223 23rd Street Redevelopment APPLICANT DESIGN ARCHITECT ARCHITECT OF RECORD LANDSCAPE ARCHITECT CIVIL ENGINEER LEED CONSULTANT TRAFFIC CONSULTANT ATTORNEY
DATE
Vornado/Charles E. Smith Pelli Clarke Pelli Architects WDG Architecture, PLLC Paladino Gorove/Slade Associates, Inc. Venable LLP
MAY 5, 2014
EXISTING CONDITIONS
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EXISTING CONDITIONS PLAN VIEW OF DEVELOPMENT EXISTING BLOCK AREA TABULATIONS
BUILDING
220 20th St.
2100
OFFICE GFA
RETAIL GFA
Plaza 1 158,785 220 20th Street 1,563 2100 Crystal Dr. 262,857 2200 Crystal Dr. 261,125 Plaza 5 149,270 Plaza 6 157,670 Plaza Apartments Street and Concourse Retail 195,047 Total 989,707 196,610 1) Existing GFA figures sourced from Approved Site Plan #11.
RESIDENTIAL/ HOTEL GFA 326,666 816,660 1,143,326
TOTAL GFA 158,785 328,229 262,857 261,125 149,270 157,670 816,660 195,047 2,329,643
Drive
Crystal
EXISTING USE MIX RATIOS USE
% OF BLOCK GFA
Office Retail Residential/Hotel Total
42.5% 8.4% 49.1% 100.0%
2200 Crystal Drive
Block M Boundary (Per Sector Plan)
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EXISTING CONDITIONS WITH WeLive PLAN VIEW
EXISTING BLOCK AREA TABULATIONS OFFICE RETAIL RESIDENTIAL/ GFA GFA HOTEL GFA Plaza 1 158,785 220 20th Street 1,563 326,666 2100 Crystal Dr. 262,857 2200 Crystal Dr. 261,125 Plaza 5 149,270 Plaza 6 5,848 151,872 Plaza Apartments 816,660 Street and Concourse Retail 195,047 Total 832,037 202,458 1,295,198 1) Existing GFA figures sourced from Approved Site Plan #11.
BUILDING
220 20th St.
2100
Drive
Crystal
EXISTING USE MIX RATIOS % OF BLOCK GFA
USE Office Retail Residential/Hotel Total
35.7% 8.7% 55.6% 100.0%
TOTAL GFA 158,785 328,229 262,857 261,125 149,270 157,720 816,660 195,047 2,329,693
2200 Crystal Drive
PLAZA 6
Block M Boundary (Per Sector Plan)
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PROPOSED SITE PLAN PROPOSED SITE PLAN ON EXISTING CONDITIONS OFFICE RETAIL RESIDENTIAL/ TOTAL GFA GFA HOTEL GFA GFA Plaza 1 158,785 158,785 220 20th Street 1,563 326,666 328,229 2100 Crystal Dr. 262,857 262,857 2200 Crystal Dr. 261,125 261,125 Plaza 5 - Office 658,365 28,675 687,040 Plaza 5 - Residential 1,754 358,360 360,114 Plaza 6 5,848 151,872 157,720 Plaza Apartments 816,660 816,660 Street and Concourse Retail 175,951 175,951 Total 1,341,132 213,791 1,653,558 3,208,481 1) Total GFA for each building may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (e.g. circulation, services, etc). 2) 1) Existing GFA figures sourced from Approved Site Plan #11.
Retail
BUILDING
220 20th St.
2100 Crystal Drive
Retail
RESULTING USE MIX RATIOS
USE
APARTMENTS
2200 Crystal Drive
Retail
Office Retail Residential/Hotel Total
EXISTING % OF BLOCK 35.7% 8.7% 55.6% 100.0%
PROPOSED % OF BLOCK 41.8% 6.7% 51.5% 100.0%
% CHANGE 6.1% -2.0% -4.1% 0.0%
USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN.
