04.16.18 CRYSTAL CITY BLOCK PLAN # CCBP- G – 1 BLOCK G (Metro Market Square block) 1 Long Range Planning Committee Meeting April 16, 2018
04.16.18 Introduction 2
04.16.18 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 3
04.16.18 1. Recap of Block Plan Purpose and Process 4
04.16.18 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 5
04.16.18 1. 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.. 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. 6
04.16.18 1. CCBP Review Process 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. 7
04.16.18 2. Community Features/Amenities Checklist 8
04.16.18 2. CCBP Community Features/Amenities • 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 on a block 9
04.16.18 2. CCBP Community Features/Amenities 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 2 nd Metro entrance (not financial assistance) • Pedestrian and bicycle facility improvements • Public access easements for Metro Market Square 10
04.16.18 3. Staff Assessment Block Plan Scenarios 11
04.16.18 3. Staff Assessment: Sector Plan Deviations Deviation Corner Description Justification(s) Building Bulk Plane Can be modified by County Board when no more than 55% of the Preserving existing elevator core of 1770 Angle open space is in shadow on vernal or autumnal equinoxes between building. Applicant proves that 59% sun 11am-3pm exposure to Water Park is provided 18 th St.- Corner building located within build-to lines for park space. Build-to LRPC Discussion item for corner building Lines 1770 Crystal Dr.- East façade sidewalk widths not met; East- Maintaining existing building South façade not aligned with other buildings facing park columns; South- Metro tunnel & easement Public Corner building & configuration of open space presents an LRPC Discussion item for open space Open alternative that’s not consistent with Sector Plan Space Retail Corner retail building not envisioned in Sector Plan Retail provided in corner building could Frontage help activate streetscape & open space Street ROW & sidewalk dimensions not met on 18 th St. or Crystal Street Assumes full build out over time. Sections/ Dr. Sidewalk Repurposing of existing building. Widths Final design TBD in SPRC Only private access from 15 th St. provided- no alleys proposed. Street Assumes full build out over time. Network Land Use Commercial office below minimum 70% on south block Assumes full build out over time. Mix Conversion of 1770 to residential. Service/ Maintaining existing access - not relocating to Clark-Bell Existing loading entrance could move to Loading Clark-Bell when buildings at 241 & 251 18 th St. redevelop and Clark-Bell is realigned 12
04.16.18 3. Staff Assessment of Block Plan Scenarios Scenario 1 Scenario 2A Scenario 2B CB Sector Plan 1770 Without a Corner Building 1770 With a Corner Building (Open Space target size is (Open Space exceeds Sector (Open Space meets Sector approx. 43,900 SF) Plan target size) Plan target size) 13
04.16.18 3. Staff Assessment Summary: Scenario 2B 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 18 th 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 • 1770 footprint no greater than approximately 10,750 CB sf.. Be located at the corner of 18 th St. and Crystal • Dr. with the long side on 18 th St. as depicted in the Scenario 2B map connecting from the back of sidewalk on Crystal Dr. to the parking garage Scenario 2B & service access points on 18 th St.. 1770 With a Corner Building • 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 • 14
04.16.18 3. Staff Assessment of Block Plan Scenarios A Corner Building : 1. Conceals parking entrance and improves pedestrian experience on 18 th 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 15
04.16.18 3 . Staff Assessment of Block Plan Scenarios 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 16
04.16.18 3. Staff Assessment Design Guidance 17
04.16.18 3. Design Guidance for Retail Frontage 2010 Crystal City Sector Plan 18
04.16.18 3. Design Guidance for Retail Frontage 2015 Adopted Retail Plan 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 19
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