vi. master plan amendment concept

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1 vi. master plan amendment concept

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3 vi. master plan AMENDMENT concept Overview of the Planning Process The Master Plan for the Federal Use Parcel of the East Campus of St. Elizabeths is an Amendment to the approved 2008 Master Plan for the DHS Consolidation at St. Elizabeths. That Master Plan focused on the West Campus while leaving detailed planning for DHS at the East Campus and transportation planning for the future. These are the focus of this master Plan Amendment and the accompanying TTR. This Amendment is the result of a process of studying existing conditions, identifying planning constraints and opportunities, developing planning principles, accommodating programmatic requirements, and consulting with a variety of parties on the Master Plan in order to minimize impacts to the NHL while achieving the project goals of GSA and DHS. As part of the master planning process, a wide range of initial studies and test fits were developed for the DHS Study Area of the East Campus and were reviewed by GSA, DHS, and the Consulting Parties, including DC s OP, DMPED, and DDOT. A list of the Consulting Parties is included in the Acknowledgements section of this Master Plan Amendment. Comments on these studies from GSA,d DHS and the Consulting Parties have been addressed, and the planning studies and Amendment to the Master Plan have been modified and refined accordingly. Using this iterative process, three of the initial studies were selected by GSA and DHS for further development and study as Alternative Concepts. Based on additional comments, analysis, planning refinements and information, a preferred alternative was selected and developed as the recommended alternative in this Amendment to the Master Plan. It was requested that this preferred alternative be illustrated in this Amendment showing the context of the Figure 6.1 Federal Use Parcel In Context Master Plan Amendment Concept 93

4 West Campus as it has currently been developed for DHS and the East Campus as DC currently plans it to be redeveloped. Figure 6.1 shows this context, with the DHS Study Area of the East Campus indicated but not yet showing proposed DHS development within it. Summary of Alternative Concepts The three Alternative Concepts previously investigated and developed for DHS on the Federal Use Parcel of the East Campus are described below. They are: Concept A: East-West Bars Concept B: Campus Reflection Concept C: Atrium Concept B, Campus Reflection, is the preferred alternative, which is presented in further detail below. Each concept embodies the overall planning principles and urban design framework outlined in Section V above. Each concept is based on development of a new 750,000 GSF for FEMA, and a 775 space employee parking structure. Each concept locates a building for FEMA on the site of the existing Dix Pavilion, plus the area to the east of that building (i.e., the topographic depression ). Each concept is based on a new FEMA Building that faces MLK Avenue, incorporates a required minimum setback from the security fence on MLK Avenue, and reinforces the concept of a unified Campus for DHS by minimizing the distance between the East and West Campuses and providing for convenient pedestrian access between East and West. Each concept includes a Campus Connector under MLK Avenue to accommodate pedestrians, possibly some vehicles, and possibly utilities within the DHS Campus secure perimeter. These concepts also provide an opportunity for the new building to have a strong public presence on MLK Avenue. The three Alternative Concepts are briefly described below, followed by a discussion of key components and characteristics that vary among the concepts. These descriptions are not intended to be a full, objective comparative evaluation of the concepts, but rather provide further descriptive material and observations that contribute to an understanding of the concepts. Illustrations of the alternatives which were not selected accompany these descriptions, after which the selected alternative is described and illustrated in greater detail. Concept A: East-West Bars In Concept A the FEMA Building is organized into two long, roughly parallel, office wings or bars (Fig. 6.2) The east-west orientation is ideal for energy efficiency and optimizing the use of daylight, and also relates well to the direction of stormwater flow, from west to east. The ends of the wings closest to MLK Avenue (and the West Campus) are joined together by an atrium. Although the height of the building does not exceed the height of the existing Dix Pavilion (elevation 271), the number of floors increases from seven to nine from west to east, in relation to the topographic characteristics of the site. The easternmost wings of the building flare out slightly and define an open landscaped space that is oriented toward the wooded stream corridor and valley to the east. Employee parking is located in a structure to the east of the Horse Barn. The FEMA Building has an axial relationship with existing historic Buildings A, B and C on the West Campus across MLK Avenue, presenting a street frontage on MLK Avenue that is in scale with the neighboring buildings. It has a form that is well-suited to the site and to sustainable design approaches. Toward the east of the site the topographic depression is lower than the adjacent Pecan Street and historic Smith Center to the south. The parking structure, located to the east of the Horse Barn in all three concepts, is mostly underground on its west side, while the site slopes to the east and more of the FEMA Garage is exposed on its east side. Delivery and service vehicles use a ramp located between the parking structure and the Horse Barn, leading to a ring road that surrounds the FEMA Building for emergency access. The site to the east of the FEMA Building and Garage slopes steeply into a ravine. Concept B: Campus Reflection In Concept B the FEMA Building is comprised of three separate office wings, interconnected by glazed hyphens, organized around two central open courtyards (Fig. 6.4). This results in a campus setting that reflects the organization of many of the historic buildings on the East and West Campuses of St. Elizabeths. The westernmost L-shaped wing, which is close to Martin Luther King Jr. Avenue and the historic cottages, is four stories high. The height and volume of the other two wings increase from west to east. The central open courtyards are tiered from west to east in relation to the dropping topography of the site. Employee parking is located in a structure to the east of the Horse Barn, similar to Concepts A and C. An aerial view of Concept B, the selected alternative, is included in the more detailed presentation of this concept. It is shown from the southwest, illustrating Concept B s relationship with the surrounding context and with the topography, and indicating the finer grain of the building compared with that of Concept A. The axial relationship with historic Buildings A, B and C on the West Campus across MLK Avenue is maintained, and Figure 6.2 Master Plan Initial Concept A: East-West Bars Figure 6.3 Master Plan Initial Concept C: Atrium 94 Master Plan Amendment Concept

