above the Potomac River.
Rosslyn is defined by the Potomac River on the north and east; Arlington National Cemetery, the
Marine Corps War (Iwo Jima) Memorial and Arlington Boulevard to the south; and Arlington's
forested residential bluff to the west.
The extent of underground parking is established by a shelf of rock two to three stories below the
surface. An aircraft glide path along the Potomac establishes a building height of about twelve
stories. Rosslyn buildings step up a gentle slope offering the top floors of all buildings an unob-
structed view of the Washington skyline.
The Rosslyn study area encompasses a total of 130 acres. With land required for peripheral
highways and 22 acres previously developed, the remaining redevelopment area consists of some
50 acres.
ACCESS
Access to Rosslyn is a key to its potential. Bounded by U. S. Highways 29-211 and 50, by
new Interstate 66, and by the George Washington Memorial Parkway, Rosslyn offers unmatched
access to Washington's regional employment and transportation centers. Rosslyn, by normal day-
time driving, is within two to ten minutes of National Airport, the Pentagon, the Central Intelligence
Agency, the White House, the Federal Triangle, the Capitol and related government and private
offices.
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CRITERIA FOR REBUILDING In 1961, the Arlington County Board, recognizing Rosslyn's prob-
lems and potential, adopted a land use plan and a "site plan"
procedure which converted conventionally negative zoning into a
positive recognition of valid community objectives. Under a site
plan approval zoning classification, a site may be developed to
a fixed height and density without County Board review or, if
appropriate, to greater height and density if a "site plan" is
submitted to the County Board for approval.
By approved site plans, the County Board permits better buildings
which may make more intensive use of the kind in return for
contributions to kind use and circulation requirements. Private
interests are encouraged therefore to consolidate small parcels
of land into more reasonable building sites by incentives rather
than condemnation.
In order to foster sound development of Rosslyn through the site
plan approval procedure, the Arlington County Planning Commis-
sion recommended criteria for development which includes:
? buildings up to twelve stories, free-standing in character,
with ample light, air, and open space,
? adequate on-site underground parking,
? underground utility wires,
? signs limited to identification and direction,
? coordination of building relationships,
? free-flowing vehicular circulation,
? pedestrian walkways connecting private, landscaped plazas.
Under criteria adopted in ordinance form and put into effect by
approved site plans through County Board action, approximately
31,000 people will work in Rosslyn when the area is totally de-
veloped. Of these, approximately 26,500 would be at work on
any given day. About 2% could be expected to walk to work
from nearby areas, while about 30% of peak hour arrivals
would be by transit and some 60% would drive or be delivered
by automobiles.
Analysis of a comparable traffic situation was clearly warranted.
A study of the Pentagon, with nearly comparable numbers of
people and traffic volumes, confirmed criteria for free-flow cir-
culation and pedestrian bridges. Anticipated traffic helped design
the circulation plan. Computer analysis verified the staff's solution.
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CIRCULATION
AUTOMOBILES
TRANSIT
PEDESTRIANS
In December, 1963, the Rosslyn traffic circulation plan was
adopted by the County Board. The plan contains such features
as adequate rights-of-way, separation of vehicular and pedestrian
traffic, bus stops off of travel lanes, no left turn movements
through on-coming traffic, and continuous turning movements,
where possible.
The Circulation Plan consists of an internal loop to serve virtually
every building site, with one east-west and two north-south arteries
connecting the system with the surrounding highways. Grade
separations, one-way traffic, and street widths of from four to
seven lanes are proposed. The total system was designed with
a close tolerance, fixing the general development pattern while
maintaining flexibility for individual site development.
Over 825 buses a day presently go into or through Rosslyn. As
the daytime working population approaches 31,000 people, the
number of buses will greatly increase. These buses will disrupt
traffic flow during the peak hours if they load and discharge in
the travel lanes. The plan proposes bus turnouts and a central
terminal facility large enough to accommodate the expected
volumes.
Washington Metropolitan Area Transit Authority plans a subway to
serve Rosslyn by about 1972, with initial service from downtown
Washington, and later provision for transit lines radiating through-
out the Metropolitan area. The bus and subway terminals should
be co-ordinated.