Proposed Site Plan Area
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PROPOSED SITE PLAN DETAIL LEGEND
223 23rd Street Redevelopment - Site Plan
RESIDENTIAL ENTRY RETAIL ENTRY
CRYSTAL PLAZA APARTMENTS OFFICE ENTRY
L RE C FUTU
2200 CRYSTAL DRIVE
PARKING ENTRY LOADING ENTRY
ARK T REE E ST
CRYSTAL DRIVE
EXISTING PLAZA 6
223 23RD ST RESIDENTIAL BUILDING
223 23RD STREET PODIUM
FUTURE 23RD STREET PLAZA
FUTURE M1-D SITE
223 23RD STREET OFFICE BUILDING
PLAZA DRIVE
23RD STREET
BUCHANAN HOUSE 320 23RD STREET
CENTURY CENTER 2450 CRYSTAL DRIVE
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COMPARISON TO SECTOR PLAN
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COMPARISON TO SECTOR PLAN SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
13000 SF
4000 SF
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!"
1. BUILDING SEPARATION Provides more light and air between the existing and the proposed buildings along Crystal Drive, 23rd Street and Plaza Drive. Light, air, and views for the Plaza Apartments in the center of the site are maximized.
2. BELOW GRADE PARKING Increases the footprint of the below grade garage allowing all of the parking for the project to occur below
3. 23rd STREET PLAZA
4. MORE RETAIL Creates a larger podium footprint to incorporate more retail space and accommodate a large format retailer with frontage along Crystal Drive.
5. LARGER AND MORE ACTIVE CRYSTAL DRIVE PUBLIC OPEN SPACE Increases the area of the proposed park located at Crystal Drive and 23rd Street which will be activated by the Crystal Drive Retail Space.
6. CLASS A RESIDENTIAL BUILDING ! "#
7. CLASS A OFFICE SPACE !
! This will help ensure the success of the project and attract the best possible tenants for Crystal City.
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# $% SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
60’ 62’
205’
60’
1. BUILDING SEPARATION
PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
Provides more light and air between the existing and the proposed buildings along Crystal Drive, 23rd Street, and the Plaza Drive. Light, air, and views for Plaza Apartments in the center of the site are maximized. a. Proposed Plan provides more generous building separation
86’ 83’ 13000 SF 4000 SF
b. Proposed Plan properly locates Plaza Drive relative to property lines
190’
79’
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# $& SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
60’
PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
2. BELOW GRADE PARKING Increases the footprint of the below grade garage allowing all of the parking for the project to occur below grade instead of
Above Grade Parking
33’
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PARKING ACCESS DIAGRAM - EXISTING VS. PROPOSED
220 20th St.
2100
2100 Crystal Drive
Drive
Crystal
APARTMENTS
2200 Crystal
2200 Crystal Drive
Drive
Retail
Retail
220 20th St.
Retail
#!#':*+ '
'( )*+ '
Proposed Site Plan Area
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PARKING COMPARISON - EXISTING VS PROPOSED LEGEND RESIDENTIAL OFFICE RETAIL
PLAZA 3, 4
23RD STREET
23RD STREET
PLAZA 1 OFFICE
PLAZA 5,6 OFFICE
PLAZA 1 OFFICE
OFFICE
PLAZA 3, 4
CRYSTAL DRIVE
OFFICE
CRYSTAL DRIVE
PROPOSED PLAZA LEVEL
EXISTING PLAZA LEVEL
PLAZA 1 OFFICE
PLAZA 1 OFFICE PLAZA 6
RETAIL
CRYSTAL DRIVE
EXISTING G1 LEVEL
23RD STREET
23RD STREET
PLAZA 6 OFFICE
RETAIL PLAZA 5 RESIDENTIAL
CRYSTAL DRIVE
PROPOSED G1 LEVEL
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PROPOSED PARKING LEVEL G3 to G6
G6 PLAZA 1 OFFICE
RETAIL
CRYSTAL DRIVE
G5
G4
PLAZA 6 OFFICE
PLAZA 5 RESIDENTIAL
23RD STREET
G3 KEY PLAN
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# $< SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
3. 23rd STREET PLAZA PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
The public open space will be framed by the proposed Plaza 5 residential building instead of the proposed $ a. Proposed Plan properly locates Plaza Drive relative to property lines. b. Additional 690 sq.ft. of Open Spaces
13000 SF
4000 SF
% #
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OPTION 1: PLAZA LEVEL AT 23RD STREET ELEVATIONS 23rd St Plaza not included in proposed 4.1 Site Area
* !+$'**
#*'!' *
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OPTION 1A: PLAZA LEVEL AT 23RD STREET ELEVATIONS AND ONE LEVEL RETAIL 23rd St Plaza not included in proposed 4.1 Site Area
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OPTION 1B: PLAZA LEVEL AT 23RD STREET ELEVATIONS AND TWO LEVEL RETAIL 23rd St Plaza not included in proposed 4.1 Site Area
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OPTION 2: GRADUAL SLOPE FROM 23RD STREET TO PLAZA DRIVE 23rd St Plaza not included in proposed 4.1 Site Area
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OPTION 2: SLOPE AT MIDDLE OF 23RD STREET 23rd St Plaza not included in proposed 4.1 Site Area
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OPTION 3: PARK AT PLAZA DRIVE ELEVATION WITH STREET RETAIL 23rd St Plaza not included in proposed 4.1 Site Area
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# $> SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
Crystal Dri
RETAIL FRONTAGE FROM SECTOR PLAN
26,242 SF of Retail
PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
4. MORE RETAIL Creates a larger podium footprint to incorporate more retail space and accommodate a large format retailer with frontage along Crystal Drive.