5 the street frontage on MLK Avenue is even more in scale with the neighboring buildings than in Concept A, as is the massing in general and the frontage on Pecan Street. This concept also has a form well-suited to the site and to sustainable design approaches, while opening even more to the adjacent historic structures. The site sections, also included in the more detailed presentation of this concept, clarify relationships of the new FEMA development with adjacent buildings, and in particular with the site s topography. The site sections through Pecan Street indicate the substantial grade change from west to east on the Federal Use Parcel relative to the East Campus to the south. This is also the case relative to the adjacent parcel on the north. Concept C: Atrium In Concept C the FEMA Building consists of a stepped and articulated spine building located on the northern part of the FEMA site, with four perpendicular northsouth wings on the southern part of the site (Fig. 6.3). These wings form three semi-enclosed courtyards facing south. At ground level, on the south side of the spine building, is a one-story atrium that will accommodate the principal east-west internal circulation which ties together the complex. The four wings increase in height from west to east. The parking structure is located directly to the east of the Horse Barn, as it is in Concepts A and B. While this concept represents a more compact scheme than Concept B, it creates a less than ideal relationship between the scale of the FEMA Building and the historic buildings to the north. Nevertheless, its compact nature and efficient use of land are distinct advantages. Selected Concept Based on detailed studies and analysis by GSA, DHS and the Consulting Parties, Concept B, Campus Reflection, was selected as the Preferred Alternative Concept and serves as the basis for this Amendment to the Master Plan. In general, it was agreed that the Campus Reflection scheme is the configuration that is most compatible with the character and patterns of historic buildings and open space at St. Elizabeths. The Campus Reflection scheme also will meet the functional and aesthetic requirements of GSA and DHS. This Scheme is illustrated within Figure 6.4 Selected Master Plan Concept: Campus Reflection Plan Master Plan Amendment Concept 95

6 the context of current West Campus development and proposed DC East Campus development in Figure 6.5. Figure 6.6 presents an aerial view of the scheme from the southeast, and Figure 6.7 presents a street view at the intersection of MLK Avenue and Pecan Street looking northwest. The Federal Use Parcel One of the outcomes of the master planning process for the DHS Study Area is the definition of the location and boundaries of the land to be used for the DHS facility, or the Federal Use Parcel, as represented in the Preferred Alternative Concept, the Campus Reflection scheme. The land will consist of two contiguous areas. One area, to be enclosed by security fences and linked to the DHS West Campus with an underground connection beneath MLK Avenue, will accommodate the FEMA building for DHS. This portion is bounded by a reconstructed and realigned Pecan Street on the south, a widened right-ofway and improved Martin Luther King Jr. Avenue on the west, a northern boundary that lies south of the existing Horse Barn and other historic structures to the north, and an irregular line in the undeveloped area to the east. The other area, connected to the main portion but not completely fenced, will accommodate the FEMA Garage. Additional areas will also require improvements to accommodate vehicular access to the garage and to the VIP entrance. Site Development Plan Elements The Amendment to the Master Plan for the DHS Consolidation at St. Elizabeths is comprised of the following site development elements: Land Use, Zoning and Adjacent DC St. Elizabeths East Campus Master Plan Relationship to the Adjacent Context Relationship to St. Elizabeths East Campus Relationship to St. Elizabeths West Campus Programmatic Requirements and Design Parameters 96 Master Plan Amendment Concept Figure 6.5 Selected Master Plan Concept: Campus Reflection in Campus Context

7 Figure 6.6 Selected Master Plan Concept: Campus Reflection Aerial Perspective from the Southeast Master Plan Amendment Concept 97

8 Figure 6.7 Selected Master Plan Concept: Campus Reflection View from MLK Avenue at Pecan Street Looking Northeast Key Plan for View 98 Master Plan Amendment Concept

9 Building Use by Functional Division Density Building Heights Transportation Improvements, Access and Circulation Transportation Management Program Vehicular Access and Circulation Transportation Improvements Parking Transit Pedestrian Circulation Landscape Plan Views Regional Views Neighborhood Views Views from the Federal Use Parcel Site Environment Stormwater Sustainable Development Site Infrastructure Security Development Phasing Building Efficiency, Constructability and Schedule Land Use, Zoning and Adjacent DC St. Elizabeths East Campus Master Plan As indicated above, one of the outcomes of the master planning process for the DHS Study Area is the definition of the location and boundaries of the land to be used for the DHS facility, or the Federal Use Parcel of the East Campus, to be occupied by FEMA. Figure 6.8 diagrams the East and West Campus organization as applicable to planning of the Federal Use Parcel of the East Campus, and locates the Parcel within this planning context. The remaining land within the DHS Study Area and to its south, within the St. Elizabeths East Campus, will become part of a mixed-use neighborhood to be developed by the Legend Grid Organization Primary Open Spaces Future Development Figure 6.8 Site Organization Diagram Master Plan Amendment Concept 99

10 SENSE OF PL District of Columbia. A plan for this portion of the East Campus is being developed by the District of Columbia with the objective of redeveloping the East Campus to include residential units and shops, restaurants, and other commercial facilities that will be used by the public as well as DHS employees from both the East and West Campuses. The Master Plan of the East Campus for the Federal Use Parcel indicates pedestrian gates from the secure DHS Campus that will encourage easy access to these off-campus facilities. In addition, bus bays for commuter buses and a shuttle from the Congress Heights Metrorail station will be located on an improved Pecan Street, providing good transit access to the consolidated DHS Campus. ACE: SYCAM Figure 6.10 Section A at Sycamore Street Looking East Relationship to the Adjacent Context The map of the broader context of the DHS Study Area shows the Preferred Concept in the context of existing and planned development in the area (Fig. 6.5). Proposed DHS construction is typically shown in light green (reflecting the widespread use of green roofs on the DHS facilities), historic structures in medium beige, and buildings for proposed DC development in light beige. This map indicates the relationship of the proposed FEMA development to the scale and character of the adjacent East and West Campuses of St. Elizabeths. Relationship to St. Elizabeths East Campus The DHS Master Plan for the Federal Use Parcel is sensitive to the adjacent historic resources on both the East and West Campuses. None of the five historic structures within the DHS Study Area is included in the Federal Use Parcel, and no proposed DHS facility is located between any of these structures and MLK Avenue. The proposed DHS buildings and the security fences are separated from historic structures by a minimum of 20 feet. The parking structure is located to the east of (i.e., behind) the historic Horse Barn, a concept that is illustrated in the District of Columbia s St. Elizabeths East Campus Master Plan, and the parking structure is planned to be no higher than the barn by taking advantage of the sloping terrain to the east. The DHS Master Plan for the Federal Use Parcel has also been developed in coordination with the development of DC s St. Elizabeths East Campus Master Plan, which includes mixed use infill buildings of approximately five stories across Pecan Street from the FEMA development. Figures illustrate a detail from DC s Master Plan with two sections taken at Sycamore Street and a perspective sketch of Sycamore Street looking south. DC s Master Plan also envisions low-intensity redevelopment of the parcel just north of the Federal Use Parcel, being sensitive to the historic agricultural Figure 6.9 DC s East Campus Master Plan, Enlarged Detail Figure 6.11 Section B at Sycamore Street Looking East 100 Master Plan Amendment Concept Figure 6.12 DC s St. Elizabeths East Campus Master Plan Sycamore Street Perspective Sketch Looking East (OP, December 2011)