The Circulation Plan proposes a complete separation or "chan-
nelization- of pedestrian traffic through a series of raised plazas
and pedestrian bridges. With such a system, the pedestrian will
be provided greater comfort, safety, and convenience than with
a street level pedestrian movement. Equally important, however,
will be the increased efficiency and safety afforded by the total
circulation system. Conflict between pedestrian and vehicular
traffic at peak hours would greatly impede the efficiency and
reduce the safety of traffic flow. In addition, land is not available
in Rosslyn for the additional traffic lanes which would be made
necessary by a conflict of these traffic systems.
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Aew 400..
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PEDESTRIAN PLAN
The pedestrian circulation plan is designed around buildings set
on private plazas. The plazas are to be connected by pedestrian
bridges which are generally oriented along north-south and east-
west axes, crossing at a central square.
The Central Square is designed to be a nucleus of activity with
convenience shops anticipated at the pedestrian level. At the
street level, a bus-subway terminal would encourage concentration
of all transit activity. Buses will be encouraged to stop only at
the Central Square. A number of buses are, however, expected
to stop at various points throughout Rosslyn, leaving passengers
closer to their destinations. For this reason, and anticipating that
some of the pedestrian bridges may be closed in the evening,
auxiliary bus stops and turn-out lanes will be maintained.
Bus lanes at the terminal would be capable of handling up to
200 buses an hour. Taxi and other pick-up and delivery service
would occur on the right-of-way of North Moore Street which
should be closed to through traffic but would pass emergency
and service vehicles.
From the street level, moving stairs or ramps are planned to
carry pedestrians up to the pedestrian plaza level. This level
should be landscaped and well appointed with street furniture.
Larger shops and restaurants should also be anticipated near this
pedestrian plaza.
All site plans approved by the County Board have incorporated
private plazas similar to those shown on the plan.
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Approved Fomaelease 2001/09/04: CIA-RDP86-0024e000200050019-0
THE PEDESTRIAN PLAZA Petterssan
GENERAL CONSIDERATIONS Rosslyn is a principle gateway to Arlington. The Key Bridge
approach across the Potomac River is becoming attractive and
inviting. Architecturally distinctive buildings at this approach should
act as a visual focus, marking an entrance to Arlington and using
the new skyline of Rosslyn as a background. Outstanding restau-
rants could be incorporated in such buildings, adjacent to an ideal
site for a heliport between North Lynn Street and North Fort Myer
Drive. Facilities within such buildings should complement and
serve the Central Square, office buildings and adjacent motels.
The ultimate purpose of a plan for Rosslyn is to provide an attrac-
tive environment, taking advantage of those elements which
establish excellence: the walking surfaces, ramps, steps, walls,
fountains, lighting, sculpture, benches, telephone booths, and the
trees and shrubs which retain a contact with nature. All are
important, and great care should be exercised in their design
and location.
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Approv
Top
NORMANDY HOUSE
(Completed)
LONDON HOUSE
92 unit luxury apartments
Left ROSSLYN BUILDING
Executive office building
(Utility wires buried)
Bottom HOLIDAY INN
178 unit high-rise motel
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POTENTIAL
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? 40 building sites for office and apartment buildings,
? 5 million square feet of executive office space,
? 14 thousand off-street parking spaces, mostly underground,
? 31 thousand employees (more than the Pentagon),
? 19 hundred luxury apartment units,
? 190 million dollars of real value,
? The Washington area's newest and most outstanding office complex.
PROGRESS
From February 1962 to October 1967
? Adopted development criteria, zoning classifications and circulation plans,
? 21 office buildings are completed or under construction (2,646,000 sq. ft.),
? 1 Holiday Inn Motel has been completed (178 units),
? 2 luxury apartments have been completed (184 units),
? Tower addition to Marriott Motel has been approved (203 units),
? 1 additional office building has been approved (177,000 sq. ft.),
? 114 million dollars of real value approved by site plan.
