01.29.18 crystal city block plan # ccbp-g – 1 draft · 1. lrpc meeting purpose. 01.29.18. review...

01.29.18

1Long Range Planning Committee Meeting January 29, 2018

BLOCK G (Metro Market Square block)

CRYSTAL CITY BLOCK PLAN # CCBP- G – 1 DRAFT

01.29.18

2

1. Introduction

01.29.181. LRPC Meeting Purpose

Review of proposed Crystal City Block Plan G

Collectively work towards:

A) Determining whether there are major outstanding issues with the proposed Block Plan that should be addressed

B) Developing at least one Crystal City Block Plan Scenario Map including the envisioned uses and level of development associated with each site across the block

C) Developing guiding principles for the open space

3

01.29.181. Tonight’s Agenda1. Introductory Remarks - Chair

2. Background - Staffa. Overview of Block Plan Review Processb. Preliminary Review Schedule

3. Sector Plan Guidance for the Block - Staff

4. Overview of Metro Entrance Project - Staff

5. Applicant Presentation on Proposed Block Plan Elements, Scenarios and Justification -Applicant

6. Preliminary Staff Assessment of Proposed Crystal City Block Plan - Staffa. Sector Plan Deviationb. Issues for Discussion at LRPC #2/Open House

7. LRPC Discussion - Chair

8. Public Comment - Chair

9. Concluding Remarks - Chair 4

01.29.18

5

2. Backgrounda. Overview of Block Plan Review Process

01.29.182. CCBP Background

• Crystal City Sector Plan calls for block-level planning analysis- Specifically references “Phased-Development Site Plans (PDSPs)”

• In developing “C-O Crystal City” zoning, major obstacles with using PDSPs to implement Sector Plan were identified

- Fragmented parcel ownership- Inability to condition property of others- Uncertainty regarding consent

• Crystal City Block Plan (CCBP) process was developed to address these issues

• CCBPs help to ensure that:- Crystal City develops consistent with Sector Plan vision- Proposed new buildings do not preclude future planned improvements- Systems and infrastructure continue to function during redevelopment- Focus is maintained on timing of community improvements

6

01.29.182. CCBP Overview

7

What is a CCBP? - A general, guiding long-range plan for a single block in Crystal City, east of Route 1, depicting existing and proposed general building locations, land use mix, tower coverage, public open space and facilities, transportation and other infrastructure, etc..

When is a CCBP needed? – Rezoning to C-O Crystal City.

How is it finalized? - Adopted by County Board as supplemental guidance to Crystal City Sector Plan. Does not create new entitlements. 2 CCCBPs adopted to date.

What will the LRPC review encompass? - LRPC review will focus on the Crystal City Block Plan Document.

• Base maps, analyses, and supporting information

• Culminates in proposed Block Plan scenario map(s) showing how the block could ultimately develop in the future and how it and the final site plan would achieve Sector Plan goals for the block.

* Submission also includes Block Development Document, (with civil, technical, legal drawings), primarily reviewed by staff

01.29.18

2. CCBP Community Services/Amenities

8

• Review of the CCBP also informed by Crystal City Community Services and Amenities Inventory

• Provides continual awareness on progress made towards meeting community-oriented service and amenity goals from a Crystal City perspective, as opposed to a block level perspective

• Inventory provides additional context for Planning Commission and community review of CCBPs and Final Site Plans; helps identify opportunities for achieving certain needs on a block

01.29.182. CCBP Review Process

9

LRPC• Block Plan is reviewed by the LRPC for consistency with the Sector Plan.

SPRC• SPRC typically reviews the Final Site Plan after the Bock Plan review. The

Block Plan and any proposed refinements are used as a guide for reviewing the final site plan.

PC• Following SPRC process, the Site Plan and Block Plan are presented to the

full Planning Commission at a public hearing.

CB• County Board then holds a public hearing to consider: 1) adoption of the

Block Plan and 2) approval of the Final Site Plan, and any associated re-zonings.

• Adopted Block Plan would serve as the most current plan for the block, until the next site plan on the block necessitates an updated Block Plan.

01.29.18

10

2. Backgroundb. Preliminary Review Schedule

01.29.18

11

2. Preliminary Schedule

Note: Dates subject to change.