11 buildings and landscape there. The Master Plan concept for FEMA on the Federal Use Parcel has endeavored to establish spatial and functional relationships with this context, and to relate appropriately with both the adjacent historic resources and DC s proposed redevelopment. Relationship to St. Elizabeths West Campus The DHS Master Plan includes an underground connection linking the East and West Campuses of DHS (Figs and 6.14). One part of this Campus Connector will likely be a tunnel that will accommodate utilities from the West Campus serving the East Campus. A second part will be for pedestrians, and a third may be for limited use of vehicles. If the configuration includes all three of these components, it is probable that they will be physically separated but part of the same structure, although it is possible that there will be two or even three separate tunnels. These will be within the secure area of the unified DHS Campus. The location of these necessary functional connections is shown to the west of the FEMA building, adjacent to a pedestrian entrance located on MLK Avenue. On the West Campus there will be a ramp that will allow the DHS shuttle to drive down to a lower level and pass beneath MLK Avenue, providing access to a lower level plaza on the DHS East Campus if this shuttle is pursued. Small pavilions for elevators and stairs will be located- on both sides of MLK Avenue, providing connections for pedestrian access between the East and West Campuses of DHS. Figure 6.13 Conceptual Section 1 Through Campus Connector Looking North Programmatic Requirements and Design Parameters The proposed DHS facility meets the programmatic requirements and planning parameters of DHS, as articulated in Section III of this Master Plan Amendment. All other DHS program components will be accommodated on the West Campus. 2 Figure 6.14 Conceptual Section 2 Through Campus Connector Looking East Key Plan for Conceptual Sections 1, 2 1 Master Plan Amendment Concept 101

12 Building Use by Functional Division The DHS facilities on the Federal Use Parcel of the East Campus will accommodate offices, support space, and parking for FEMA employees. Density The density of development of the Federal Use Parcel is consistent with the District of Columbia s St. Elizabeths East Campus Master Plan, and is consistent with the Programmatic Agreement and Memorandum of Agreement regarding Federal use of an East Campus parcel as part of the DHS Consolidation at St. Elizabeths. Figure 6.15 Elevation Study 1 View East Along MLK Avenue Building Heights The height of the proposed FEMA Building wings will vary in relation to their context and the existing topography. The part of the building that faces MLK Avenue will have a maximum height of four stories above existing grade. Building wings in the topographic depression to the east of the existing Dix Pavilion will not exceed the height of the existing Dix Pavilion (elevation 271 msl), or nine stories above existing grade, consistent with requirements of the Heights of Buildings Act of 1910 as well as other considerations addressed through the NHPA Section 106 consultation process and context. The proposed FEMA Garage will be lower than the adjacent Horse Barn and behind it, also as addressed in the Section 106 process. The site sections (Fig ) show the proposed buildings in relation to the existing site. Figure 6.16 Elevation Study 2 View East Along MLK Avenue Figure 6.17 Elevation Study 3 View North Along Pecan Street 4 3 1&2 Key Plan for Elevation Studies 1, 2, 3, 4 Figure 6.18 Elevation Study 4 View South Along Magnolia Street 102 Master Plan Amendment Concept

13 Transportation Transportation Planning and Improvements The TTR includes Transportation Alternative 2 Modified, which has been identified in the EIS as the preferred alternative for transportation improvements needed to accommodate access to the consolidated DHS Headquarters at St. Elizabeths. It includes the following roadway improvements: Interchange modifications at I-295 interchange with Malcolm X Avenue these improvements would provide direct ramps to the proposed West Campus Access Road and would help separate local traffic from traffic associated with the DHS Headquarters. The interchange modifications would also eliminate existing unsafe weaving conditions on I-295 and reduce the number of merge points onto I-295 northbound. West Campus Access Road this three-lane road would run parallel to I-295 to its East between the Malcolm X Avenue interchange and Firth Sterling Avenue. This new road would connect to the proposed access modifications at Malcolm X Avenue and provide access to the West Campus portion of the DHS Headquarters consolidation. Firth Sterling Avenue / West Campus Access Road Intersection Improvements these improvements will connect the West Campus Access Road with existing Firth Sterling Avenue and provide improvements and modifications to Firth Sterling Avenue and its side streets. Martin Luther King Jr. Avenue Improvements these improvements include two travel lanes in each direction, an additional turn lane, median, and sidewalks along Martin Luther King Jr. Avenue to mitigate traffic associated with FEMA and Gates 1 and 2 on the West Campus. These proposed transportation improvements are illustrated in Figure 6.19, along with the East Campus road network planned by DC. More detailed illustrations of the I-295/Malcolm X Avenue interchange and Access Road imporvements are shown in Figure 6.20, with more Legend Improvements for DHS Development Improvements for DC Development WMATA Metrorail Green Line Figure 6.19 Overall Transportation Improvements Plan Master Plan Amendment Concept 103

14 detail of the MLK Avenue improvements in Figure Table 6.1 provides mode split goals for the consolidated DHS Campus at St. Elizabeths. In addition, the preferred alternative would include the implementation of a shuttle system to reduce vehicular demand within the vicinity of St. Elizabeths. Two routes are proposed to serve the Congress Heights Metro Station. One route is proposed between the Anacostia Metro Station and DHS Headquarters. The shuttle service is discussed in more detail in this section. In March 2012, NCPC approved the preliminary and final design submission for the site development plans for Firth Sterling. Last November, NCPC approved the final design of the West Campus Access Road. In September 2009, GSA issued an Amended ROD for the West Campus Access Road and Firth Sterling Avenue intersection improvements. The West Campus Access Road will include two inbound lanes and one outbound lane between the West Campus and Firth Sterling Avenue. Campus access would be provided at Gate 4. The new intersection would modify the existing intersection of Firth Sterling Avenue at Barry Road/ Stevens Road/Eaton Road. Vehicles moving westbound on Firth Sterling Avenue would be able to make a left turn on to the proposed West Campus Access Road or continue straight on Firth Sterling Avenue. The recently constructed streetcar tracks along Firth Sterling would not Figure 6.20 I-295/Malcolm X Avenue Interchange and West Campus Access Road Improvements dhs st. elizabeths campus mode split Goals dhs st. elizabeths campus mode split Goals dhs employee arrival mode percentage Automobile - Sov 15 dhs employee arrival mode percentage Carpool with non-dhs (arrive SOV) 4 Automobile - Sov 15 Carpool/vanpool (HOV) 18 Carpool with non-dhs (arrive SOV) 4 Drop off/kiss-and-ride 1 Carpool/vanpool (HOV) 18 Commuter/express bus 8 Drop off/kiss-and-ride 1 Shuttle from Metrorail station 30 Commuter/express bus 8 Metrobus 6 Shuttle from Metrorail station 30 Walk from home or Metrorail station 5 Metrobus 6 Bicycle 1 Walk from home or Metrorail station 5 Motorcycle 1 Bicycle 1 Work from home/telework 9 Motorcycle 1 Did not work (vacation/sick) 2 Work from home/telework 9 total 100 Did not work (vacation/sick) 2 Sov single-occupant vehicle; Table 6.1 St. Elizabeths Campus Mode Split Goals 100 total Hov - high-occupancy vehicle. Figure 6.21 Martin Luther King Jr. Avenue Improvements Sov - single-occupant vehicle; Hov - high-occupancy vehicle. 104 Master Plan Amendment Concept