Ilk
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ARLINGTON'S URBAN
REDEVELOPMENT
Arlington found, in its Rosslyn area, an ideally located problem
area which could be economically redeveloped to meet the high
demand for new office space within the limits of established public
policy. The results have been dramatic.
The County Government, principally through the tool of zoning,
opened the development of marginal commercial and storage
lands to a much more intensive and attractive use.
In Rosslyn, zoning incentives, which offered a more intensive use
and a high return, were aided by interstate highway clearance
of 50 acres of poorly used properties. Land values accelerated
when it was realized that 50 acres of marginal commercial prop-
erty was the only developable land remaining. In a word, the
Rosslyn redevelopment potential was unique.
Between 1962 and 1967 the County Board approved site plans
for more than 60% of the land suitable for development in
Rosslyn.
Detailed plans have been drawn for the construction of the first
pedestrian bridge, to be financed by the owners of abutting
buildings. A large amount of the land needed for the proposed
circulation system has been given in easements to the County under
the site plan approval procedure.
The lesson to be learned from Rosslyn is to seek advantages
inherent in a problem. Local government can capitalize on these
advantages and then bring every applicable tool to bear on
attaining a cooperative working relationship between those who
will test these advantages.
In Arlington's case there has been general public support for a
cooperative effort. The County Board created zoning incentives,
thus offering the builder economic feasibility, and the results so
far have been astonishing.
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THE CENTRAL SQUARE
From Wilson Boulevard at North Moore Street
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Petterssan
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PED/ BRIDGES
A prototype pedestrian bridge for the Rosslyn area has been
designed. The bridge is a long span structure designed to be
compatible with existing and proposed development. Lighting
fixtures are incorporated within planter-box bases. The bridges
should be sufficiently strong to permit their future covering.
General agreement concerning the responsibility for pedestrian
bridges has been achieved by the County Board and builders
through the site plan approval procedure.
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Approved FewieRelease 2001/09/04: CIA-RDP86-00244000200050019-0
The Arlington County Board
Harold J. Casto, Chairman
Joseph L. Fisher
Kenneth M. Haggerty
Thomas W. Richards
Ned R. Thomas
The Arlington County Planning Commission
Theron J. Rice, Chairman
Ayron G. Berman
Sidney 0. Dewberry
H. Hall Gibson
Mrs. Ruth T. Gormely
Col. J. Fuller Groom
Mrs. Margaret Howell
Anthony T. Lausi
Dr. John B. Lohman
James M. McHugh
Lutrelle F. Parker
Mrs. Ruby L. Reese
Dr. Lincoln S. Todd
Ray C. Wadlow
Mrs. Elizabeth Weihe
County Manager
Bert W. Johnson
Planning Director
Richard E. Arms
Cover Photos
Officer C. E. Taylor, Arlington County Police Department
Air Photos
Top Air Survey Corporation
Bottom Blue Ridge Aerial Surveys
PREPARED BY THE ARLINGTON COUNTY OFFICE OF PLANNING OCTOBER 1967
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cLEAN PLANNING DISTRICT
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COMPREHENSIVE PLAN
As Adopted by The Board of Supervisors, May 18,1966*
RESIDENTIAL COMMERCIAL PARKS
.5 DU /ACRE
1.0 DU /ACRE
1.6 DU /ACRE
2.0 DU/ACR E
. 10 DU/ACRE
OFFICE
OTHER
40 DU /ACRE
3.5 DU/AC R E
FEDERALLY
OWNED LAND
TRANSPORTATION
Freeway
Parkway MProp, r. ,-Ar ay
Major Thoroughfare?NliProp.Th.roh,are
Local Collector .....Prop.Roar.io
0 Grade Separation 0 Trarlst
Planning District Boundary
DIFFICULT RUN WATERSHED AREA ADOPTED JAN.4,1967
LEWINSVILLE STUDY AREA ADOPTED SEPT 11,1967
kLy '2?11?It
NO
? COMM or MULTIFAMILY
? CO or INDUSTRIAL
O CO and/or ON
? COMM, or 30 DU/ACRE
? RTor COL
4.