a.
Potential Retail Zones
b. All retail in proposed plan located with street frontage
34,654SF of Retail PELLI CL ARKE PELLI ARCHITECTS |
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EXISTING AND PROPOSED UNDERGROUND PLAN UNDERGROUND LEVEL PEDESTRIAN CONNECTIONS — EXISTING
UNDERGROUND LEVEL PEDESTRIAN CONNECTIONS — PROPOSED
5,700SF OF RETAIL 28,675 SF OF RETAIL 30,000 sq.ft.
14,000SF OF RETAIL
1,754 SF OF RETAIL
19,700 SF OF RETAIL
30,429 SF OF RETAIL Additional 10,729 SQ.FT
Crystal City Shops Pedestrian Corridor
Proposed Retail
Crystal City Shops Pedestrian Corridor
$ " & '' * + :
$ " & '' * + :
* + "
* + " $ " & '' * +
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PROPOSED LEVEL 1 PHASE 1
PARKING ENTRY
PLAZA 6 PARKING TO REMAIN
VEST
LEGEND MALL ENTRY
OFFICE ENTRY
RETAIL
PARKING ENTRY
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PROPOSED LEVEL 2 PHASE 1
ABOVE GRADE ROOF
LOADING PARKING ENTRY
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# $J SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
5. LARGER AND MORE ACTIVE CRYSTAL DRIVE PUBLIC OPEN SPACE PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
Increases the area of the proposed park located at Crystal Drive and 23rd Street which will be activated by the Crystal Drive retail space. a. Additional 1,000 sq.ft. of open space
13000 SF
4000 SF
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#+'# !+'(Q 26’
LEGEND #*#' # '[ :' ':"*: !'
POCKET P PO OCK OC CK KE ET PARK ET PA P ARK 4 4000 000 00 0 SF SF *:* '
P OCK OC KET E POCKET PA P AR RK PARK
7.5’
POCKET PARK 8.5’
ETAIL
CRYSTAL DRIVE
18’
CRYSTAL DRIVE
35’ 3 5
25’-3”
7.0’
33’
42’
33’
CORNER PLAZA
13’-6”
23rd STREET PELLI CL ARKE PELLI ARCHITECTS |
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EXISTING CONDITIONS AT CRYSTAL DRIVE
10.5’
CRYSTAL DRIVE
20’-6”
10’
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SECTION THROUGH CRYSTAL DRIVE
EXISTING STREET SECTION
PROPOSED STREET SECTION
B-B’ - CRYSTAL DRIVE - NORTH OF 23RD STREET S
17.5’ Sidewalk
8’ 5’ 11’ Travel/ 11’ Turning 11’ Travel 12’ Transit Parking Bike Transit Lane Lane 1’ Lane Lane Lane 59’ Curb to Curb
23.5’ Sidewalk
100’ Built-To Line
SECTOR PLAN STREET SECTION PELLI CL ARKE PELLI ARCHITECTS |
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VIEW OF RETAIL AND PARK
35’
10.5’
7.5’
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VIEW OF RETAIL AND PARK
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VIEW OF RETAIL AND PARK
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VIEW OF 23RD STREET RETAIL COMPARISON TO EXISTING
7.5’ 9’
EXISTING
13.5’
12’
CRYSTAL DRIVE BELOW
PROPOSED
DN DN
UP
PARKING ENTRY OFFICE LOBBY
RETAIL
RS UP UP
LOBBY / LEASING
FCC
SECONDARY LOBBY
RETAIL UP
VEST NG CAFE ZONE TREE + FURNISHING ZONE