15 require relocation. Eaton Road would be extended from its current terminus for Firth Sterling Avenue to intersect with Firth Sterling Avenue and Barry Road. The proposed new intersection would include new traffic signals, which would be reviewed and approved by DDOT prior to construction. Approximately 10 bus bays providing service to the West Campus would be constructed along the eastern side of the proposed West Campus Access Road between Gates 4 and 6 to support commuter bus, Metrobus and shuttle service from the Anacostia station. Transportation Management Program A Transportation Management Program (TMP) has been prepared for the planned DHS Headquarters Consolidation at St. Elizabeths, consistent with NCPC s requirements, and was published in January This TMP is an amendment that builds on the program in the December 2008 TMP, which was developed in conjunction with the 2008 DHS Consolidation Master Plan. The 2012 TMP incorporates results of additional analysis and departmental coordination that has occurred since the 2008 TMP was published. The objective of the current TMP is to ensure that adequate measures are undertaken and maintained to minimize transportation impacts which result from the DHS Headquarters consolidation. The TMP includes specific strategies to encourage changes in employee travel modes as well as trip timing, frequency, length, and travel routes, with the objectives of reducing traffic congestion, improving air quality, and reducing demand for parking facilities. The TMP includes two key components: a Transportation Demand Management (TDM) Implementation Plan and a TMP Performance Evaluation and Monitoring Plan. The TDM Implementation Plan provides guidance on implementing TDM strategies over the course of the phased relocation of DHS employees to St. Elizabeths as well as over the longer term, after the DHS Campus has been fully built and occupied. DHS will use the TMP Performance Evaluation and Monitoring Plan to ensure that the TDM Plan continues to address these issues over time. As a result of evaluation and monitoring, the Figure 6.22 Vehicular Access and Circulation Diagram Master Plan Amendment Concept 105

16 TMP will be updated as the project develops, particularly during the planning of the East Campus, and thereafter on a regular basis. Access and Circulation Vehicular Access and Circulation Vehicular access to and within the Federal Use Parcel of the East Campus will be needed for employees, deliveries, emergency vehicles, and occasional VIP visitors (Figs 6.22 and 6.23). No direct vehicular access through the secure perimeter along MLK Avenue into the Federal Use Parcel is planned. Vehicular access for employee parking and for service vehicles will be provided from Pine Street, which intersects MLK Avenue opposite Gate 2 of the West Campus. This access point will be a signalized intersection, providing access to the DC s UCC and to the FEMA Garage on the Federal Use Parcel. Improvements will be necessary to develop this shared access and to provide a street section meeting DDOT s requirements. A new roundabout on Pine Street will provide for vehicle rejection at the UCC vehicle check point along with a spur connection to a vehicle check point at the entry to the FEMA Garage. The UCC s vehicle check point will be located on Pine Street beyond the roundabout, allowing for FEMA vehicle queuing on the spur. This condition is illustrated in both DC s East Campus Master Plan and in this Master Plan Amendment. Immediately west of the proposed FEMA Garage will be a proposed two-way ramp for DHS service and delivery vehicles, which will descend approximately 20 feet from north to south due to the topography at this location. The ramp will connect with an internal ring road, planned for emergency vehicles within the Federal Use Parcel, and will provide access to the service and loading area for the FEMA Building. The only vehicles permitted to circulate within the secure perimeter of the Federal Use Parcel will be emergency vehicles, pre-screened delivery trucks (subject to limitations relating to the location and design of the loading area), occasional VIP vehicles, and possibly a DHS internal shuttle service. The internal ring road on the Federal Use Parcel will be an approximately 26-foot wide circulation route surrounding the FEMA Building, to be designed primarily for pedestrian use but able to accommodate emergency vehicles and possibly service vehicles. All vehicles accessing the Federal Use Parcel will be screened prior to entry through the secure perimeter. Emergency vehicle access to the Federal Use Parcel will require a minimum of two entry points. One entry point will be at the VIP gate, accessed from 106 Master Plan Amendment Concept Figure 6.23 Site Plan Detail Showing Pecan Street and Pine Street Improvements

17 a connection with Magnolia Street to the north of the Parcel. The other emergency vehicle entry point will be from Pecan Street at the employee pedestrian entrance to the south of the FEMA office building, or possibly near the intersection of Pecan Street and 13th Street, at the southeast corner of the Parcel. The internal DHS Campus shuttle service is planned to connect destinations within the West Campus, and will possibly connect to the Federal Use Parcel of the East Campus via the Campus Connector under MLK Avenue. This connection could facilitate linkage between transit vehicles on Pecan Street and those on the West Campus of DHS. Local Transportation Improvements Beyond the transportation improvements outlined in this section of this Master Plan Amendment and those described above, including the widening of MLK Avenue (Figs and 6.25), additional transportation improvements are being planned, primarily in connection with DC s redevelopment of the East Campus. These changes include the widening and reconfiguration of Pecan Street, which forms the southern boundary of the Federal Use Parcel (Figs 6.26 and 6.27); the improvement of 13th Street; and the connections of Dogwood Street to 13th Street and of Sycamore Street to Pecan Street. These improvements will create an East Campus street network which connects to the street systems in adjacent neighborhoods and which provides for efficient shuttle and WMATA bus loops connecting the Anacostia Metrorail Station with points throughout the East Campus, including the Federal Use Parcel. The newly configured and widened Pecan Street will be built to the south of the Federal Use Parcel; its intersection with MLK Avenue will be signalized, as will the intersection of Pine Street with MLK Avenue. Pecan Street will also be Figure 6.24 Existing MLK Avenue Section (Typical) Figure 6.25 Proposed MLK Avenue Section (Typical) Figure 6.26 Pecan Street Section 1 At East End Figure 6.27 Pecan Street Section 2 At West End 1 2 Key Plan for Pecan Street Sections 1, 2 Master Plan Amendment Concept 107