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250 Ac.
100 Ac.
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PREPARED BY THE DIVISION OF PLANNING, FAIRFAX COUNTY, VIRGINIA
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LAND USE ACREAGES AND POPULATION HOLDING
CAPACITIES UNDER THE ADOPTED PLAN
Land Use
Acres Population
Residential
Sing Ie-Family
Not to exceed 0.5 DU/Ac. 2,188 2,128
Not to exceed 1.0 DU/Ac. 4,767 15,630
Not to exceed 1.6 DU/Ac. 1,169 6,920
Not to exceed 2.0 DU/Ac. 1,812 13,409
Not to exceed 2.5 DU/Ac, 80 740
Not to exceed 3.5 DU/Ac. 3,065 39,692
Multiple-Family
Not to exceed 10 DU/Ac. 266 9,576
Not to exceed 20 DU/Ac. 167 10,020
Not to exceed 30 DU/Ac. or
commercial 20 1,080
Not to exceed 40 DU/Ac. 342 24,624
Commercial
Office 24
Other 400
Industrial 614
Parks 2,813
rThITrutional (U.S. Government) 788
Public & Semipublic 731
Total* 19,246 123,819
*Includes the 4,683 acres and 7,900? potential population
of that portion of the Difficult Run watershed area located
in the McLean planning district.
PREPARED BY THE FAIRFAX COUNTY
DIVISION OF PLANNING, OCTOBER, 1967
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A COMPREHENSIVE PLAN
Mc LEAN
Planning District
A SUMMARY OF THE PLAN ADOPTED
One of the objectives of the comprehensive plan for the McLean planning district is to give direc-
tion to public and private decisions that will influence the future growth of land uses in a logical
arrangement, considering compatibility, need, economic impact, and the desires of the residents
and business community. The plan includes the transportation and community facilities that will
be needed to serve the approximate 124,000 future population that could be accommodated under
the plan as adopted.
Recognition and protection of the predominant single-family character of the district.
Provision of multifamily residential uses within and in the immediate perimeter of the cen-
tral McLean commercial district, in the Tyson'sCorner area, in the vicinity of the proposed
Route 7-1 nterstate 66 interchange, and in areas where existing or proposed intense uses would
preclude single-family land uses. These higher density uses are proposed to satisfy the de-
mand by a portion of the market; to present an increased market for the community commer-
cial center in McLean; and to act as a transitional use between the intense commercial uses
and the existing and proposed single-family development.
The currently planned commercial areas at Tyson's Corner, within the McLean central busi-
ness district, and the neighborhood centers at Spring Hill, Kirby Road-Old Dominion Drive,
and Pimmit Hills are considered sufficient to meet the requirements of the projected popu-
lation, and no additional commercial uses are proposed.
No expansion of the planned industrial uses of the adopted Tyson'sCorner area is proposed.
The extension of the George Washington Country Parkway is endorsed in concept and gen-
eral location.
DolleyMadison Boulevard, the major primary highway serving this portion of Fairfax County,
will, under site plan and subdivision control regulations, have service drives where deemed
necessary by the Planning Engineer, preferably with a right of way of 160 feet.
Road improvements must be provided within the McLean commercial core and north of Dolley
Madison Boulevard to afford circulation between the commercial activity and the residential
and community facility uses to the north. This circulation should be provided without inter-
ference from through-or cross-movement traffic on DolleyMadison Boulevard. A suggested
road network to include two grade separations with Dolley Madison at Old Dominion Drive
and Chain Bridge Road is proposed to provide this needed circulation.
