ccbp – m -1...what is a ccbp? 4 a general, guiding long -range plan for a single block in crystal...
TRANSCRIPT
2.18.2014
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Long Range Planning Committee Meeting February 18, 2014
CCBP – M -1
(the Crystal Plaza Block)
2.18.2014 MEETING PURPOSE
• LRPC begins review of proposed Crystal City Block Plan for Block M
• Work towards determining whether there is:
A) General LRPC consensus that the block plan as proposed is
appropriate and ready to inform the SPRC review of final site plan or B) General LRPC consensus that major issues are outstanding with
the proposed Block Plan and should be addressed before SPRC commences
• Next steps going forward to be informed by outcome of this meeting
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2.18.2014 1. Intro to Crystal City Block Plans (CCBPs)
• Crystal City Sector Plan calls for block-level planning analysis ( specifically references “Phased-Development Site Plans”)
• Identification of obstacles of using PDSPs to implement Sector Plan
when creating “C-O Crystal City” - Fragmented parcel ownership - Inability to condition property of others - Uncertainty regarding consent
• Crystal City Block Plan process instead of PDSPs
• 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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2.18.2014 1. Intro to Crystal City Block Plans (CCBPs) 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
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) that is reviewed by staff
2.18.2014 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 - Illustrates where community-oriented services and amenities exist in and around Crystal City that will help make it a “Complete Community”
• 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
• STATUS: Crystal City Citizen Review Council leadership and staff working to refine draft inventory
2.18.2014
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 Block 6
1. Intro to Crystal City Block Plans (CCBPs) 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
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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
Site Plan boundary
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2. Sector Plan Guidance for the Block
BULK PLANE ANGLE MAP
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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)
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2. Sector Plan Guidance for the Block
• Existing Conditions – 11 buildings with mixed-uses, Crystal Drive retail, and interior pedestrian concourse
• Building Heights – 200’ limit, except 300’ (+) along 23rd Street frontage
• Bulk Plane Angles – 50 degree angle setbacks along portions of 20th Street frontage
• Build-To Lines –110’ ROW for 23rd St. 100’ ROW for Crystal Dr. and 20th St. 80’ ROW for Clark-Bell, 60’ for new urban center local;
• Street Network and Typology – re-alignment of Clark-Bell and introduction of new urban center local street
• Tower Coverage – 85% perimeter / 65% interior
• Land Use Mix – mixed use with 40% minimum residential
SUMMARY
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2. Sector Plan Guidance for the Block
• Public Open Space – 4 designated spaces included 23rd St Plaza
• Retail Frontage and Underground – 20th Street, Crystal Drive, 23rd Street, and 23rd Street Plaza edges
• Base Density – 3.8 FAR for commercial and 4.8 FAR for residential
• Architectural Features – 23rd Street Plaza coordinated frontage Designated features at 20th St/Clark-Bell, and 23rd St/Jefferson Davis Blvd.
• 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 new urban center local connection interior to block
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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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. Scenarios 1a/1b (maximum office) Initial Staff Observations of CCBP
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4. Scenarios 2a/2b (mid range) Initial Staff Observations of CCBP
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4. Scenarios 3a/3b (maximum residential) Initial Staff Observations of CCBP
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4. Initial Staff Observations of CCBP
Review Criteria 1a 1b 2a 2b 3a 3b Building Heights S S S S S S Bulk Plane Angles S S S S S S Build-To Lines S S S S S S Street Network and Typology S S S S S S Tower Coverage S S S S S S Land Use Mix P P S S S S Public Open Space N N N N N N Retail Frontage + Underground Connections N N N N N N Architectural features N N N N N N Surface Transitway S S S S S S Service and Loading P P P P P P
Block Plan Scenarios
KEY S – Substantial conformance P – Partial conformance N – Non conformance
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4. Land Use Mix Issues
• Scenarios 1a/1b meet minimum
residential target on block, BUT requires other owners to build almost all residential
• Scenarios 2a/2b and 3a/3b conform with Sector Plan guidance, and provide greater flexibility on land use for all land owners
Initial Staff Observations of CCBP
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4. Public Open Space Issues
• Open Space #10 does not adhere to location and configuration within build-to-lines recommended in Sector Plan (all scenarios)
• Open Space #10 missing
building wall along northern edge to help define space (all scenarios)
Initial Staff Observations of CCBP
Sector Plan Public Open Space map
Block Plan Scenario 1a
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4. Retail Frontage and Underground Issues
• Zero retail frontage provided along 23rd Street/Clark Bell Market Plaza (all scenarios)
• Limited retail frontage along
23rd Street resulting from extensively long office lobby along block frontage (all scenarios)
Initial Staff Observations of CCBP
Sector Plan Retail Frontage map
Block Plan Scenario 1a (w/ retail frontages noted)
= required retail frontage
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4. Architectural Feature Issues
Initial Staff Observations of CCBP
• Lack of building as northern edge of 23rd and Clark-Bell plaza precludes opportunity for coordinated frontage (all scenarios)
= coordinated frontage
Sector Plan Architectural Features map
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4. Service and Loading Issues
Initial 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 traffic studies
= preferred street frontage locations for garage and loading access points
Sector Plan Service and Loading map
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4. Summary of Issues
Initial Staff Observations of CCBP
Partial Conformance Items • Land Use Mix • Service and Loading
Non-Conformance Items • Public Open Space • Retail Frontage • Architectural Features
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4. Additional County Board Guidance
Initial Staff Observations of CCBP
HOUSING: Additional Guidance: 800 additional committed or market
rate affordable units above projected 1,200 units achieved through the plan
Staff assessment: the negotiation of extraordinary
community benefits for the proposed final site plan presents an opportunity to advance these target goals.
Area-Wide Goals to Consider:
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4. Additional County Board Guidance
Initial Staff Observations of CCBP
PUBLIC OPEN SPACE: Additional Guidance: Reach for target of 14-15 total acres of
publicly-available open space east of Jeff Davis Hwy Staff assessment: Block plan generally provides for estimated
public open space area recommended in Sector Plan
Proposed spaces along/near 23rd Street provide approx. 2,400 sf more than envisioned in Sector Plan
Pocket park being created w/ ped bridge removal (ongoing)
Other opportunities for more open space on block?
Area-Wide Goals to Consider:
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4. Additional County Board Guidance
Initial Staff Observations of CCBP
CONNECTIVITY: Additional Guidance: Strive to achieve additional cross-
streets and pedestrian passageways east of Jefferson Davis Staff assessment: Creation of new street mid-block
(connecting to Crystal Drive) is challenged by goal of retaining interior pedestrian concourse (Underground)
Ongoing removal of ped bridge over Crystal Drive will result in improved ped connection between Crystal and plaza level
Block plan does not provide similar connection within site
plan area
Area-Wide Goals to Consider:
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4. Additional County Board Guidance
Initial Staff Observations of CCBP
ENERGY: Additional Guidance: Design and construct buildings with a
preference for easy conversion to district energy systems Staff assessment: From a block plan perspective, can planned
streets be achieved in the future (maintain potential for locating district energy infrastructure)?
Area-Wide Goals to Consider: