1
1 9 0 0 C R Y S TA L D R I V E APPLICANT
Design Architect Architect of Record civil engineer landscape architect transportation engineer structural engineer mechanical/electrical/plumbing engineer elevator consultant lighting designer life safety consultants land attorneys preconstruction
date
Pickard Chilton Cooper Carry Bowman Consulting The Office of James Burnett Gorove/Slade Tadjer-Cohen-Edelson Associates, Inc. GHT Limited AEC Quentin Thomas Associates, Inc. AON Risk Solutions Venable, LLP Clark Construction Group, LLC
26 March 2012
EASEMENT EXHIBIT
2
EASEIIENT lEGEND
.... CD
~
:2
J'"
~
'I...
::0
Pl
=t I: ~ I IJ I I I I I I I I
f/.1
"""
--
(
)
~
~:::~J' --=-:::.
-
"'"·"""'
......... .....,..,.,r.-..on
, . , fiCit....a&.l-.....
.... u.a,._,,
!
,fiW.. ..... die. ,;C... fA!DOt
.................. I
. . ..
,. ...
~~
.,. ..
U.aJ.PC.IQ
, . , t.CI8I
,.. ... U*IIOt . . -...c ....
c u•
• uaJIIS~
....
t.I.JIMI.N.UD
................
d
_
,. .. 11!1 ....... . . .
CW I DIIIIil~
~
c:•:• ~·,::'=--'
-
WCA~OFI)QITNI fAIBifNT .WU.DoMCP. aDQ.IGNUrllla
D4U.. . ACJ
____ \. ___ _
CRYSTAL DRIVE
_ _ _ _ ..t:, _ _ _
CRY
VORNADO CHARLES E. SMITH
AL
r.iiil ~!'.I
PICKARD CHILTON
COOPER CARRY
Bowman
CONSULTING
3
SITE DESIGN + CHARACTERISTICS
A L L O C AT I O N O F U S E S
4
BUILDING AREAS
O F F I C E G FA R E TA I L G F A
OPTION 1
T O TA L P R O P O S E D
727,120 10,119 G FA 737,239
OPTION 2
98.63% 1.37% 100.00%
732,763
98.64%
10,119
1.36%
742,882
100.00%
ZOA-11-03 ADOPTED DECEMBER 10, 2011
Use Mix Regulations: A site plan project shall include a mix of uses above the ground floor that does not preclude achieving the target mix for the block on which it is located as shown in the Land Use Map (Map 25C.2). Pursuant to Section 36.H, this may be modified when the County Board finds that other goals of the Sector Plan are substantially met by the project.
ZOCO LAND USE MAP (MAP 25C.2)
Map 25C.2 calls for Block J-K to be redeveloped under the residential, commercial, hotel or mixed-use category with a minimum use mix of 70% office.
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
“...use...proposed buildings to better frame and give definition to streets and public spaces as places of shared civic use.” (Page 25) “Use building massing and elevations to create and frame the public realm....” (Page 26) “...to ensure future buildings will cohesively frame a well-defined and recognizable structure of quality streets and open spaces....” (Page 46) “The public realm is that common civic space of the street and square, framed by buildings....” (Page 75) “A primary goal of the Master Plan is to create a great public realm framed by attractive architectural facades that promotes a high quality pedestrian experience.” (Page 98)
5
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
6
Aerial View view of Center Park and 18th Street Metro Market Square
3.3.2 central business district buildingS and develoPment Centered on 18th Street, this area is envisioned as the Central Business District
improved access to the underground level retail and subsequently the Metro station itself. Additional major transportation improvements include a new multi-modal station near Clark-Bell and 18th Streets, that would connect Metrorail with the surface transitway, commuter and local buses, and pedestrians and bicyclists. In terms of
Street edge will contribute to the aesthetic C ROver Y S Ttime, AL CITY SECTOR PLAN and visual interest of the space. C E Nopen T E Rspaces P A Rwill K take I L L U S T R AT I O N , P G 3 6 this district and these on an image as the heart of Crystal City.
