Courthouse Square Planning & Urban Design Study Working Group Meeting #11 September 2, 2014 1
Study Area
Courthouse Square DRAFT Design Concepts A B C 3
Public Feedback July 23 Workshop & Online Survey 1. July 23 Workshop Unveiled 3 design concepts and solicited input on the Big Ideas Over 100 people in attendance Nearly 70 attendees submitted surveys 2. Online Survey Replicated the paper preference surveys Survey open from July 29 August 10 581 survey entries 4
BIG IDEA #1 Survey Results A. Flexible Spaces 24% B. Garden Rooms 41% C. Promenade/Green 35% Concept B: Garden Rooms Open Space Type Public Feedback Green space with outdoor rooms that accommodates pedestrian movement across the area. Formal and informal gathering areas. Large tree canopy and shade. Design for a variety of multi-seasonal programmed and impromptu uses. Considerations Future planning and design will occur during a subsequent master plan process and provide precise layout, uses and amenities within designated spaces. Desired and future pedestrian pathways will be a significant factor in planning the future open space. 5
BIG IDEA #2 Farmer s Market Survey Results A. Pop-up & Building 39% B. Market Tent 24% C. Multi-use Structure 37% Concept A: Pop-up & Building Public Feedback Maintain the current market and relocate to the future N. Uhle St. promenade. Allow flexibility for an expanded, permanent market structure on the Square to accommodate future needs. Considerations Any structure should open to the square and serve a multi-purpose function. The market should be designed for easy access by pedestrians and vehicles. Additional study of farmer s market wants and needs will help define ultimate market presence. The market can evolve over time. 6
BIG IDEA #3 Main Metro Entrance Survey Results A/C. Relocate/Plaza 64% B. New Grand Entrance 36% Concept A/C : Relocate to Elevator Public Feedback Relocate the main Metro entrance to Courthouse Plaza near 15 th St. N. to provide for a landmark presence, a multi-modal connection and direct access and arrival onto the Square. Use existing Metro tunnel system. Considerations Brings the main entrance onto the Square rather than having multiple dispersed locations. Allows for removal of Courthouse Plaza canopy which blocks views into and out of the plaza and the future Square. Provides consolidation of a multi-modal hub for buses and bicyclists along 15th St. N. The relocated Metro entry near the elevator is not on WMATA property. 7
BIG IDEA #4 15 th Street N. Survey Results A. Standard Street 18% B. Convert Street into Plaza 39% C. Shared Street 43% Concept C: Shared Street Public Feedback Keep 15 th St open and retain street connectivity. Shared street can be used for events. Best compromise between circulation and open space. Don t duplicate Courthouse Plaza pedestrian way. Considerations This is a culture shift for Arlington need to manage pedestrian and vehicular conflicts. Shared street edge needs retail activation. Accessibility requirements necessitate some curbed elements. Include landscaping elements. This is a major ART bus stop and circulation route. 8
BIG IDEA #5 Survey Results A. Shared Street 33% B. Standard Street 11% C. Covered Promenade 56% N. Uhle Street North Segment Public Feedback Make this an active, walkable, engaging space. Adds character to Courthouse Square. Provides active retail connection from Wilson/Clarendon Blvds. to the Square. Considerations Promenade success depends on adequate access and loading for potential new Strayer and Landmark buildings. Can be open - not necessary to be covered or protected from the elements. Must relocate the taxi stands and car sharing spaces. Short distance limits comparison to Bethesda Row. Concept C: Covered Promenade 9
BIG IDEA #6 Survey Results A. Shared Street 21% B. Pedestrian Promenade 36% C. Pedestrian Path 43% Concept C: Pedestrian Path N. Uhle Street South Segment Public Feedback Prioritize open space over vehicles. Limit vehicular access on this segment. Dedicate this area to pedestrians. Treat this space as part of the Square, not as a street off to one side of the Square. Considerations Limit vehicles on weekends or during events. Area is not currently open to traffic. Manage pedestrian and vehicular conflicts. Emphasize a more park-like design. Dot not let a street feel like it intrudes on the square. Street would provide front door to County Building. 10
