CRYSTAL CITY BLOCK PLAN # CCBP- G 1 BLOCK G (Metro Market Square - - PowerPoint PPT Presentation

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Long Range Planning Committee Meeting January 29, 2018

BLOCK G (Metro Market Square block)

CRYSTAL CITY BLOCK PLAN # CCBP- G – 1

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• 1. Introduction

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• 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

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• 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

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• 2. Background
• a. Overview of Block Plan Review Process

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• 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

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• 2. CCBP Overview

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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

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• 2. CCBP Community Services/Amenities

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• 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

• pportunities for achieving certain needs on a block

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• 2. CCBP Review Process

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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.

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• 2. Background
• b. Preliminary Review Schedule

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• 2. Preliminary Schedule

Note: Dates subject to change.

Initial Staff Observations of CCBP

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

Existing Conditions

15th St. 1770 Water Park Future Metro Market Square

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• 3. Sector Plan Guidance for the Block

Existing Conditions

1770 Future Metro Market Square

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• 3. Sector Plan Guidance for the Block

Existing Conditions

Future Metro Market Square 1770

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

BULK PLANE ANGLE DIAGRAM Figure 3.8.6

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• 3. Sector Plan Guidance for the Block

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• 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.

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

1770 Water Park Center Park

View Looking East

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

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

1770 View Looking North

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• 3. Sector Plan Guidance for the Block

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• 3. Sector Plan Guidance for the Block

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

1770 1770

View Looking East View Looking West

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• 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.

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• 3. Sector Plan Guidance for the Block

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

• 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

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• 3. Sector Plan Guidance for the Block

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

• 100’ between build-to lines
• 17.5’ wide sidewalk on west

side of Crystal Dr.

• Assumes full redevelopment

1770 1770

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• 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
• r 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

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• 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

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• 4. Overview of Metro Entrance Project

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• 4. East Metro Entrance

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

• 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

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• 4. East Metro Entrance

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

Planned Location for Crystal City Metro Station East Entrance

1770

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• 5. Applicant Presentation of Proposed Block

Plan Elements, Scenarios, and Justification

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• 6. Preliminary Staff Assessment of Proposed

Crystal City Block Plan

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• 6. Existing Conditions

Initial Staff Observations of CCBP

Land Use Mix 87% 53%

Land Use %

1770

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Land Use %

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• 6. Proposed Block Plan Scenario 1

Initial Staff Observations of CCBP

Interim - Land Use Mix 51% 49%

1770

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• 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

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Land Use %

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• 6. Proposed Block Plan Scenario 2

Initial Staff Observations of CCBP

Final Sector Plan- Land Use Mix 95% 81%

1770

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• 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 Coverage

Initial Staff Observations of CCBP

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• 6. Building Placement Deviations

Sector 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

Initial Staff Observations of CCBP

1770

18th St.

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• 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 CCBP

Applicant Proposal

SECTION A SECTION B

B A

18th St.

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• 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

Initial Staff Observations of CCBP

18th St.

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• 6. Street Network Deviations

Initial Staff Observations of CCBP

• Access to the apartment

building (Dweck) provided from 15th St. is a private drive - not an alley

18th St.

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• 6. Service and Loading Deviations

Initial Staff Observations of CCBP

• Vehicular access on 18th

St., Crystal Dr. & 15th St.

Sector Plan Applicant Proposal

Existing Entrance to Remain New Entrance/Loading Access

18th St. 18th St. Crystal Dr.

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• 6. Retail Frontage Deviations

Initial Staff Observations of CCBP

• Gaps in retail frontage facing 18th
• St. & future park
• Corner building with inward facing

retail

Corner Building

Sector Plan Applicant Proposal

18th St.

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• 6. Open Space Deviations

Sector Plan Renderings Applicant Proposal- Concept Landscape Plan

Initial Staff Observations of CCBP

1770

Considerations:

• 1. Market Square Theme
• 2. Size & Configuration
• 3. Design Character
• 4. Topography
• 5. Circulation/ Access
• 6. Retail Activation/ Corner

Building

1770 1770 Crystal Dr. 18th St.

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• 6. Open Space Deviations

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

• 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,

• utdoor 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

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• 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

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• 6. Open Space Deviations

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 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
• pen 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

Initial Staff Observations of CCBP

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• 6. Open Space Deviations

Applicant Proposal

Initial Staff Observations of CCBP Overall 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

• n 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. Wall design will need to be further evaluated. 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.

2 1 3 4 5 6

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• 6. Summary of Sector Plan Deviations

CCSP 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 & 4.8 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 18th St. or Crystal Dr. Parking 72,73 TBD Final site plan will determine calculations.

Scenario 1 - Interim Condition

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• 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

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• 7. LRPC Discussion

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• 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

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• 8. Public Comment

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• 9. Conclusion