Initial Staff Observations of CCBP

01.29.18

12

3. Sector Plan Guidance for the Block

01.29.18

13


01.29.18

14

3. Sector Plan Guidance for the BlockExisting Conditions

15th

St.1770

Water Park

Future MetroMarket Square

01.29.18

15


1770


01.29.18

16



1770

01.29.18

17


01.29.18

18


BULK PLANE ANGLE DIAGRAM Figure 3.8.6

01.29.18

19


01.29.18

20


Tower Coverage is defined as the sum of the largest single floor of all buildings on the block, above the fifth floor, divided by the site’s net buildable area.

01.29.18

21


01.29.18

22


1770

Water Park

Center Park

View Looking East

01.29.18

23


01.29.18

24


3D MODEL – BIRD’S EYE PERSPECTIVE VIEW (FROM SOUTHWEST)

1770

View Looking North

01.29.18

25


01.29.18

26



1770

1770

View Looking East View Looking West

01.29.18

27



• Target size of Metro Market Square is 43,900 square feet. • The space will provide for and celebrate a new entrance to the Metro Station at the east end of the

plaza and will be a primary center of retail activity. • The ground plane of Metro Market Square will be finished primarily in hard surfaces which will

allow for market uses, temporary pushcart retail, public gatherings, outdoor entertainment, and a variety of related uses.

• Metro Market Square could also create an opportunity for crafting a permanent market building arcade along the length of the plaza which could be used for a local farmer’s market, arts and crafts festivals, and/or carnivals.

• The head house on the east end of the market arcade could be the new entry to the Metro Station.• A major connection across 18th Street to the Center Park should be emphasized in the plaza

design.• Small water features, benches, cafe seating, larger interactive sculptures, chess tables, bosques of

trees, and similar features should be incorporated into the overall design. • Pervious paving, artistic wind turbines, and/or solar panels on the roof of the market building could all

be incorporated into the design.

01.29.18

28



• 110’ between build-to lines

• 19’ wide sidewalk on park edge

• Assumes full build out with parking/loading moving to Clark-Bell

View Looking East

01.29.18

29



• 100’ between build-to lines

• 17.5’ wide sidewalk on west side of Crystal Dr.

• Assumes full redevelopment1770

1770

01.29.18

30

3. Sector Plan Guidance for the Block• Street Network – re-alignment of Clark-Bell and introduction of alleys

• Tower Coverage – 75% for block excluding public open space

• Land Use Mix –Residential, Commercial, Hotel or Mixed-Use: Minimum 40% Residential or Hotel on the northern portion, with the southern portions being designated as Residential, Commercial, Hotel or Mixed-Use: Minimum 70% Office

• Retail Frontage and Underground – on southwest corner of Clark-Bell, south edge facing park, and entire block frontage on Crystal Drive.

• Base Density – 3.8 FAR for commercial and 4.8 FAR for residential

• Architectural Features – Coordinated frontage on south edge facing park, and architectural features on Block G-1 at existing CC Metro plaza, and on Block G-2 where 1770 Crystal Dr. exists today.

• Surface Transitway – Transit stops on Clark-Bell near existing CC Metro plaza, and on Crystal Dr. near new Metro entrance and Water Park.

• Service and Loading – preferred locations along Clark-Bell• Parking- between 1 space/ 750 square feet and 1 space/1,000 square feet (office), or

1.125 spaces/ dwelling unit (residential)

SUMMARY

01.29.18

31

3. Area Wide Sector Plan Guidance

Appendix 3 – County Board Guidance for the Implementation and Elaboration of the Crystal City Sector Plan

Additional Area-Wide Goals to Consider:

• Housing | 800 additional committed or market rate affordable units above projected 1,200 units in/near Crystal City

• Public Space | 14 to 15 total acres of publicly-available open space east of Route 1

• Connectivity | Additional cross-streets and pedestrian passageways east of Route 1

• Energy | Design and construction with a preference for easy conversion to district energy systems

01.29.18

32

4. Overview of Metro Entrance Project

01.29.18

33

4. East Metro Entrance


• Second full entrance at east end of Metro station

• Elevators, stairs, fare gates, fare machines, kiosk

• Improves pedestrian access; provides additional ADA elevator access

• Improves access from Crystal Dr. and connections to VRE Station and Transitway station (Metroway stop)

• To be built on northwest corner of Crystal Dr. and 18th St. S.