9’ 7.5
CRYSTAL DRIVE
CORNER PLAZA
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VIEW OF 23RD STREET RETAIL
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SECTION THROUGH 23rd STREET
EXISTING STREET SECTION
PROPOSED STREET SECTION
D-D’ - 23RD STREETS S
8’ Parking 16.5’ Sidewalk
11’ Travel 12’ Transit 1’ Lane Lane
11’ Travel Lane
8’ Parking
77’ Curb to Curb 13’ Shared Travel / Bike Lane
110’ Built-To Line
16.5’ Sidewalk 13’ Shared Travel / Bike Lane
SECTOR PLAN STREET SECTION PELLI CL ARKE PELLI ARCHITECTS |
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#*# ' # ! PUBLICOPENSPACECOMPARISON ParkNumber < = @ TOTAL
SectorPlanSF * =>?@@ Q@@ Y>@@@ Y>Y@@ 34,400
IllustrativePlanSF ProposedPlanSF =>?@@ =>?@@ Q@@ Q@@ Z>Y@ Y>@@@ Y>@@@ Q>@@@ 33,410 35,100
*THE CRYSTAL CITY SECTOR PLAN (TABLE 3.7.1, pg78) CALLS FOR A TOTAL OF 11.8 ACRES OF PUBLIC OPEN SPACE
8
9
10
11
Figure 3.7.3, p79
SECTOR PLAN "PUBLIC OPEN SPACE MAP"
BLOCKBLOCK PLAN "PUBLIC OPEN SPACE MAP"MAP” PROPOSED PLAN “PUBLIC OPEN SPACE PELLI CL ARKE PELLI ARCHITECTS |
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# $\ SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
LESS DESIRABLE UNIT LAYOUT (Approximately 11,845 sq.ft.)
6. CLASS A RESIDENTIAL BUILDING PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
! " maximizing the residential density on the site.
MORE DESIRABLE UNIT LAYOUT (13,450 sq.ft.)
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# $] SECTOR PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
TIGHTER FLOOR PLATE IS LESS DESIRABLE (Approximately 24,700 sq.ft.)
7. CLASS A OFFICE SPACE PROPOSED PLAN—PLAZA 5 OFFICE & RESIDENTIAL LOCATION
!
! help ensure the success of the project and attract the best possible tenants for Crystal City.
LARGER FLOOR PLATE WITH MORE VIEWS IS MOST DESIRABLE (27,250 sq.ft.)
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*+' !
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III. CRYSTAL CITY BLOCK SCENARIO MAPS Actual use mix will depend on the size of each building and the use(s) it contains. [" \" ] ^ " "_ ` & ] j !" "" ' ] "" \ `q : ] " ' & ] j !" "" open space as shown in the scenarios included is conceptual only. ` \ `q + ] j !" Street and open space. j +'+ ` \ " ' \ $ ] j !" : Any Block Plan ' ] j " ] Q@{ " j | '+`+" $ j] ] \" ' j"" }+ $ ` ` ] \" ' j : The scenarios included in the Block Plan & " +' ` \ ' $ : Nothing shown in the Block Plan shall ]\ j & ` ` ` ^' \+" + ] $ " amendment thereto.
] j & ] " ~ ` ` ` \ ` $ j] ] " ' & !" Bell Street. Page 55 - [+ Y::@> & ] ' " ^ '] ] " ' > - [_ + Y::Z Y::ZZ &+] '\ ] ' j] j] + ] j: & ] wings remain, Clark- "" ` \ " ' +'] ] + ] \+" > j]'] ` _ }+ ] ` $ " & j & ] \+" '' `` }+ '" ' : [+] ` > j ` \ " ' \ " j ] " ' !" -Bell Street.
