02.22.18

1Long Range Planning Committee Meeting February 22, 2018 (final)

BLOCK G (Metro Market Square block)

CRYSTAL CITY BLOCK PLAN # CCBP- G – 1

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1. Introductory Remarks

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1. Tonight’s Agenda

1. Introductory Remarks (Jane Siegel)

2. Background Information (Staff)

3. Follow-up from LRPC Meeting #1 - 1/29/18

Staff

Applicant

4. Sector Plan Guidance & Deviations (Staff)

5. Focused Discussion on Corner Building & Open Space (LRPC)

6. Public Comment

7. Overview of Community Open House (Staff)

8. Concluding Remarks (Jane Siegel)

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2. Background

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2. 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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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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3. Follow-up from LRPC Meeting #1

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3. Schedule

3/21

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3. Follow-up from LRPC #1

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• Clark-Bell timing? • The Bell &15th Street Project is at 30% design. A design consultant is being brought on

board. Construction is anticipated to start in late 2019 and to take 18 months.

• The 18th Street between Crystal and Bell project will provide curb-to-curb streetscape

improvements. Construction is anticipated to start in 2020.

• VRE station timing?• VRE is the lead on this project. This project is currently in the concept planning phase.

Construction is likely 3-4 years in the future.

• VRE is studying issues and questions raised by community and County Board; VRE will

report back (date TBD).

• New Crystal City Metro entrance timing and process?• WMATA requires:

• Completion of “Development and Evaluation” process for the project (underway)

• Review of JBGS’s proposed redevelopment plan to determine no impacts to Metro

facilities

• Approval of any easements over or within WMATA property

• Approval of a project coordination agreement with Arlington County and JBGS

• JBGS obtain an Adjacent Construction permit from WMATA

• Timeline is being worked out between WMATA, Arlington County and JBGS

• Arlington staff will keep the community informed on the final concept design plan and

construction schedule

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3. Follow-up from LRPC #1

• Questions regarding open space timing/funding:

• Who would pay for the design, construction, maintenance?

• What is the timing for funding, design and construction of the open

space?

• Who would plan the park?

• The Crystal City Sector Plan envisions that the County would pay for public

improvements.

• There is no funding identified in the adopted FY2017-FY2026 CIP for the

Metro Market Square. The County is in the process of developing the next

10-year CIP for FY2019-FY2026, which could consider funding for master

planning and construction of the Metro Market Square project.

• DPR will lead the public engagement process to plan the park.

• Goal of the LRPC and Open House is to develop and refine guiding

principles that will be used to frame the future master plan process.

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4. Sector Plan Guidance & Deviations

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4. Sector Plan Guidance for the Block

• Building Heights- 250’ south portion & 200’ north portion of block

• Bulk Plane Angle- at 160’ height step back at 43 degree angle for 250’ of frontage

• Build-to Lines- 100’ on Crystal Dr., 110’ on 18th St., 170’ on 15th St., 80’ on Clark-Bell

• 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

• 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 Transit – 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

• Public Open Space- Metro Market Square target size of 43,900 SF (see p.79,83

CCSP)

• Retail Frontage and Underground – on southwest corner of Clark-Bell, south edge

facing park, and entire block frontage on Crystal Drive.

• Sidewalk Dimensions- 18-22’ wide on 18th St. & 15-18’ wide on Crystal Dr.

• Parking- between 1 space/ 750 square feet and 1 space/1,000 square feet (office), or

1.125 spaces/dwelling unit (residential)

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4. Block Plan Scenarios

• 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

Scenario 1 (Interim Condition –

Applicant Proposal)

Scenario 2 (Future Condition - Final Sector Plan)

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4. Summary of 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 open 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

X 18th St.- full 110’ ROW & 19’ sidewalk not provided. Corner

building located within build-to lines for park space.

Crystal Dr.- full 100’ ROW & 17.5’ sidewalk not provided

Maintaining existing garage entrance

Maintaining existing building columns

Public

Open

Space

X Corner building & overall character, configuration not met Discussion

Retail

Frontage/

Under-

ground

X Corner building with inward facing retail Discussion

Street

Sections/

Sidewalk

Widths

X Street ROW & sidewalk dimensions not met on 18th St. or

Crystal Dr.

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

Scenario 1 - Interim Condition (Applicant Proposal)

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4. Summary of Sector Plan Deviations

1770 Building 3) Bulk Plane Angle

4) Land Use Mix

5) Build-to Lines

6) Street Sections

7) Retail Frontage

8) Public Open Space

Corner Building Build-to Lines

Street Sections

Retail Frontage

Public Open Space

1) Street Network

2) Service/Loading

Overlap

Block Level

Scenario 1 - Interim Condition (Applicant Proposal)

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4. Street Network

• Introduction of vehicular access/alleys is contingent on full

redevelopment & realignment of Clark-Bell

• Underground network & supporting infrastructure

• Topography & loading/access

Proposed Alleys per CCSP Proposed Alleys overlaid on Interim Condition

Sector Plan Interim Condition – Applicant Proposal

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4. Service and Loading

Sector Plan

Existing Entrance to Remain

New Entrance/Loading Access

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Crystal Dr.Crystal Dr.

• Moving all loading/access off of 18th St. is contingent on full redevelopment of

remaining office buildings & realignment/improvements on Clark-Bell

• Consider impacts to the underground retail & overall circulation

Interim Condition – Applicant Proposal

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4. Service and Loading

1770

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4. Service and Loading

17’ above

Crystal Dr.

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4. Bulk Plane Angle (1770)

• 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

18th St.