• Feasibility and alternatives study completed Spring 2014

• Concept design phase in final stage coordinated with WMATA and JBG Smith

• Included in County’s adopted FY17-FY26 Capital Improvement Plan; also in County’s adopted Transit Development Plan

01.29.18

34

4. East Metro Entrance

3D MODEL – BIRD’S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) Planned Location for Crystal City Metro Station East Entrance

1770

01.29.18

35

5. Applicant Presentation of Proposed Block Plan Elements, Scenarios, and

Justification

01.29.18

36

6. Preliminary Staff Assessment of Proposed Crystal City Block Plan

01.29.18

37

6. Existing ConditionsInitial Staff Observations of CCBPLand Use Mix

87%

53%

Land Use %

1770

01.29.18

Land Use %

38

6. Proposed Block Plan Scenario 1Initial Staff Observations of CCBPInterim - Land Use Mix

51%

49%1770

01.29.18

39

6. Proposed Block Plan Scenario 1 Initial Staff Observations of CCBP

• Residential FARs are below 4.8 FAR

• Commercial FARs are below 3.8 FAR

• Tower Coverage is below 75%

Interim - Density & Tower Coverage

01.29.18

Land Use %

40

6. Proposed Block Plan Scenario 2Initial Staff Observations of CCBPFinal Sector Plan- Land Use Mix

95%

81%

1770

01.29.18

41

6. Proposed Block Plan Scenario 2

• Commercial FARs are above 3.8 FAR in 4 buildings highlighted in table & plan

• Tower Coverage is below 75%

Final Sector Plan- Density & Tower CoverageInitial Staff Observations of CCBP

01.29.18

42

6. Building Placement DeviationsSector Plan Applicant Proposal

• South and east facades of 1770 Crystal Dr. building do not meet build-to lines in CCSP

• Corner building encroaches on open space & build-to line for park space


1770

18th St.

01.29.18

43

6. Building Placement/Street Deviations

Sector Plan

• Proposed build-to lines not achieved on 18th St. & Crystal Dr.

• Sidewalk widths are not achieved on 18th St. & Crystal Dr.

• Corner building encroaches on final sidewalk dimensions per CCSP

Initial Staff Observations of CCBPApplicant Proposal

SECTION A

SECTION B

B

A

18th St.

01.29.18

44

6. Bulk Plane Angle Deviations

• Bulk/plane angles could be modified by County Board when finding that site maintains adequate sunlight to public open spaces

• Plan calls for no more than 55 % in shadow between 11am and 3pm on equinoxes

• Proposal is at 59% in the fall


18th St.

01.29.18

45

6. Street Network DeviationsInitial Staff Observations of CCBP

• Access to the apartment building (Dweck) provided from 15th St. is a private drive - not an alley

18th St.

01.29.18

46

6. Service and Loading DeviationsInitial Staff Observations of CCBP

• Vehicular access on 18th

St., Crystal Dr. & 15th St.

Sector Plan Applicant Proposal

Existing Entrance to RemainNew Entrance

18thS

t.

18thS

t.

01.29.18

47

6. Retail Frontage DeviationsInitial Staff Observations of CCBP

• Retail frontage not fully implemented

• Corner building with inward facing retail

Corner Building

Sector Plan Applicant Proposal

18th St.

01.29.18

48

6. Open Space DeviationsSector Plan Renderings Applicant Proposal- Concept Landscape Plan


1770

Considerations:

1. Market Square Theme2. Size & Configuration3. Design Character4. Topography5. Circulation/ Access6. Retail Activation/ Corner

Building

1770

1770

Crystal Dr.

18th

St.

01.29.18

49

6. Open Space Deviations


• Target size of 43,900 square feet. Applicants’ proposal creates fragmented design with three distinct spaces, as opposed to a contiguous 43,900sf. 17 ft. grade change between upper & lower levels creates a visual & physical disconnect.

• The space will provide for and celebrate a new entrance to the Metro Station at the east end of the plaza and will be a primary center of retail activity. This can be achieved with proposed plan.

• The ground plane of Metro Market Square will be finished primarily in hard surfaces which will allow for market uses, temporary pushcart retail, public gatherings, outdoor entertainment, and a variety of related uses. An appropriate balance of paving & landscape needs to be evaluated further.

• Metro Market Square could also create an opportunity for crafting a permanent market building arcade along the length of the plaza which could be used for a local farmer’s market, arts and crafts festivals, and/or carnivals. Discussion topic.

