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

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Long Range Planning Committee Meeting April 16, 2018

BLOCK G (Metro Market Square block)

CRYSTAL CITY BLOCK PLAN # CCBP- G – 1

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Introduction

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LRPC Meeting Purpose

Review of Proposed Crystal City Block Plan G Recap of:

1) Block Plan Purpose and Process 2) Community Features/Amenities Matrix 3) Staff Assessment

• Block Plan Scenarios
• Design Guidance

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• 1. Recap of Block Plan

Purpose and Process

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• 1. 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, 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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• 1. 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.. How many CCBPS have been approved? – Only 2 CCBPs have been approved to date (J-K in 2012 and Q in 2017) When is a CCBP needed? – Rezoning to C-O Crystal City. The 1770 Crystal Dr. site rezoning request triggered the need for developing the first CCBP for this block. How is a CCBP finalized? - Adopted by County Board as supplemental guidance to Crystal City Sector Plan. Does not create new entitlements. What will the LRPC review encompass? - LRPC review will focus on the Crystal City Block Plan Document. Staff is following the same submission/evaluation process used for previous 2 CCBPs.

• 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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• 1. CCBP Review Process

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Long Range Planning Committee (LRPC)

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

Site Plan Review Committee (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. Planning Commission

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

full Planning Commission at a public hearing. County Board

• 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. Community Features/Amenities

Checklist

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• 2. CCBP Community Features/Amenities

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• Review of the CCBP also informed by Crystal City Community

Features 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

• n a block

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• 2. CCBP Community Features/Amenities

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The associated site plan/site plan amendments on this block could potentially provide the following features/amenities identified in the inventory:

• Streetscape improvements
• Construction assistance for 2nd Metro entrance (not

financial assistance)

• Pedestrian and bicycle facility improvements
• Public access easements for Metro Market Square

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• 3. Staff Assessment

Block Plan Scenarios

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• 3. Staff Assessment: Sector Plan Deviations

Deviation Corner Building Description Justification(s) Bulk Plane Angle Can be modified by County Board when no more than 55% of the

• pen space is in shadow on vernal or autumnal equinoxes between

11am-3pm Preserving existing elevator core of 1770

• building. Applicant proves that 59% sun

exposure to Water Park is provided Build-to Lines 18th St.- Corner building located within build-to lines for park space. 1770 Crystal Dr.- East façade sidewalk widths not met; South façade not aligned with other buildings facing park LRPC Discussion item for corner building East- Maintaining existing building columns; South- Metro tunnel & easement Public Open Space Corner building & configuration of open space presents an alternative that’s not consistent with Sector Plan LRPC Discussion item for open space Retail Frontage Corner retail building not envisioned in Sector Plan Retail provided in corner building could help activate streetscape & open space Street Sections/ Sidewalk Widths Street ROW & sidewalk dimensions not met on 18th St. or Crystal Dr. Final design TBD in SPRC Assumes full build out over time. Repurposing of existing building. Street Network Only private access from 15th St. provided- no alleys proposed. Assumes full build out over time. Land Use Mix Commercial office below minimum 70% on south block Assumes full build out over time. Conversion of 1770 to residential. Service/ Loading Maintaining existing access - not relocating to Clark-Bell Existing loading entrance could move to Clark-Bell when buildings at 241 & 251 18th St. redevelop and Clark-Bell is realigned

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CB Scenario 1 Sector Plan (Open Space target size is

• approx. 43,900 SF)

Scenario 2A 1770 Without a Corner Building (Open Space exceeds Sector Plan target size) Scenario 2B 1770 With a Corner Building (Open Space meets Sector Plan target size)

• 3. Staff Assessment of Block Plan Scenarios

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1770 CB

Any proposed corner building shall:

• Have a height of no more than 2 stories (not to

exceed the heights recommended in the Sector Plan and Retail Plan) as measured from the corner of Crystal Dr. and 18th St.. Note: Extraordinary architectural features may be considered above the 2-story height during the final design and public review process.

• Be of a rectangular shape with a building

footprint no greater than approximately 10,750 sf..