There is a need to improve the cross
sections of the following roadways:
Old Dominion Drive mmit Run
to Dolley Madison Boulevard)
Great Falls Road (Rt. 694)
Haycock Road
Kirby Road
Magarity Road
Old Chain Bridge Road
Old Dominion Drive (Dolley
Madison Blvd. to Rt. 193)
Old Dominion Drive (Pimmit Run
to Arlington)
Route 685
Spring Hill Road
Virginia Avenue
Westmoreland Drive
Balls Hill Road
Idylwood Road
160'r/w
80'r/w
80'r/w
80' r/w
80'r/w
80' r/w
80'r/w
80'r/w
80' r/w
80'r/w
80'r/w
80' r/w
60'r/w
60'r/w
These road connections, if provided, would
help to improve circulation:
Connection of Redd Road over Pimmit Run
Connection of Hillside Drive over Pimmit
Run
Connection of Magarity Road to Old
Chain Bridge Road
Connection of Melrose Drive in "Rucker's
Addition" to Virginia Avenue
Several intersections warrant study for im-
provement:
Balls Hill Road and Old Dominion Drive
Idylwood Road and Route 7
Intersection of Old Dominion Drive, Old
Chain Bridge Road, and Elm Street
A public transportation system in the McLean plan-
ning district should consist of feeder buses to the
downtown employment centers and to a rail rapid
transit line at Falls Church.
BY -W13149161PrirrRtil,faM09/04 : CIA-RDP86-00244R000200050019-0
The Falls Church Water Company foresees no major problem in providing water service to
accommodate the expected population within this area. However, there will be a need for
a storage area near the McLean commercial center as the population increases.
Adequate sanitary sewer capacities can be provided for the anticipated population. How-
ever, the Bull Neck Run watershed and the area north of Route 193 in the Dead Run water-
shed are not now sewered and will not be sewered in the near future.
The one existing and two proposed fire stations will be needed to provide fire protection.
A minimum of 88 and ideally 127 policemen should be assigned to the McLean substation to
provide police service for the projected population. The existing plans for theMcLean sub-
station should be ample, but consideration must be given to the parking space requirements
for the number of personnel needed.
The new Dolley Madison Library adjoining the McLean Central Park and a second proposed
branch library to serve the Tyson's Corner-Pimmit Hills area of the district can be expected
to provide adequately the library service for the planning district residents.*
A250-bed satellite hospital, with the capability of expansion to a500-bed facility, is pro-
posed within the general area of the McLean planning district to serve the residents of the
northern portion of Fairfax County."
A total of twenty-two elementary (thirteen additional), three intermediate (one additional),
and three secondary (one additional) schools are currently proposed to accommodate the
projected student enrollment in the McLean planning district.* Planning for the school pro-
gram will be based on the standards and projections presented below.
Parkland and open space totaling 2,813 acres are proposed on the adopted plan (1,290 acres
exist), of which 1,240 acres (450 acres exist) will be so located and developed to serve the
local, near-to-home needs of the projected population.* Planning for the park program is
based on the standards presented below.
PROJECTED STUDENT ENROLLMENT
Kindergarten 2,220
Elementary 14,790
Intermediate
Secondary
17,010
4,940
8,530
Total Student Potential 30,480
Projected students (grades 1-12) are based
on County experience-average student ratio
per dwelling unit by zoning classification.
At this time, kindergarten projected enroll-
ment is based upon Arli 'on County exper-
ience, which indicates kindergarten pupils
represent 15 per cent of the total elementary
school enrollment.
RECOMMENDED SCHOOL SITE STANDARDS
Grades
Students
Site Coverage (Building and Parking)
Minimum Play Area
Total Site Requirement
Elementary Intermediate Secondary
Kndrgtn - 6 7-8 9-12
600-900 1 ,200 -1,400 2,000-2,500
4 acres 10 acres 10 acres
6- 9 acres 12-14 acres 25-30 acres
_ -
10-13 acres 22-24 acres 35-40 acres
A STAFF REVIEW OF THE PROPOSED COMMUNITY FACILITIES
OCTOBE R ,1967
McLEAN PLANNING DISTRICT
PROPOSED COMMUNITIES
PROPOSED NEIGHBORHOODS
SCHOOLS:
ELEMENTARY
Existing
Proposed
Site Owned
INTERMEDIATE
Existing
Proposed
SECONDARY
Existing
Proposed
GOVT. SUBSTATION
LIBRARIES
Existing
Proposed
FIRE STATIONS
Existing
Proposed
PROPOSED PARKS