BIG IDEA #7 Survey Results A. Enhance Connection 35% B/C. Gateway Treatment 65% N. Veitch St. and 14 th St. N. Public Feedback Improve the space, but keep it simple. Keep open for vehicles, access, and loading. AMC Theater is a community asset. This is a back of building space. Considerations Include underground access to Metro. Improve underground CHP garage access. Primary underground parking entrance/exit for new parking under Square. Concept B/C: Gateway Treatment 11
BIG IDEA #8 Survey Results A. Shared Street 40% B. Standard Street 23% C. Road Diet 37% 14 th Street N. Public Feedback This is an important East-West connection. The hill, speeding, and crosswalk safety are the biggest issues. Not as important a pedestrian street as 15 th or Uhle. Considerations New development can help activate 14 th St. Steep grade poses challenges. Street type depends on if buildings north or south of 14 th St. N. redevelop. Need to replace the police parking. Possible need for parking access and loading. Concept A: Shared Street 12
BIG IDEA #9 Survey Results A. Façade Preservation 26% B. Building Re-use 33% C. No Preservation 41% Façade Preservation / Reuse Public Feedback Facade preservation is not preservation. Adaptive re-use allows for the continued growth and development of Courthouse without totally sacrificing its history. Considerations Potential loss of two buildings listed as Important on the Historic Resources Inventory. Mixing of old and new architecture helps preserve the character of the area. Potential loss of neighborhood historic character and scale. Concept C: No Preservation 13
BIG IDEA #10 Survey Results A. Standard Height 40% B. Significant Height 22% C. Link w/ Landmark 38% Concept A: Standard Height Strayer Block Public Feedback This is right by Metro, dense development preferred. Definitely a landmark site calling for a tall building. We don t need more super tall buildings in Arlington. Considerations Footprint of ~16,000-18,000 sq. ft. Gross Floor Area of approximately 192,000-324,000 sq. ft. Height: 12-18 stories or 153-180 depending on use. Includes active ground floor uses. Standard height does not offer opportunity for bonus density for additional height to fund improvements. Off-site parking is necessary and could contribute to parking underneath the Square. 14
BIG IDEA #11 Survey Results A. Significant Height 26% B. Standard Height 38% C. Link w/ Strayer 36% Concept B: Standard Height Landmark Block Public Feedback Exactly where you should put the density/height if given the choice. Please do not exceed 18 stories in this area. No more than standard density. Some parking concerns with multiple large developments. Considerations Footprint of about 30,000 sq. ft. Height: Approximately 12-18 stories or 153-180. Gross Floor Area of less than ~500,000 square feet. Can include significant tapering or sculpting to reduce visual impact; particularly on Wilson/Clarendon Blvds. Standard height does not offer opportunity for bonus density to fund improvements on the Square. Consider façade preservation to maintain character. Possible adaptive reuse of the Simmonds Building. 15
BIG IDEA #12 Verizon Plaza Survey Results A. County Bldg/Standard Height 32% B. Cultural Facility/Low Height 49% C. Private Bldg/Significant Height 19% Concept B: Low Cultural Facility Public Feedback Don t be afraid of shadows: it gets hot in the summer. No shadows on the Square. We don t need another cultural facility. Can t we have a mixed private, cultural & County building? More density is good this close to Metro. Considerations Footprint of about 18,500 sq. ft. Low height of approximately 3-5 stories. Can accommodate a limited civic or cultural facility. Include active ground floor uses. Privately owned with an public access easement. Final determination of use may be contingent on development to the north. 16