18 Figure 6.28 Elevation Study 1 (East) of Proposed Garage Figure 6.29 Elevation Study 2 (North) of Proposed Garage Figure 6.30 Elevation Study 3 (South) of Proposed Garage Figure 6.31 Elevation Study 4 (West) of Proposed Garage Key Plan for Elevation Studies 1, 2, 3, Master Plan Amendment Concept

19 connected to Sycamore Street per DC s plans, requiring relocation of the Blackburn Laboratory Building. This is shown in DC s East Campus Master Plan, and is reflected in this Master Plan Amendment. Connections to Malcolm X Avenue and to 8th Street are also included as part of the ongoing development of DC s East Campus Master Plan. Parking The Federal Use Parcel of the East Campus is to include a 775-space multi-level garage to accommodate FEMA employee parking, located toward the eastern edge of the DHS Study Area in order to minimize its visual impact on the NHL and its visibility from MLK Avenue, as well as to provide adequate queuing distance for identity checks (Figs ). The garage is planned to be 4.5 levels. The south façade of the garage will serve as part of the Federal Use Parcel s secure perimeter. Employees, after parking, will pass through a pedestrian security checkpoint that will be built into the south façade of the garage, prior to entering the FEMA Building grounds on the Federal Use Parcel. Transit Transit access to the Federal Use Parcel will be provided by either Metrobus or designated DHS Shuttles (Figs. 4.8 and 6.32). A shuttle bus system is planned to transport DHS employees from the Congress Heights Metrorail station to the Federal Use Parcel. This shuttle system will allow employees to disembark adjacent to a pedestrian access point to the Federal Use Parcel via five bus bays along the north side of Pecan Street. The proposed shuttle bus route for the Federal Use Parcel will be within the boundaries of DC s East Campus Master Plan. There are two other proposed shuttle bus routes that access the West Campus: one from the Congress Heights Metrorail station and one from the Anacostia station. Walking or biking to and from the Congress Heights station will be another possibility for DHS employees. The roadway network in DC s East Campus Master Plan is intended to provide safe pedestrian and bicycle access to and from the Congress Heights station. The walk from the Congress Heights station to the Federal Use Parcel is approximately 10 to 12 minutes along the proposed 13 th Street route. Shuttle Route 1 Shuttle Route 2 Shuttle Route 3 Figure 6.32 Proposed Transit Shuttle Map Master Plan Amendment Concept 109

20 Another future transit alternative for DHS employees will be a planned streetcar line on MLK Avenue connecting with the Anacostia Station. This will be an extension of a proposed streetcar line that will connect Joint Base Anacostia-Bolling with the Anacostia Metrorail Station. Pedestrian Circulation All DHS employees and visitors, once admitted to the secure, unified Campus, will be able to circulate freely throughout the outdoor environment of the Campus (Fig. 6.33). This Master Plan Amendment includes three pedestrian access points to the Federal Use Parcel of the East Campus: from the north along the south façade of the garage; from the west on MLK Avenue just south of the underground Campus Connector; and from the south on Pecan Street, at the intersection of the realigned Sycamore Street. Pedestrian movement between the West and East Campuses will primarily be via the Campus Connector however, employees can exit and enter through any of the gates on MLK Avenue to travel between campuses or to the amenities in the neighborhood. Figure 6.33 Pedestrian Access and Circulation Diagram 110 Master Plan Amendment Concept

21 Landscape Plan The landscape framework plan for the Federal Use Parcel is based on the concept of a smooth transition from the adjacent historic context of the East Campus to the interior courtyards of the new FEMA facility (Fig. 6.34). The perimeter landscape is a security buffer that is intended to be complementary to the historic landscape context to the south and west of the parcel and begin this transition. The interior courtyards are secure environments serving dual roles as pedestrian amenities and stormwater rain gardens. The perimeter landscapes and interior courtyards are integrated environments that are tied together by the thread of stormwater management. The landscape framework plan closely follows the existing topography and is designed to move the stormwater through the site from the west to the east riparian habitat along Suitland Parkway. The preservation and enhancement of water quality is an essential component of the stormwater management design. Best management practices (BMPs) will be used to capture and reuse as much stormwater as possible through low impact development (LID) techniques, employing sustainable technology. These BMPs will be applied throughout the site, treating run-off close to its source, helping to mimic pre-developed conditions, and protecting the sensitive waters of the District of Columbia. These stormwater management designs for the Federal Use Parcel comply with the proposed amendments to the DC Stormwater Guidebook, as set forth by the Director of the District Department of the Environment (DDOE), and the Federal Stormwater Management Requirements, as set forth by the Environmental Protection Agency (EPA) and the Energy Independence and Security Act (EISA), Section 438. The accompanying sections (Figs. 6.35, 6.36, 6.40 and 6.41) illustrate these landscape zones and areas, while the accompanying photographs (Figs ) show comparable spaces to suggest their possible character. Figure 6.34 Proposed Landscape Framework Master Plan Amendment Concept 111