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4. Land Use MixExisting Conditions

87%

53%

Land Use %

1770

• Existing 1770 currently approved

for office with ground floor retail

• Existing 1770 currently vacant

• Site plan proposes to convert from

office to residential with ground

floor retail

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Land Use %

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51%

49%1770

4. Land Use Mix

• 1770 (16D) converted from office to

residential with ground floor retail

• Buildings 16A & 16C remain as

office with ground floor retail

• Office & residential mix is split on

southern half of block

Scenario 1 -Interim Condition (Applicant Proposal)

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Land Use %

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4. Land Use MixScenario 2- Future Condition (Final Sector Plan)

95%

81%

1770

• 1770 conversion to residential

does not preclude future land use

mix goals

• Office use concentrated close to

Metro

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4. Build-to Lines

Sector Plan

• South building line set back approx. 40 ft. & not

aligned with other buildings.

• East building line maintains existing building

columns and only provides a sidewalk width of

12.8 ft.

• Corner building within open space build-to lines

1770

18th St.

Open Space

Interim Condition – Applicant Proposal

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4. Build-to Lines

Corner building encroaches on open space &

build-to line for park space

1770

Build-to Lines

Interim Condition – Applicant Proposal

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4. Sidewalk Dimensions

• 12.8 ft. proposed on Crystal Dr.

(~ 2 ft. less than CCSP minimum)

• 14 ft. sidewalk proposed on 18th St.

at proposed corner building location

(~ 4 ft. less than CCSP minimum)

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4. Retail Frontage

• Gaps in retail frontage facing 18th

St. & future park

• Corner building adds new retail

frontage not envisioned in CCSP

Corner Building

Sector Plan

18th St.

Existing Retail

Interim Condition – Applicant Proposal

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4. Public Open Space Context

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4. Public Open Space Context

1770

18th St.

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Relationship to Block K

Block K

Block G

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4. Public Open Space Guidance

1770

The Sector Plan provides guidance on:

1. Size (43,900 SF)

2. Uses & programming (retail, markets,

events)

3. Materials that support uses (hardscape)

4. Structures that support uses (market

kiosks, permanent arcade)

5. Structure (head house) to support new

Metro entrance

6. Pedestrian connections east/west &

north/south

7. Site furnishings & features

8. Tree planting

9. Sustainable design

Sector Plan assumes full redevelopment and

does not consider interim conditions, or how

the open space would develop in phases.

Sector Plan does not address topography.

1770

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4. Public Open Space

Applicant Proposal- Concept Landscape Plan

Analysis & Discussion Topics:

1. Size & Configuration

2. Circulation/Access

3. Topography

4. Use & Activities, Market

Square Theme

5. Retail Activation/ Corner

Building

1770

Crystal Dr.

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4. Size & ConfigurationApplicant Proposal- Concept Landscape Plan

1770

Crystal Dr.

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1770

Crystal Dr.

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12,000 SF

Considerations:

• Shape & Size

• Character

• Use

• Unifying Elements

• Connectivity

• Edges

• Public access

26,000 SF

6,000 SF

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4. Circulation & AccessApplicant Proposal- Concept Landscape Plan

1770

Crystal Dr.

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Considerations:

• Strong visual & physical connection

from existing Metro (upper) to new

Metro entrance & Crystal Drive (lower)

• Connecting paths, desire lines

• Focal elements, public art “meet me at

the ….”

• Accessibility

• Access to Metro, retail & building

lobbies

• Access to adjacent destinations

• Vehicular access - garage & emergency

• Existing vents to remain

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4. TopographyApplicant Proposal- Concept Landscape Plan

1770

Crystal Dr.

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Sloped area to handle transition

down to 18th St. matching existing

grade of street

Transition zone between upper &

lower spaces

Flat entrance plaza, high foot traffic

Flat promenade, high foot traffic

Flat Metro plaza, high foot traffic

Consider hardscape & landscape

understanding the topography,

circulation/access & future uses

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4. Use & Activities, Market Square ThemeApplicant Proposal- Potential Layout for Farmer’s Market

Considerations:

• Future programming & use, spatial diagrams that show how interim design

supports activities & events envisioned in the Sector Plan. Identify zones.

• Flexible, open space(s) for events/gatherings.

• Hardscape versus landscape to support future uses.

• How materials, landscape & topography can help define spaces for activities.

Crystal Dr.

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Market tents?Market

tents?

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4. Retail Activation & Corner Building

Considerations:

• Anchors the corner, houses new Metro,

and retail. Could be a focal point if well

designed on all sides.

• Retail activation of adjacent open spaces.

• Connection between two open spaces.

• Topography challenges, access &

circulation.

• Configuration, character & size of open

space(s).

• Views within & approaching the site.

• Public access inside or outside building

including the roof.

Applicant Proposal

1770

Crystal Dr.

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5. Focused Discussion on Corner Building & Open Space

• Size & Configuration

• Circulation & Access

• Topography

• Use & Activities, Market Square Theme

• Retail Activation & Corner Building

• Guiding Principles for Future Park Development

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6. Next Steps - Community Open House

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6. Overview of Community Open House

Date/Time: March 21st, 7-9 pm

Location:

Aurora Hills Community Center

735 18th Street South

Arlington VA, 22203

Goals: Open Space Discussion

• Size & Configuration

• Circulation & Access

• Topography

• Use & Activities, Market Square Theme

• Retail Activation & Corner Building

• Developing and Refining Principles for Future Park Development

Format:

• Meeting will start with a brief presentation by staff

• Breakout stations will allow attendees to learn more about specific topics and

provide feedback

• All materials will be available in an online survey following the open house

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7. Public Comment

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8. Concluding Remarks