11.07.2016

1Long Range Planning Committee Meeting November 7, 2016

BLOCK Q (the National Center / Century Center Block)

CRYSTAL CITY BLOCK PLAN # CCBP – Q - 1

11.07.2016

Meeting Purpose

• LRPC review of proposed Crystal City Block Plan - Block Q

• Collectively work towards:

A) 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

and

B) Determining whether there are major outstanding issues with the proposed Block Plan that should be addressed before/during SPRC review of final site plan

• Specific next steps to be informed by meeting outcome

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Tonight’s Agenda

1. Introduction and Background on Crystal City Block Plans

2. Crystal City Sector Plan Guidance for Block Q

3. Applicant Presentation on Proposed Block Plan Elements, Scenario(s), and Justifications

4. Preliminary Staff Assessment of Proposed Crystal City Block Plan

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1. Intro to Crystal City Block Plans

• Crystal City Sector Plan calls for block-level planning analysis (specifically references “Phased-Development Site Plans”)

• When creating “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 process instead of PDSPs- Reflected in Editor’s Notes to Crystal City Sector Plan

• Main goals of CCBPs are to help 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

BACKGROUND

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1. Intro to Crystal City Block Plans WHAT IS A CCBP?

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A general, guiding long-range plan for a single block in Crystal City, east of Jefferson Davis Highway, depicting existing and proposed general building locations, land use mix, tower coverage, public open space and facilities, transportation and other infrastructure, etc.

Ultimately adopted by County Board as supplemental guidance to Crystal City Sector Plan (1 adopted in September 2012)

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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1. Intro to Crystal City Block Plans (CCBPs)

CCBP and Community Services and Amenities Inventory

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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 (planning-area level)

• 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

11.07.2016

Submission of Final Site Plan and Block Plan

LRPC review of Block Plan (& CC Community

Amenities Inventory)

Conclusion of LRPC review of

Block Plan

SPRC review of Final Site Plan

Block Plan, Site Plan, and Rezoning to

Planning Commission hearing

Block Plan, Site Plan, + Rezoning to County Board

for action

Next Site Plan on Block7

1. Intro to Crystal City Block Plans CCBP Review Process

LRPC Chair Memo to

SPRC (based on general

consensus of LRPC)

ORPC/County Board RTA

on block plan

Block Plan revised

OROR

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

Block Plan boundary

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

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2. Sector Plan Guidance for the Block

From Figure 3.2.2, pg. 33

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

Block Q

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2. Sector Plan Guidance for the Block

• Existing Conditions – 7 building towers with mixed-uses,

Crystal Drive retail, and interior pedestrian concourse

• Building Heights – 250’ limit along 23rd Street South and

Jefferson Davis Boulevard, 200’ limit across balance of block

• Bulk Plane Angles – 50 degree angle setbacks along portions

of 23rd Street South frontage, starting at 200’ above a.s.e.

• Build-To Lines –110’ ROW for 23rd Street South

100’ ROW for Crystal Drive and 20th Street South

80’ ROW for Clark-Bell Street

80’ for 25th Street South

• Street Network – re-alignment of Clark-Bell and introduction

of new urban center local street

• Tower Coverage – 85% west of Clark-Bell / 75% east of Clark-

Bell

• Land Use Mix – mixed use (no minimums/maximums)

SUMMARY

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2. Sector Plan Guidance for the Block

• Public Open Space – 1 designated space

included at 25th Street Plaza

• Retail Frontage and Underground –23rd Street

South, Crystal Drive, and 25th Street Plaza edges

• Base Density – 3.8 FAR for commercial and 4.8

FAR for residential

• Architectural Features –

25th Street Plaza coordinated frontage

Designated features at 23rd St/Crystal Drive

• Surface Transitway – near term: transit lanes on Crystal Dr.; long-term:

southbound transit lane on Clark-Bell; transit stops near south end of block

• Service and Loading – preferred locations along Clark-Bell and along 25th

and 26th Streets

SUMMARY

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2. 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

Jefferson Davis Blvd

• Connectivity | Additional cross-streets and pedestrian passageways east of

Jefferson Davis Blvd

• Energy | Design and construction with a preference for easy

conversion to district energy systems

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2. Community Features & Amenities

BlockSite Plan #424 (1720 Eads St)

Site Plan #2 (400 Army Navy Dr.)

Site Plan Status Approved (2/2013), Under Construction

Approved (1/2015), Not Yet Built

Exceeding standards in green building incentives program

Any LEED Silver & EBOM LEED Gold & EBOM or Energy Star

Other Street Network Improvements Any • New Eads Street Bus Shelter• Intersection upgrades• Signal upgrades• Upgrades to 18th Street

streetscape and median

$100,000Beautification/Streetscape improvements around “Teardrop” parcel

TDM and Transportation Management Plans

Any • $462,471 in contributions • $516,532 in contributions

Multi-Space Parking Meter Any In-KindOther Transportation Contributions Any • $39,000 • $91,654Traffic Signal Upgrades Any Upgrades to Eads/18th St (50%) Upgrades to Eads/Army Navy

DrivePublic Art Any $75,000 $75,000Other Contributions to Implement and Improve Open Space

Any $272,273 $1,179,794

Other Contributions Any In-building Wireless In-building WirelessAffordable Dwelling Units Any 16 units, on-site 15 units, on-site

Accessible Units (2) accessible unitsAffordable Housing Investment Fund Contribution

Any $460,233 $2,263,722

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3. Applicant Presentation of Proposed Block Plan Elements, Scenarios, and Justification

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4. Staff Assessment of Proposed Crystal City Block Plan

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4. Proposed Block Plan Scenario Initial Staff Observations of CCBP

Data table for future

buildings and uses

missing from application

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4. Proposed Block Plan Scenario Initial Staff Observations of CCBP

Data table for future

buildings and uses

missing from application

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4. Proposed Block Plan Scenario Initial Staff Observations of CCBP

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4. Proposed Block Plan Scenario

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4. Proposed Block Plan Scenario

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4. Proposed Block Plan Scenario

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4. Building Placement Issues

• Project proposes to add new residential tower directly above existing ground floor retail, set back from Crystal Drive

• Proposed building volume does not meet the build-to line recommended in sector plan

• If below grade garage prohibits adding tower above, consider a low-rise structure appended to building base for consistency with sector plan building placement

Initial Staff Observations of CCBP

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4. Bulk Plane Angle Issues

• Top floor of building (floor 23) and the penthouse infringe upon bulk/plane angle.

• Bulk/plane angles could be modified by County Board when finding that site maintains adequate sunlight to public open spaces (no more than 55 % in shadow between 11am and 3pm on equinoxes)

Initial Staff Observations of CCBP

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4. Service and Loading IssuesInitial Staff Observations of CCBP

• Proposed garage accesslocation (existing) along Crystal Drive is not preferred location

• Streets shown for ideal access points don’t currently exist

• However, proper amount and locations of access points should be informed by detailed traffic studies associated with the site plan

Sector Plan Service and Loading map

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4. Overall Block AssessmentInitial Staff Observations of CCBP

• Key Staff findings:

Outside of final site plan area, the proposed project would not preclude achieving the vision set forth in the Sector Plan for the balance of the block through future redevelopment

Issue areas identified through the evaluation are limited to the final site plan area for new residential tower