22 Components of the Landscape Framework Plan include: Perimeter Landscape Zone: The perimeter landscape zone is a relatively open transitional zone located between the fenced security buffer that surrounds the FEMA office building to the retention area environment adjacent to the buildings. This zone is typically a filter strip of sloping vegetated areas. It receives run-off from adjacent areas, slowing the rate of flow, trapping sediment and pollutants, and reducing total run-off from small storms. The zone consists of deciduous trees, permeable low-mow lawns, and native shrubs selected to blend with the surrounding plantings. The landscape configurations and plantings in this zone are intended to be compatible with those of the adjacent landscapes in the NHL, using plant species and trees similar to those in the adjacent NHL. Those plantings along Pecan Street will also be compatible with that streetscape, while those on the north side of the site will provide a dense buffer for the adjacent historic farm buildings and landscape. At the eastern edge of the site the landscaping will relate more closely to the adjacent ravine, with consideration given to the importance of views from the building in this direction. Retention Areas: Retention areas are located in the perimeter landscape of the buildings. Retention areas are vegetated channels and linear depressions that temporarily store and move run-off water, reducing the total run-off and flow rate from small to moderate storms. Retention areas maintain some capacity to filter pollutants from the stormwater run-off. The retention areas will also be able to capture excess run-off from the green roofs while providing habitat and wildlife value. Amenity / Rain Garden Zone: The interior courtyards of the FEMA building are secure enclosed pedestrian environments. They are comprised of walkways, site lighting and furnishings. Theses amenities frame the Figure 6.35 Landscape Section 1 Through Courtyard Figure 6.37 Water Conveyance Features as Part of Landscape Figure 6.38 Retention Areas 1 2 Key Plan for Landscape Sections 1, 2 Figure 6.36 Landscape Section 2 Through Pecan Street Figure 6.39 Stepped Constructed Wetland 112 Master Plan Amendment Concept

23 rain gardens, which are shallow planted depressions that eliminate run-off through infiltration and pollutant absorption. The intent of these gardens is to promote as much infiltration as possible. The rain gardens will be connected to each other through the buildings to move excess stormwater through the site to the riparian habitat along Suitland Parkway. Entrance Courts: There are three courts or plazas within the perimeter landscape that serve as the arrival spaces to the FEMA building. The MLK Plaza is a grand plaza that serves as the main visitor and VIP entrance court. It will also be the entry point for those using the pedestrian access on MLK Avenue. This plaza will be comprised of public art opportunities, water fountains, and site furnishings and plantings. There are two primary staff entrance courts, one to the north of the intersection of Pecan and Sycamore Streets and one from the FEMA employee parking garage. All entrance courts will follow BMPs for stormwater management. Figure 6.40 Proposed Section 1 East-West Green Roofs: Each of the wings of the FEMA Building and FEMA Garage will have a green roof. Green roofs are layers of vegetation installed on the tops of buildings. Green roofs reduce the amount of water from small to moderate storms that quickly reached the ground surface, and also reduce the rate of run-off flow. In addition, they provide insulation and thermal mass, reducing building envelope heat transmission, and provide habitat and wildlife value. Excess run-off can be captured in the retention areas or the rain gardens. Figure 6.41 Proposed Section 2 North-South 2 Key Plan for Proposed Sections 1, 2 1 Master Plan Amendment Concept 113

24 Views Since reciprocating views and vistas are an integral and defining component of St. Elizabeths as a National Historic Landmark, it is necessary to visualize how proposed development will impact views of the St. Elizabeths East Campus. In accordance with the Planning Principles, the Master Plan seeks to preserve existing views and protect the visual quality of the East Campus to the greatest extent possible while accommodating the new DHS development. Regional Views Five important regional views have been selected for the assessment of the proposed development on the Federal Use Parcel of the East Campus (Fig. 6.42). Each view is presented as a photomontage, incorporating a computergenerated massing model of the proposed structures into an existing-conditions photograph, looking from each view location identified on Figure 6.39 toward the Federal Use Parcel. The photomontages demonstrate what a viewer could expect to see from each view location when the development has been completed. All views were photographed using a telephoto lens, with the actual distance from the vantage point to St. Elizabeths indicated. Figure 6.42 Regional Views Key Map 114 Master Plan Amendment Concept

25 A Gravelly Point View B Arlington House View C Hains Point View Figure 6.43 A Gravelly Point View Location (2.5 miles) Figure 6.44 B Arlington House View Location (4.5 miles) Key Plan for Views A, B, C Figure 6.45 C Hains Point View Location (1.5 miles) Master Plan Amendment Concept 115

26 D Fort Stanton View E Suitland Parkway View Figure 6.46 D Fort Stanton View Location (1 mile) Figure 6.47 E Suitland Parkway View Location (.25 mile) Key Plan for Views D, E 116 Master Plan Amendment Concept

27 Neighborhood Views Seven neighborhood views were identified from strategic locations in the vicinity of the Federal Use Parcel, from MLK Avenue (three locations), the Unified Communications Center (one location), Suitland Parkway (one location), and the East Campus (two locations; Fig. 6.48). Proposed DHS development on the Federal Use Parcel is shown, as are the approximate locations and volumes of proposed buildings of DC s St. Elizabeths East Campus Master Plan Proposed street improvements, existing historic buildings, and existing non-historic buildings are shown. These have been incorporated in a computer model which reflects the existing landscape and topography along with the proposed topography of the redeveloped Federal Use Parcel. Natural buffers, such as forested areas and the ravine to the east of the Federal Use Parcel, help to conceal portions of the DHS development on the Parcel from the adjacent neighborhood. These natural features are used to screen the view into the Federal Use Parcel from Suitland Parkway. (A large portion of the Parcel was significantly altered by the construction of the Dix Pavilion in the 1950s when part of the ravine was filled and most of the natural buffers were removed.) Figure 6.48 Neighborhood Views Key Map Master Plan Amendment Concept 117

28 A View looking northeast at the intersection of MLK Avenue and Pecan Street This view is from the west side of MLK Avenue, showing the southwest corner of the Federal Use Parcel. B View looking east from MLK Avenue This view looks east between the FEMA Building and the Horse Barn, showing the FEMA Garage behind the Horse Barn. Figure 6.49 A View Looking Northeast at the Intersection of MLK Avenue and Pecan Street Key Plan for Views A, B Figure 6.50 B View Looking East from MLK Avenue 118 Master Plan Amendment Concept

29 C View from MLK Avenue toward the southeast This view looks southeast to the FEMA Building, showing one of the NHL s contributing buildings in the foreground and East Campus buildings on the right side. D View from the UCC site looking east This view looks from the FEMA Garage driveway to the FEMA Garage and the Horse Barn in the center, with the FEMA Building in the background. The Dry Barn is on the right. Figure 6.51 C View from MLK Avenue toward the Southeast Key Plan for Views C, D Figure 6.52 D View from the UCC Site Looking East Master Plan Amendment Concept 119

30 E View looking southwest from Suitland Parkway This view shows the FEMA Garage and FEMA Building on the East Campus plateau. The Horse Barn and Dry Barn may be visible through the slope s vegetation on the right, depending on seasonal foliage. F View from Pecan Street, east of the Smith Center This view looks west down Pecan Street from the Smith Center, showing the FEMA Building with the Smith Center on the left and West Campus Building A in the background. Figure 6.53 E View Looking Southwest from Suitland Parkway Key Plan for Views E, F Figure 6.54 F View from Pecan Street, East of the Smith Center 120 Master Plan Amendment Concept