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III. CRYSTAL CITY BLOCK SCENARIO MAPS
BLOCK M
PROPOSED BLOCK PLAN MAP — SCENARIO 1: MIN RESIDENTIAL
20TH STREET
M3-B
PROPOSED BLOCK AREA TABULATIONS BUILDING
M1-A
OFFICE GFA
RETAIL GFA
RESIDENTIAL/ HOTEL GFA
M3-A
-
10,000
306,000
Plaza 1 - West
M1-A
-
11,000
383,000
394,000
220 20th Street
M3-B
-
1,563
326,666
328,229
316,000
2100 Crystal Dr.
M3-C
262,857
-
-
262,857
2200 Crystal Dr.
M3-C
261,125
-
-
261,125
Plaza 5 - Office
M3-D
658,365
28,675
Plaza 5 - Residential
M3-E
Plaza 6
M1-D M2
652,000
1,754 15,000
-
Plaza Apartments - North (New)
M1-B
353,000
Plaza Apartments - South (New)
M1-C
512,000
Street and Concourse Retail
N/A
-
358,360
-
1,030,000
-
-
175,951
687,040 360,114 667,000 1,030,000 353,000
-
512,000
-
175,951
Total 2,699,347 243,943 2,404,026 1) GFA for Plaza Apartments illustrates removal of western wings, 196,800 SF, to accommodate Clark-Bell re-alignment.
5,347,316
RESULTING USE MIX RATIOS % OF BLOCK GFA
ABOVE FIRST FLOOR
Office
50.5%
52.9%
Retail
4.6%
0.0%
Residential/Hotel
45.0%
47.1%
Total
100.0%
100.0%
USE
M3-C
CRYSTAL DRIVE
M2
PLAZA DRIVE
M1-B CLARK-BELL
JEFFERSON DAVIS HWY
TOTAL GFA
Plaza 1 - East
Plaza Apartments
M3-A
SUBBLOCK ID
USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. BLOCK PLAN TOWER COVERAGES
M1-C
BUILDING
M1-D M3-E
M3-D
SUBBLOCK ID
NET BUILDABLE AREA
TOWER FLOORPLATE (5th Floor)
NET TOWER COVERAGE
Plaza 1 - West
M1-A
26,901
16,069
59.7%
Plaza Apartments - North
M1-B
24,014
15,000
62.5%
Plaza Apartments - South
M1-C
33,028
20,000
60.6%
Plaza 6
M1-D
33,981
24,575
72.3%
117,924
75,644
64.1%
SUBTOTAL - M1 Plaza Apartments
M2
SUBTOTAL - M2
128,128
63,200
49.3%
128,128
63,200
49.3%
23RD STREET
"
" +`
Proposed Site Plan Area
'
+\"'
'
\ ` $
' +`
`
Plaza 1 - East
M3-A
28,318
15,830
55.9%
220 20 20th Street
M3-B
44,438
18,086
40.7%
2100 & 2200 Crystal Dr
M3-C
127,791
44,778
35.0%
Plaza 5 - Office
M3-D
53,148
27,243
51.3%
Plaza 5 - Residential
M3-E
27,748
13,074
47.1%
SUBTOTAL - M3
281,443
119,011
42.3%
M1+M2+M3
527,495
257,855
48.9%
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III. CRYSTAL CITY BLOCK SCENARIO MAPS