BIG IDEA #13 Court Square West Survey Results A. Private/Standard Height 32% B. County Bldg/Combine AMC 44% C. County Bldg/Extend on 14 th 25% Concept B: County Building Public Feedback Location of the future County building of at least 300,000 sq. ft., that would provide consolidated County functions on County land. Potential public/private partnership to redevelop the Court Square West and AMC sites simultaneously. Considerations Footprint of 18-24,000 sq. ft. Height: Approximately 12-14 stories or ~180 Gross Floor Area of 300,00 sq. ft. Can include tapering or sculpting to reduce visual impact. Building shadows would impact the square in late afternoon. Possible location of private office building if not used for a future County building. Sensitive to the consideration of the future of the AMC Theater. 17
BIG IDEA #14 AMC Theater Survey Results A. Private/Standard Height 32% B. County Bldg/Combine CSW 36% C. Market Structure or Private 32% Concept A: County Building Public Feedback Possibility for combined redevelopment of County-owned Court Square West site and public/private AMC Theater site. Allows possible, future redevelopment of the AMC site apart from a County building. Keep the AMC use until redeveloped. Allow for the potential reincorporation of the theater into future development. Considerations Footprint of ~16,000 sq. ft. Height: ~ 2 stories Dimensions would change with joint County building development. Good opportunity for future mixed use and a more active development type. 18
BIG IDEA #15 Survey Results A/C. Open to Square 58% B. 2-3 Story Addition 42% 2100 Courthouse Plaza Extension Public Feedback Connect the plaza east of 2100 Clarendon Blvd. to the Square with future open space. Allows for Courthouse Plaza connection to the new Metro entrance and the Square. Considerations A building addition would add difficulties to the placement of a new Metro entrance in the plaza. Additional retail/restaurant development in the plaza may help activate the space. No building addition allows for a greater amount of open space. Concept A/C: Open to Square 19
Circulation A managed, shared street district that gives priority to the pedestrian and creates a landmark and sense of arrival
Buildings Mixed Use Mixed Use 2100 AMC County Civic / Cultural Public / Private
Open Space
Synthesized Concept
Courthouse Square Sustainability and Affordable Housing 1. Sustainability Develop an Integrated Energy Master Plan for Courthouse Square. Examine District Energy, stormwater and other sustainable practices related to the charge. 2. Affordable Housing Require affordable housing contributions above the Affordable Housing Ordinance requirements in the study area for sites involving public land per Public Land for Public Good. 24
Concept Sub-areas
Wilson / Clarendon Sub-area *building heights on these blocks are under study and recommended heights will be addressed on September 17, 2014
North Square Sub-area
North Square Sub-area AMC Theater Site Phase 1 Phase 2
South Square Sub-area
Courthouse Square ~ 10 acres ~ 3.3 acres of public space ~ 1.5 million square feet of GFA
Courthouse Square Schedule Long Range Planning Committee July 22; October 16 (7:00pm TBD) Economic Development Commission September 9 (8:00am AED) Pedestrian Advisory Committee September 10 (7:00pm Birch Citizen Advisory Commission on Housing September 11 (7:00pm 311) Historic Affairs and Landmark Review Board September 17 (7:30pm C/D) Environment and Energy Conservation Commission September 22 (7:30pm Azalea) Park and Recreation Commission September 23 (7:00pm C/D) Arts Commission September 24 (7:00pm AED) Urban Forestry Commission September 25 (7:30pm Azalea) Transportation Commission October 2 (7:30pm CBR) Bicycle Advisory Committee October 6 (7:00pm 311) Transit Advisory Committee October 14 (7:00pm C/D) Planning Commission November 3 or 5 (7:00pm CBR)
Total Open Space A B C 3.9 acres 4.2 acres 3.15 acres 32
Courthouse Square Supporting Documents Draft concept plan (illustrative) Design Guidelines Economic analysis District Energy Plan Summary of Civic Engagement PL4PG Tier 1 analysis and recommendations GLUP - zoning recommendations Guiding Principles