Sector Plan Concept Narrative for Metro Market Square p.83

01.29.18

50

6. Open Space Deviations

3D MODEL – BIRD’S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) • The head house on the east end of the market arcade could be

the new entry to the Metro Station. Current design includes new Metro elevators housed in proposed corner building. Without corner building, concept of “head house” is unknown. Metro elevator may simply rise to sidewalk level at corner.

• A major connection across 18th Street to the Center Park should be emphasized in the plaza design. Not provided.

• Small water features, benches, cafe seating, larger interactive sculptures, chess tables, bosques of trees, and similar features should be incorporated into the overall design. Discussion topic.

• Pervious paving, artistic wind turbines, and/or solar panels on the roof of the market building could all be incorporated into the design. Discussion topic.

Sector Plan Concept Narrative for Metro Market Square p.83

01.29.18

51

6. Open Space DeviationsCorner BuildingPros:• Anchors the corner, houses new Metro,

and retail. Could be a focal point if well designed on all sides.

• Retail could help activate public space.• Building helps connect two open spaces

together while maintaining vehicular access from 18th St..

• Could be retrofitted in the future for public market uses.

• Building, elevator and wall could help address topography challenges.

Cons:• Changes configuration & character of

open space.• Creates less desirable condition on 18th

St. sidewalk & west façade with sloping landscape.

• Ancillary uses from corner building could encroach on public space.

Applicant Proposal


01.29.18

52

6. Open Space DeviationsApplicant Proposal

Initial Staff Observations of CCBPOverall Park Design Comments:

1. Sloped landscape & steps could limit flexible use of park for markets, events, etc..

2. Promenade needs to remain clear for fire lane; opportunity to provide space between trees for pop-up market tents, seating, etc.

3. Retail on corner building should also be on upper terrace with activity.

4. Change in topography 17 ft. “step” between spaces could provide a better transition and connection to new Metro entrance & Crystal Dr..

5. Lower Metro plaza could be mostly paved space with grove of trees, movable public seating, water feature, public art, etc..

6. 18th St. sidewalk experience & façade treatment is a concern.

7. Wall design will need to be further evaluated.

2

1

3

4

5

6

01.29.18

53

6. Summary of Sector Plan DeviationsCCSP Map/ Item CCSP

Page Deviation

(Y/N)Description

Building Heights 95 N Heights are below maximums 250’ & 200’.Bulk Plane Angle 97 Y Can be modified by County Board.Build-to Lines 47 Y Corner building in park space. 1770 building not

consistent on south and east sides.Street Network 51 Y Only private access from 15th St. provided- no alleys

proposed.Tower Coverage 99 N Coverage is below 75%.Land Use Mix 103 Y Commercial office below minimum 70% on south block.

Base Density 93 N Commercial & Residential FARs below 3.8 & 4.8Architectural Features 119 TBD Final site plan review will determine if met.Surface Transit 57 N Transit stops are consistent.Service/Loading 111 Y Maintaining existing access- not relocating to Clark-Bell.

Public Open Space 79,83 Y Corner building & overall character, configuration not met.

Retail Frontage/Underground

107 Y Corner building with inward facing retail

Street Sections 63,66 Y Street ROW & sidewalk dimensions not met on 18th St. or Crystal Dr.

Parking 72,73 TBD Final site plan will determine calculations.

Scenario 1 - Interim Condition

01.29.18

54

6. Issues for LRPC #2/Open House

• Community Services and Amenities Inventory

• Framing Issues for Open Space – will help to develop Guiding Principles for the Open Space during LRPC #2 and the Open House

• General Configuration

• Corner Building

• Market Theme

• Topography

• Access and Circulation

• Paving v. Landscaping

• Other Framing Issues Identified During LRPC #1

01.29.18

55

7. LRPC Discussion

01.29.18

56

7. Issues for LRPC #1

• Sector Plan Deviations

• Table on slide 53

• Questions for Staff or Applicant to Address at LRPC #2

• Identification of Framing Issues for Open Space Discussion at LRPC #2/Open House

01.29.18

57

8. Public Comment

01.29.18

58

9. Conclusion

01.29.18 crystal city block plan # ccbp-g – 1 draft · 1. lrpc meeting purpose. 01.29.18. review...

Documents