CRYSTAL CITY BLOCK PLAN # CCBP- G 1 DRAFT BLOCK G (Metro Market Square block) Long Range Planning Committee Meeting January 29, 2018 1
1. Introduction 2
1. 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
1. Tonight s Agenda 1. Introductory Remarks - Chair 2. Background - Staff a. Overview of Block Plan Review Process b. 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 - Staff a. Sector Plan Deviation b. Issues for Discussion at LRPC #2/Open House 7. LRPC Discussion - Chair 8. Public Comment - Chair 9. Concluding Remarks - Chair 4
2. Background a. Overview of Block Plan Review Process 5
2. 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
2. CCBP Overview 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 7
2. CCBP Community Services/Amenities 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 8
2. CCBP Review Process 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 rezonings. 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. 9
2. Background b. Preliminary Review Schedule 10
2. Preliminary Schedule Initial Staff Observations of CCBP Note: Dates subject to change. 11
3. Sector Plan Guidance for the Block 12
3. Sector Plan Guidance for the Block 13
3. Sector Plan Guidance for the Block Existing Conditions Future Metro Market Square 1770 15th St. Water Park 14
3. Sector Plan Guidance for the Block Existing Conditions Future Metro Market Square 1770 15
3. Sector Plan Guidance for the Block Existing Conditions 1770 Future Metro Market Square 16
3. Sector Plan Guidance for the Block 17
3. Sector Plan Guidance for the Block BULK PLANE ANGLE DIAGRAM Figure 3.8.6 18
3. Sector Plan Guidance for the Block 19
3. Sector Plan Guidance for the Block 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. 20
3. Sector Plan Guidance for the Block 21
3. Sector Plan Guidance for the Block Water Park 1770 Center Park View Looking East 22
3. Sector Plan Guidance for the Block 23
3. Sector Plan Guidance for the Block 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 1770 View Looking North 24
3. Sector Plan Guidance for the Block 25
3. Sector Plan Guidance for the Block View Looking East 1770 View Looking West 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 1770 26
3. Sector Plan Guidance for the Block 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 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. 27
3. Sector Plan Guidance for the Block 110 between build-to lines 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 19 wide sidewalk on park edge Assumes full build out with parking/loading moving to Clark-Bell View Looking East 28
3. Sector Plan Guidance for the Block 100 between build-to lines 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 17.5 wide sidewalk on west side of Crystal Dr. Assumes full redevelopment 1770 1770 29
3. Sector Plan Guidance for the Block SUMMARY 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) 30
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 31
4. Overview of Metro Entrance Project 32
4. East Metro Entrance Second full entrance at east end of Metro station Elevators, stairs, fare gates, fare machines, kiosk 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 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 18 th 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 33
4. East Metro Entrance Planned Location for Crystal City Metro Station East Entrance 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 1770 34
5. Applicant Presentation of Proposed Block Plan Elements, Scenarios, and Justification 35
6. Preliminary Staff Assessment of Proposed Crystal City Block Plan 36
6. Existing Conditions Land Use Mix Initial Staff Observations of CCBP Land Use % 1770 53% 87% 37
6. Proposed Block Plan Scenario 1 Initial Staff Observations of CCBP Interim - Land Use Mix Land Use % 1770 49% 51% 38
6. Proposed Block Plan Scenario 1 Interim - Density & Tower Coverage Initial Staff Observations of CCBP Residential FARs are below 4.8 FAR Commercial FARs are below 3.8 FAR Tower Coverage is below 75% 39
6. Proposed Block Plan Scenario 2 Final Sector Plan- Land Use Mix Initial Staff Observations of CCBP Land Use % 1770 95% 81% 40
6. Proposed Block Plan Scenario 2 Initial Staff Observations of CCBP Final Sector Plan- Density & Tower Coverage Commercial FARs are above 3.8 FAR in 4 buildings highlighted in table & plan Tower Coverage is below 75% 41
6. Building Placement Deviations Sector Plan Applicant Proposal Initial Staff Observations of CCBP 1770 18 th St. 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 42
6. Building Placement/Street Deviations Sector Plan Applicant Proposal Initial Staff Observations of CCBP A SECTION A 18 th St. B SECTION B Proposed build-to lines not achieved on 18 th St. & Crystal Dr. Sidewalk widths are not achieved on 18 th St. & Crystal Dr. Corner building encroaches on final sidewalk dimensions per CCSP 43
6. Bulk Plane Angle Deviations Initial Staff Observations of CCBP Bulk/plane angles could be modified by County Board when finding that site maintains adequate sunlight to public open spaces 18 th St. Plan calls for no more than 55 % in shadow between 11am and 3pm on equinoxes Proposal is at 59% in the fall 44
6. Street Network Deviations Initial Staff Observations of CCBP Access to the apartment building (Dweck) provided from 15 th St. is a private drive - not an alley 18 th St. 45
6. Service and Loading Deviations Initial Staff Observations of CCBP Sector Plan Applicant Proposal 18 th St. 18 th St. Existing Entrance to Remain New Entrance Vehicular access on 18 th St., Crystal Dr. & 15 th St. 46
6. Retail Frontage Deviations Initial Staff Observations of CCBP Sector Plan Applicant Proposal 18 th St. Corner Building Retail frontage not fully implemented Corner building with inward facing retail 47
6. Open Space Deviations Sector Plan Renderings Applicant Proposal- Concept Landscape Plan Considerations: Initial Staff Observations of CCBP 1770 1. Market Square Theme 2. Size & Configuration 3. Design Character 4. Topography 5. Circulation/ Access 6. Retail Activation/ Corner Building 1770 18 th St. 1770 Crystal Dr. 48
6. Open Space Deviations Sector Plan Concept Narrative for Metro Market Square p.83 Target size of 43,900 square feet. Applicants proposal creates fragmented design 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 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. 49
6. Open Space Deviations Sector Plan Concept Narrative for Metro Market Square p.83 The head house on the east end of the market arcade could be 3D MODEL BIRD S EYE PERSPECTIVE VIEW (FROM SOUTHWEST) 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. 50
Applicant Proposal 6. Open Space Deviations Initial Staff Observations of CCBP Corner Building Pros: 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 18 th 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 18 th St. sidewalk & west façade with sloping landscape. Ancillary uses from corner building could encroach on public space. 51
6. Open Space Deviations Applicant Proposal Overall Park Design Comments: Initial Staff Observations of CCBP 6 1 2 3 4 5 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. 18 th St. sidewalk experience & façade treatment is a concern. 7. Wall design will need to be further evaluated. 52
CCSP Map/ Item 6. Summary of Sector Plan Deviations Scenario 1 - Interim Condition 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 15 th 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 & 4.8 Architectural 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 18 th St. or Crystal Dr. Parking 72,73 TBD Final site plan will determine calculations. 53
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 54
7. LRPC Discussion 55
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 56
8. Public Comment 57
9. Conclusion 58