6.23.2014

1Long Range Planning Committee Meeting June 23, 2014

CCBP – M -1

(the Crystal Plaza Block)

6.23.2014Block Plan Purpose

2

• Purpose - To facilitate coordinated and incremental redevelopment that arrives at sector plan vision, does not preclude future achievement of planned improvements for surrounding sites, and considers interests of all parties on the block

• Relationship to Sector Plan - An updated long-range planning vision for specific blocks in Crystal City, over time. Intent of block plan is to confirm that proposed site plan advances or does not preclude sector plan goals.

• Opportunities to Amend - block plan updates will be required for all future site plan submissions and will be evaluated against most recently adopted block plan where refinements to the vision have been made. The sector plan will otherwise apply.

6.23.2014Meeting Purpose

• LRPC #3 - review proposed Crystal City Block Plan, Block M

• Work towards determining whether there is:

A) General LRPC consensus that a block plan scenario* (or scenarios) meets sector plan goals and is ready to inform the SPRC review of final site plan

orB) General LRPC consensus that major issues are outstanding with the block plan scenario(s)* and should be addressed before SPRC commences

• Next steps going forward to be informed by outcome of this meeting

*For area of block plan outside of final site plan area3

6.23.2014Block Plan Scenario(s)• Currently, 3 block plan scenarios proposed (down from ~12)

• Potential benefits of having just one scenario:- one scenario may more clearly convey to the public the preferred vision- same approach as having one illustrative concept plan in Sector Plan - multiple scenarios could potentially confuse, and dilute the vision- multiple scenarios may unintentionally convey fewer possiblescenarios for the vision than are possible through future amendments- others?

• Potential benefits of having more than one scenario:- accounts for potential big changes in public infrastructure that may be preferable to that depicted in the Sector Plan- may increase chances of agreement among multiple owners on block - others?

• Staff continues to consider pros and cons, and is interested in LRPC input as to preferences for including one or more than one block plan scenario

4

6.23.2014

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 Block5

Context – CCBP Review Process

LRPC Chair Memo to SPRC

(based on general

consensus of LRPC)

Major issues with Block Plan persist

Block Plan ready to inform SPRC

OR

PC/County Board RTA on block plan

Block Plan revised

OR

START

FINISH

6.23.2014

6

Response to LRPC #2 Comments

6.23.2014

7

Response to LRPC #1 CommentsUse Mix

Office45.5%

Retail3.9%

0.1%

Residential36.3%

Hotel14.3%

Existing Crystal City Development

Notes:-As of January 1, 2014-Includes Study Area of Crystal City Sector Plan onlyCompiled by CPHD - Planning Division: Urban Design and Research Section

ESTIMATEDSQUARE FEET

OFFICE 10,609,208

RESIDENTIAL 8,486,279

HOTEL 3,340,075

RETAIL 899,561

OTHER 12,945

TOTAL 23,348,068

6.23.2014

8

6.23.2014

9

Response to LRPC #2 CommentsUse Mix

Projects in Development Pipeline:

Approved, not yet built:

1720 Eads Street 198 residential units1900 Crystal Drive 719K sf office, and 11K sf retailLofts at Crystal Houses 252 residential unitsAirport Plaza IV 198 residential units

Development Proposals Pending:

400 Army Navy Drive 453 residential units223 23rd Street 658K sf office, 353 residential units, and 30K sf retail

6.23.2014

10

Response to LRPC #2 CommentsUse Mix, with development pipeline

Notes:-As of January 1, 2014, amended to include approved and pending development proposals.-Includes Study Area of Crystal City Sector Plan onlyCompiled by CPHD - Planning Division

ESTIMATEDSQUARE FEET

OFFICE 10,557,039

RESIDENTIAL 10,053,178

HOTEL 3,340,075

RETAIL 941,280

OTHER 12,945

TOTAL 24,904,517

Office42.4%

Residential40.4%

Hotel13.4%

Retail3.8% 0.1%

6.23.2014

11

Applicant Presentation of Updated, Proposed Crystal City Block Plan Scenarios

transition

6.23.2014

12

Staff Assessment of Proposed Crystal City Block Plan

6.23.2014

13

Scenario 1: Min Residential

Key Distinguishing Characteristics

• Generally retains existing Crystal Plaza Apartments

• Primarily office fronting on Jefferson Davis Hwy

• 45% Residential/Hotel

6.23.2014

14

Scenario 2: Mid Range A

Key Distinguishing Characteristics

• Reconfiguration of Crystal Plaza Apartments

• Office and Residential fronting on Jefferson Davis Hwy

• 61% Residential/Hotel

6.23.2014

15

Scenario 3: Max Residential

Key Distinguishing Characteristics

• Redevelopment of Crystal Plaza Apartments

• Straightening of Clark-Bell

• Smaller 23rd/Clark-Bell Plaza

• Primarily residential fronting on Jefferson Davis Hwy

• 67% Residential/Hotel

6.23.2014

16

Initial Staff Observations of CCBP

Review Criteria Block Plan Scenarios1 2 3

Building Heights

Bulk Plane Angles

Build-To Lines

Street Network and Typology

Tower Coverage

Land Use Mix

Public Open Space** * * *

Retail Frontage + Underground Connections * * *

Architectural features * * *

Surface Transitway

Service and Loading * * ** = Potential conflict with sector plan goals** = addressed at LRPC meeting #2

6.23.2014

17

Retail Frontage &Underground Issues

• Zero retail frontage provided along 23rd

Street/Clark Bell Market Plaza* (all scenarios)

(*Updated concepts for north edge retail liner would provide partial retail frontage, but would also reduce plaza size)

• Limited retail frontage along 23rd Street due to length of office lobby frontage (all scenarios)

Initial Staff Observations of CCBP

Sector Plan Retail Frontage map

Block Plan Scenario 1-4(w/ retail frontages noted)

= required retail frontage

6.23.2014

18

Architectural Feature IssuesInitial Staff Observations of CCBP

• Lack of building at northern edge of 23rd and Clark-Bell plaza precludes opportunity for coordinated frontage (all scenarios)

= coordinated frontage

Sector Plan Architectural Features map

6.23.2014

19

Service and Loading IssuesInitial Staff Observations of CCBP

• Proposed garage access location along 23rd Street is not preferred location (all scenarios);

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

= preferred street frontage locations for garage andloading access points

Sector Plan Service and Loading map

6.23.2014

20

Next Steps

Discussion

6.23.2014

21

Admin Regs 4.1

6.23.2014

22

Admin Regs 4.1