• Be located at the corner of 18th St. and Crystal
• Dr. with the long side on 18th St. as depicted in

the Scenario 2B map connecting from the back

• f sidewalk on Crystal Dr. to the parking garage

& service access points on 18th St..

• Include retail with sufficient public access to

the new Metro entrance.

• Not result in a reduction of the target size

(43,900 SF exclusive of café zones) for the future public open space.

• Be designed carefully in relation to the public
• 3. Staff Assessment Summary: Scenario 2B

Scenario 2B 1770 With a Corner Building

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A Corner Building:

• 1. Conceals parking entrance and improves

pedestrian experience on 18th St.

• 2. Helps solve topography issue (17’ elevation

change), which was not accounted for in the Sector Plan

• 3. Provides retail frontage and activates open space
• 4. Integrates new Metro elevators
• 5. Does not preclude future planned open space
• 3. Staff Assessment of Block Plan Scenarios

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Open Space:

• 1. Target size can generally be achieved per the

Sector Plan (subject to a further detailed design process)

• 2. The general spirit and intent of Sector Plan can be

met

• 3. Overall size and character of spaces can

accommodate design elements, activities, and uses envisioned in the Sector Plan

• 4. Topography and accessibility challenges can be

solved with creative landscape solutions, corner building, and elevators

• 5. A corner retail building and new Metro entrance

could help activate public spaces

• 3. Staff Assessment of Block Plan Scenarios

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• 3. Staff Assessment

Design Guidance

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2010 Crystal City Sector Plan

• 3. Design Guidance for Retail Frontage

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Gold Typology Interior & Exterior Design Guidelines (applied to all sides of any building facing public rights-of- way or public spaces)

• Vertical & horizontal space
• Accessibility
• Scale, variety, rhythm
• Orientation
• Materials
• Creativity & flexibility
• General character & context
• Fenestration & transparency
• Comfort

2015 Adopted Retail Plan

• 3. Design Guidance for Retail Frontage

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

The proposed scenarios in the Block Plan do not preclude the following from being achieved:

• 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.

2010 Crystal City Sector Plan

• 3. Design Guidance for Open Space

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Design Guidance for Future Open Space (these recommendations apply to each scenario and have been developed by staff based on best practices and input from this process)

• 3. Additional Design Guidance for Open Space

Size & Configuration

• Strive to meet the target size envisioned in the Sector Plan to

provide maximum benefits for public use.

• Ensure that configuration does not preclude the uses and activities

envisioned in the Sector Plan. Circulation & Access

• Provide clear, safe and attractive circulation routes for pedestrians

within and around the site.

• Ensure that spaces are accessible and usable for people of all ages

and abilities.

• Maximize space for public use adjacent to private retail and in

areas used for transition between different levels within the site.

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• 3. Additional Design Guidance for Open Space

Topography

• Provide a strong visual and physical connection between spaces on

different levels.

• Embrace the changing topography with design solutions that create

views, maximize public access, and provide visual interest in the landscape and surrounding context. Use & Activities

• Ensure that spaces are designed to accommodate flexible uses and

activities envisioned in the Sector Plan.

• Design spaces for a wide variety of materials with a balance of

hardscape and softscape to support public uses and activities that

• ccur throughout the year.

Design Guidance for Future Open Space cont.

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• 3. Additional Design Guidance for Open Space

Retail Activation (Gold Typology)

• Refer to adopted County policy documents for retail frontage design

guidelines to create an active and attractive public realm.

Design Guidance for Future Open Space cont.

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• 3. Staff Assessment Summary

Any of the proposed scenarios would allow for achieving the vision set forth in the Sector Plan provided that all County policies and recommendations are met.

1770 1770 CB Scenario 1 Sector Plan (Open Space target size is

• approx. 43,900 SF)

Scenario 2A 1770 Without a Corner Building (Open Space exceeds Sector Plan target size) Scenario 2B 1770 With a Corner Building (Open Space meets Sector Plan target size)

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LRPC Discussion

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LRPC Discussion

Confirm the staff assessment that the proposed block plan scenarios are potentially appropriate and do not preclude future planned improvements.

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Public Comment

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Conclusion