31 G View from East Campus looking north along Sycamore Street This view shows the FEMA Building at the end of Sycamore Street, past the intersection of Sycamore Street and Redwood Drive, with East Campus buildings on the right and proposed DC development on the left. Figure 6.55 G View from the East Campus Looking North along Sycamore Street Key Plan for View G Master Plan Amendment Concept 121

32 Views from the Federal Use Parcel Five views were identified from significant locations within the Fedearl Use Parcel, from within the courtyards (two locations), within the FEMA Building (two locations), and between the FEMA Building and the FEMA Garage (Fig. 6.56). Looking southwest from the proposed open space near the staff entrance and south from the east courtyard of the FEMA complex, one can see the historic buildings of the West and East Campuses. From the staff entrance at the FEMA Garage one can see one of the historic barns. From upper story windows of the FEMA Building there are views of the historic buildings on the West Campus and East Campus, both the agricultural buildings to the north and the Maple Square buildings to the south. From windows looking northeast and east there are views over the Stickfoot Branch ravine and the adjacent highlands (which are not shown in the computer model views). Figure 6.56 Federal Use Parcel Views Key Map 122 Master Plan Amendment Concept

33 A View looking southwest from the southwestern open space of the Federal Use Parcel This view of the southwest corner of the Federal Use Parcel looks across MLK Avenue to the West Campus Buildings A and C, with the corner of the FEMA Building on the right. B View looking south from the eastern courtyard of the FEMA Building This view shows the FEMA Building framing a view of the Smith Center and the Blackburn Lab Building as relocated in DC s St. Elizabeths East Campus Master Plan. Figure 6.57 A View Looking Southwest from the Southwestern Open Space of the Federal Use Parcel Key Plan for Views A, B Figure 6.58 B View Looking South from the Eastern Courtyard of the FEMA Building Master Plan Amendment Concept 123

34 C View looking northwest from between the FEMA Garage and the adjacent FEMA Building entrance This view is from the FEMA Building entrance adjacent to the FEMA Garage. The Garage is on the right and the Horse Barn is next to it, on its left. D View looking northwest from the north side of the FEMA Building This view from the fifth floor of the FEMA Building shows the cluster of historic farm buildings to the north, with the Horse Barn in the right corner, the Dry Barn above it to the north, and the two cottages and the Scale House to the left. West Campus buildings appear across MLK Avenue. Figure 6.59 C View Looking Northwest from Between the FEMA Garage and the Adjacent FEMA Building Entrance Key Plan for Views C, D 124 Master Plan Amendment Concept Figure 6.60 D View Looking Northwest from the North Side of the FEMA Building

35 E View looking northwest from the west side of the FEMA Building This view from the fourth floor of the FEMA Building looks over the Campus Connector and across MLK Avenue to the A and B Buildings on the West Campus. Figure 6.61 E View Looking Northwest from the West Side of the FEMA Building Key Plan for View E Master Plan Amendment Concept 125

36 Site Environment Stormwater The following stormwater management (SWM) design intents are envisioned to be utilized on the St. Elizabeths Federal Use Parcel to comply with the proposed amendments to the DC Stormwater Guidebook, as set forth by the Director of the District Department of the Environment (DDOE); and with Federal Stormwater Management Requirements, as set forth by the Environmental Protection Agency (EPA) and the Energy Independence and Security Act (EISA), Section 438. These Best Management Practices (BMPs) should be implemented in design to capture and reuse as much stormwater as possible through Low Impact Development (LID) techniques and by employing sustainable technology. Implementing environmentally benign stormwater management techniques will help to protect the sensitive waters of the District of Columbia. 775 SPACES (4.5 LEVELS) The preservation and enhancement of water quality is essential for humans and other living organisms and should be incorporated into the Federal Use Parcel s stormwater management design. Practices may include bioretention facilities, bio-swales, bio-planters, green roof systems, pervious surfaces, sub-surface/structural BMPs, wet ponds, and roof top disconnection. These methods of treatment should spread throughout the site, treating runoff close to the stormwater source, helping to mimic pre-developed conditions. These practices should be integrated into the landscape design in ways that create attractive and pleasant open spaces for both active and passive uses, while also providing for stormwater quality and quantity treatment through the most natural means possible and as close to the stormwater sources as possible. Per EISA requirements, 1.2 inches of stormwater runoff should be retained onsite and used for irrigation, infiltration, internal building grey water, or similar uses. Capture and reuse of runoff, through irrigation of proposed native planting species, will encourage evapotranspiration, while also helping to reduce the post-developed peak discharge and quantity volumes. Types and locations of facilities will be dependent upon geotechnical analysis and refinement of the development concept. Cisterns, underground storage, and similar uses may be necessary if infiltration is not feasible. Water quantity measures should be provided to maintain post-development peak discharges for a 24-hour, 2-year and 15-year frequency storm, to help reduce downstream channel erosion and overbank flooding. As conceptually planned, the proposed impervious conditions will be less than or equal to the existing conditions. Beyond the quantity reduction achieved through the various LID Figure 6.62 Proposed Grading Plan 126 Master Plan Amendment Concept