BLOCK M
PROPOSED BLOCK PLAN MAP — SCENARIO 2: MID-RANGE A
20TH STREET
M3-B
PROPOSED BLOCK AREA TABULATIONS BUILDING
M1-A
RETAIL GFA
RESIDENTIAL/ HOTEL GFA
M3-A
318,000
10,000
M1-A
400,000
11,000
220 20th Street
M3-B
2100 Crystal Dr.
M3-C
262,857
-
-
2200 Crystal Dr.
M3-C
261,125
-
-
261,125
Plaza 5 - Office
M3-D
658,365
28,675
-
687,040
Plaza 5 - Residential
M3-E
Plaza 6
M1-D
-
652,000
1,563
1,754
-
TOTAL GFA
Plaza 1 - West
328,000 411,000
326,666
358,360
15,000
-
328,229 262,857
360,114 667,000
M2
-
-
1,430,000
1,430,000
Plaza Apartments - North (New)
M1-B
-
-
324,000
324,000
Plaza Apartments - South (New)
M1-C
-
-
392,000
392,000
Street and Concourse Retail
N/A
-
Total
2,552,347
175,951 243,943
2,831,026
175,951 5,627,316
RESULTING USE MIX RATIOS % OF BLOCK GFA
ABOVE FIRST FLOOR
Office
45.4%
47.3%
Retail
4.3%
0.0%
Residential/Hotel
50.3%
52.7%
Total
100.0%
100.0%
USE
M3-C
CRYSTAL DRIVE
M2
PLAZA DRIVE
M1-B CLARK-BELL
JEFFERSON DAVIS HWY
OFFICE GFA
Plaza 1 - East
Plaza Apartments
M3-A
SUBBLOCK ID
USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. BLOCK PLAN TOWER COVERAGES
M1-C
BUILDING
M1-D M3-E
M3-D
SUBBLOCK ID
NET BUILDABLE AREA
TOWER FLOORPLATE (5th Floor)
NET TOWER COVERAGE
Plaza 1 - West
M1-A
26,901
16,069
Plaza Apartments - North
M1-B
24,014
12,050
50.2%
Plaza Apartments - South
M1-C
33,028
14,080
42.6%
Plaza 6
M1-D
SUBTOTAL - M1 Plaza Apartments
M2
SUBTOTAL - M2
59.7%
33,981
24,575
72.3%
117,924
66,774
56.6%
128,128
71,304
55.7%
128,128
71,304
55.7%
28,318
15,830
55.9% 40.7%
23RD STREET
"
" +`
'
+\"'
'
' +`
`
Proposed Site Plan Area
Plaza 1 - East
M3-A
220 20 20th Street
M3-B
44,438
18,086
2100 & 2200 Crystal Dr
M3-C
127,791
44,778
35.0%
Plaza 5 - Office
M3-D
53,148
27,243
51.3%
Plaza 5 - Residential
M3-E
27,748
13,074
47.1%
SUBTOTAL - M3
281,443
119,011
42.3%
M1+M2+M3
527,495
257,089
48.7%
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III. CRYSTAL CITY BLOCK SCENARIO MAPS
BLOCK M
PROPOSED BLOCK PLAN MAP — SCENARIO 3: MID-RANGE B
20TH STREET
M3-B
PROPOSED BLOCK AREA TABULATIONS BUILDING
M1-A
RETAIL GFA
RESIDENTIAL/ HOTEL GFA
TOTAL GFA
M3-A
-
10,000
306,000
Plaza 1 - West
M1-A
-
11,000
383,000
394,000
220 20th Street
M3-B
-
1,563
326,666
328,229
2100 Crystal Dr.
M3-C
262,857
-
-
2200 Crystal Dr.
M3-C
261,125
-
-
261,125
Plaza 5 - Office
M3-D
658,365
28,675
-
687,040
316,000
262,857
Plaza 5 - Residential
M3-E
-
1,754
358,360
Plaza 6
M1-D
-
15,000
570,000
585,000
M2
-
-
1,426,071
1,426,071
Plaza Apartments - North (New)
M1-B
347,000
Plaza Apartments - South (New)
M1-C
458,000
Street and Concourse Retail
N/A
Total
1,987,347
175,951 243,943
360,114
-
347,000
-
458,000
3,370,097
175,951 5,601,387
RESULTING USE MIX RATIOS % OF BLOCK GFA
ABOVE FIRST FLOOR
Office
35.5%
43.7%
Retail
4.4%
0.0%
Residential/Hotel
60.2%
56.3%
Total
100.0%
100.0%
USE
M3-C
CRYSTAL DRIVE
M2
PLAZA DRIVE
M1-B CLARK-BELL
JEFFERSON DAVIS HWY
OFFICE GFA
Plaza 1 - East
Plaza Apartments
M3-A
SUBBLOCK ID
USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. BLOCK PLAN TOWER COVERAGES
