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 %
22
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.
Cry
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Relationship to Block K
Block K
Block G
Cla
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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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Bu
ild
ing
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1770
Crystal Dr.
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Co
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Bu
ild
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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.
18
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Co
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Bu
ild
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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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Co
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Bu
ild
ing
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.
Cry
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Cla
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Be
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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