37 practices, structural BMPs, blue roofs, and wet ponds could be used, if necessary, for additional 2-year and 15-year controls. Types and locations of facilities will be dependent upon geotechnical analysis and refinement of the development concept. Management; and the Energy Independence and Security Act of In addition, GSA has published Sustainability Matters to guide and encourage project designers to creatively pursue and maximize sustainability outcomes. Preliminary search of records indicates that the site mostly contains soils with a hydrologic soil group rating D, with surrounding minor areas of rating A and B. Geotechnical studies should be performed to verify infiltration rates, presence of fly ash, and to provide specific geotechnical recommendations for potential soil remediation. Final stormwater management plans should employ design and construction strategies to meet all local and Federal requirements. All significant natural resources and highly erodible soils should be identified, protected and preserved throughout the planning and construction stages of the project. Selected stormwater management measures should be utilized to reduce stormwater discharge of polluted waters, and to maintain and restore predevelopment hydrology with respect to rate, volume, and duration of the flow to the maximum extent practicable, thus mimicking natural hydrologic cycles. Sustainable Development GSA is committed to incorporating principles of sustainable design and energy efficiency into its development of the DHS consolidated Campus at St. Elizabeths, so as to reduce negative impacts on the environment and on the health and comfort of building occupants, thereby improving building performance. For GSA the basic objectives of sustainability are to reduce consumption of non-renewable resources, minimize waste, and create healthy, productive environments. Associated sustainable design principles include the ability to: optimize site potential; minimize non-renewable energy consumption; use environmentally preferable products; protect and conserve water; enhance indoor environmental quality; and optimize operational and maintenance practices. The intended result is a FEMA development on the Federal Use Parcel of the East Campus, as an integral part of a consolidated DHS Campus, which achieves an optimal balance of cost, environmental, societal and human benefits while meeting the mission and function of DHS. GSA will use the LEED Green Building Rating System of USGBC as a tool for evaluating and measuring achievements in sustainable design on the Federal Use Parcel, and requires its new buildings to achieve a minimum Gold rating under the LEED system. In addition to LEED, GSA s commitment to sustainable design includes compliance with the Energy Policy Act of 2005; the President s Executive Order 13423, Strengthening Federal Environmental, Energy and Transportation Section IV of this Master Plan Amendment provides detail regarding sustainable design approaches which are required, and some which are recommended, for achieving LEED Gold certification and for pursuing GSA s broad sustainability objectives. Best practices in sustainable design are constantly evolving, knowledge of successful applications and examples of good sustainable design are expanding, and sustainable technologies are continuously developing. It is expected that the FEMA facilities and associated development of the Federal Use Parcel will meet and preferably exceed GSA s sustainable design requirements applicable at the time of design, and that they will represent state-of-the-art sustainable design. Site Infrastructure The utility infrastructure for DHS at St. Elizabeths will be almost entirely new, to be built as part of the construction of new development on the DHS Campus at St. Elizabeths. Consistent with the Planning Principles, the new site utilities infrastructure will be centralized for security, redundancy, and operational efficiency to insure the continuity of critical operations. The site utilities will also be consolidated into a below-grade distribution network to maintain the integrity of the historic landscape. The infrastructure for the site will consist of all utility systems that will be employed to operate the DHS Campus. Basic utility service will be provided by connections to utility systems surrounding the Campus: domestic water, stormwater, sewer, electric power, natural gas, and telecommunication and data. Due to the topography of the Federal Use Parcel, with steep slopes falling toward the stream valley and Stickfoot Branch to the east, the water utilities will be placed to allow these systems to operate by natural pressures provided by the supply grid and by gravity for the storm and sewer systems). Domestic water service will connect to the District of Columbia water distribution network. Water service as planned assumes the construction of a proposed 2 million gallon DC Water and Sewer Authority (WASA) water storage tank on the East Campus, across the ravine from the Federal Use Parcel, which is planned to provide water service to the entire Anacostia service area. Construction of the water tower will improve water pressure in the lines on MLK Avenue and throughout St. Elizabeths. Figure 6.63 Wind Conditions Figure 6.64 Sky Conditions Figure 6.65 Solar Orientation Master Plan Amendment Concept 127

38 Utilities will be collocated, primarily in below-grade tunnels or accessible trenches, and will avoid conflicts with the underground National Operations Center (NOC) on the West Campus. These and some directly-buried utilities will be located following the course of existing roadways and paths to maintain the integrity of the historic landscape, consistent with the Planning Principles. Security This Master Plan Amendment requires that development on the Federal Use Parcel of the East Campus be designed in compliance with the Interagency Security Committee s (ISC) ISC Security Design Criteria to conform with criteria for a Level V standard, which is the highest security standard for US Government facilities. Design for security on the Federal Use Parcel is also to be in compliance with the 2008 DHS Headquarters Consolidation at St. Elizabeths Security Master Plan. Compliance will be maintained in and around the DHS Campus, based on these criteria and the program and security requirements described in Section III of this Master Plan Amendment, and with any applicable Federal security regulations which may be issued subsequent to this Master Plan Amendment and prior to design of facilities described in or associated with this Master Plan Amendment. Development Phasing The full development of the DHS Consolidated Campus at St Elizabeths is planned to occur in three phases over eight years (Figs and 6.67). Phase 1 consists of construction on the West Campus, West Campus Access Road and Firth Sterling as shown in the Phasing Plan. The primary components of this phase are the Coast Guard Headquarters, part of the DHS Operations Center (DOC), a parking structure, renovation of several existing buildings, and part of the security perimeter. The primary components of Phase 2 construction on the West Campus consists of the Center Building, the remainder of the DOC, rehabilitation of most of the historic buildings, additional perimeter security work, parking structures, and the Malcolm X/I-295 Interchange and Martin Luther Figure 6.66 DHS Campus Phasing Plan 128 Master Plan Amendment Concept

39 King Jr. Avenue street improvements. The Federal Use Parcel of the East Campus will be developed during Phase 2. The Federal Use Parcel will be constructed in one phase. The primary components of Phase 3 on the West Campus consist of additional security perimeter work, a warehouse and delivery screening facility, landscape work, and an addition to the cogeneration facility. Each of these phases includes demolition work as well as new utility infrastructure. Build-out of DC s St. Elizabeths East Redevelopment Framework Plan is not yet determined, although it is the intent of the District of Columbia to develop commercial uses that will serve DHS employees who will work at the FEMA facility on the Federal Use Parcel of the East Campus as well as the West Campus. Figure 6.67 DHS Campus and Transportation Improvements Phasing Plan Master Plan Amendment Concept 129

40 Building Efficiency, Constructability and Schedule Although the hyphenated, multiple building wing scheme of the selected Campus Reflection Concept is inherently less efficient than a rectangular solid, the three primary building wings are linked together to facilitate operations and efficiency (Fig. 6.68). The building wings fit naturally on the site within the topographic depression, minimizing the need to disturb existing topography and vegetation on related embankments. No significant constructability or schedule issues are apparent. The garage will require excavation (three levels below grade, cut into the hillside), and will probably require special foundation work due to its proximity to a WMATA Metrorail Green Line tunnel, but the foundation work should be of conventional type for construction close to such tunnels. The proposed garage location appears to include significant areas of fill and disturbed vegetation. Geotechnical investigation is necessary to determine locations and extent of fly ash, and to determine suitability of soils for stormwater management approaches described above; there may be issues associated with fly ash and with permeability of the soils, but there is very little information currently available regarding these issues. Figure 6.68 FEMA Building Major and Minor Cores Diagram 130 Master Plan Amendment Concept Figure 6.69 FEMA Building Aerial View from Southeast