M1-C
BUILDING
M1-D M3-E
M3-D
SUBBLOCK ID
NET BUILDABLE AREA
TOWER FLOORPLATE (5th Floor)
NET TOWER COVERAGE
Plaza 1 - West
M1-A
26,901
16,069
59.7%
Plaza Apartments - North
M1-B
24,014
15,260
63.5%
Plaza Apartments - South
M1-C
33,028
19,930
60.3%
Plaza 6
M1-D
33,981
24,575
72.3%
117,924
75,834
64.3%
SUBTOTAL - M1 Plaza Apartments
M2
SUBTOTAL - M2
128,128
71,304
55.7%
128,128
71,304
55.7%
23RD STREET
"
" +`
'
+\"'
'
' +`
`
Proposed Site Plan Area
Plaza 1 - East
M3-A
28,318
15,830
55.9%
220 20 20th Street
M3-B
44,438
18,086
40.7%
2100 & 2200 Crystal Dr
M3-C
127,791
44,778
35.0%
Plaza 5 - Office
M3-D
53,148
27,243
51.3%
Plaza 5 - Residential
M3-E
27,748
13,074
47.1%
SUBTOTAL - M3
281,443
119,011
42.3%
M1+M2+M3
527,495
266,149
50.5%
PELLI CL ARKE PELLI ARCHITECTS |
WDG A rchitecture PAGE-43
III. CRYSTAL CITY BLOCK SCENARIO MAPS
BLOCK M
PROPOSED BLOCK PLAN MAP — SCENARIO 4: MAX RESIDENTIAL
20TH STREET
M3-B
PROPOSED BLOCK AREA TABULATIONS BUILDING
M1-A
OFFICE GFA
RETAIL GFA
RESIDENTIAL/ HOTEL GFA
TOTAL GFA
Plaza 1 - East
M3-A
-
9,812
301,088
310,900
Plaza 1 - West
M1-A
-
11,738
429,480
394,000
220 20th Street
M3-B
-
1,563
326,666
328,229
2100 Crystal Dr.
M3-C
262,857
-
-
262,857
2200 Crystal Dr.
M3-C
261,125
-
-
261,125
Plaza 5 - Office
M3-D
658,365
28,675
-
687,040
Plaza 5 - Residential
M3-E
Plaza 6
M1-D
Plaza Apartments
M3-A
SUBBLOCK ID
633,622
1,754
358,360
19,712
-
360,114 585,000
M2
-
-
1,263,000
1,263,000
Plaza Apartments - North (New)
M1-B
-
-
647,000
647,000
Plaza Apartments - South (New)
M1-C
-
-
682,000
682,000
Street and Concourse Retail
N/A
-
175,951
-
175,951
RESULTING USE MIX RATIOS % OF BLOCK GFA
ABOVE FIRST FLOOR
Office
30.5%
23.1%
Retail
4.2%
0.0%
Residential/Hotel
67.3%
76.9%
Total
101.9%
100.0%
USE
M3-C
CRYSTAL DRIVE
M2
PLAZA DRIVE
M1-B CLARK-BELL
JEFFERSON DAVIS HWY
Total 1,815,969 249,205 4,007,594 5,957,216 1) Deviates from Sector Plan by providing Clark Bell re-located as a straight Arterial. Build to lines and Net Buildable Areas differ from Scenarios 1-3.
USE MIX TARGET FOR BLOCK MIXED-USE MINIMUM 40% RESIDENTIAL/HOTEL WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN.
M1-C
BLOCK PLAN TOWER COVERAGES BUILDING
M1-D M3-E
M3-D
SUBBLOCK ID
" +`
M1-A
32,617
17,556
M1-B
47,671
26,600
55.8%
Plaza Apartments - South
M1-C
46,183
25,822
55.9%
Plaza 6
M1-D
'
+\"'
'
' +`
`
M2
SUBTOTAL - M2
Proposed Site Plan Area
NET TOWER COVERAGE
Plaza Apartments - North
Plaza Apartments
"
TOWER FLOORPLATE (5th Floor)
Plaza 1 - West
SUBTOTAL - M1
23RD STREET
NET BUILDABLE AREA
53.8%
37,915
24,575
64.8%
117,924
94,553
80.2%
88,337
63,188
71.5%
128,128
63,188
49.3%
Plaza 1 - East
M3-A
29,850
15,747
52.8%
220 20 20th Street
M3-B
45,777
18,086
39.5%
2100 & 2200 Crystal Dr
M3-C
111,008
44,778
40.3%
Plaza 5 - Office
M3-D
53,148
27,243
51.3%
Plaza 5 - Residential
M3-E
27,748
13,074
47.1%
SUBTOTAL - M3
281,443
118,928
42.3%
M1+M2+M3
527,495
276,669
52.4%
PELLI CL ARKE PELLI ARCHITECTS |
WDG A rchitecture PAGE-4 4