Annotated Plan Legend
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
C R Y S TA L C I T Y MARRIOTT
7
BUILD-TO LINE
1800 S. BELL (MALL 1)
SOUTH BELL STREET
1901 S. BELL (MALL 4)
1801 S. BELL (MALL 2)
18TH STREET
20TH STREET
OWNED BY BNA
C R Y S TA L D R I V E
1 9 0 0 C R Y S TA L D R I V E F R A M I N G E X I S T I N G P L A Z A
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
FUTURE TOWER
8
\
FUTURE TOWER
I I I
I
I I I I I
SOUTH BELL STREET
1 80 1 S . BELL ( MALL 2 )
E CENTER PARK
OWNED BY BNA
1-
1-
w a::
a::
I-
I-
w
w
w
VI
VI
J: 10
J: ICO
N
1900 CRYSTAL DRIVE
1 9 0 0 C R Y S TA L D R I V E F R A M I N G F U T U R E C E N T E R PA R K ( F O R I N F O R M A T I O N O N LY )
VORNADO CHARLES E. SMITH
r.iiil ~ !"..
PICKARD CHILTON
COOPER CARRY
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
VORNADO CHARLES E. SMITH
r.iiil ~!"..
PICKARD CHILTON
COOPER CARRY
9
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
10
A
B
C
EXISTING SITE PLAN
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
11
~14.5’ ~2.5’
A
B
C
( A ) E X I S T I N G C O N D I T I O N S - 2 0 T H S T G R A D I N G R E L AT I V E T O C E N T E R PA R K
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
12
A
B
C
( B ) E X I S T I N G C O N D I T I O N S - PA R K I N G & L O A D I N G A C C E S S O N 2 0 T H S T
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
13
A
B
C
( C ) E X I S T I N G C O N D I T I O N S - PA R K I N G & L O A D I N G A C C E S S O N 1 8 T H S T
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
C R Y S TA L C I T Y MARRIOTT
C R Y S TA L C I T Y MARRIOTT
SOUTH BELL STREET
SOUTH BELL STREET
1901 S. BELL (MALL 4)
20TH STREET
1901 S. BELL (MALL 4)
20TH STREET
14
1 9 0 0 C R Y S TA L D R I V E
C R Y S TA L D R I V E
P R E V I O U S LY P R O P O S E D C O N D I T I O N
1 9 0 0 C R Y S TA L D R I V E
C R Y S TA L D R I V E
REVISED PROPOSED CONDITION
POTENTIAL FUTURE CONDITION ( F O R I N F O R M A T I O N O N LY )
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N C E N T E R PA R K G R A D E
15
+16’-6”
14’-6” +2’-0”
8’-6” +8’-0”
2’-6” +14’-0”
GRADE CHANGES ALONG 20TH STREET
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N C E N T E R PA R K G R A D E
16
+16’-6”
14’-6” +2’-0”
8’-6” +8’-0”
2’-6” +14’-0”
GRADE CHANGES ALONG 20TH STREET
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N C E N T E R PA R K G R A D E
17
+16’-6”
19’-0”
-2’-6”
GRADE CHANGE ON 18TH STREET
+14’
+8’
+2’
TRANSITION ZONE
F U T U R E C E N T E R PA R K - R E L AT I O N S H I P / O R I E N TAT I O N
18
+16’-6”
+3”
+0’
-1’
F U T U R E S I T E P L A N - C E N T E R PA R K G R A D E T R A N S I T I O N ( F O R I N F O R M A T I O N O N LY )
V I E W V I S TA S T H R O U G H S I T E
19
\ ~
I
l 1-
w w
a:: IVI
CRYSTAL DRIVE
-----~
-----------------------------------~
EXISTING SITE PLAN
VORNADO CHARLES E. SMITH
r.iiil ~!'.I
PICKARD CHILTON
COOPER CARRY
G
V I E W V I S TA S T H R O U G H S I T E
20
SITE PLAN AREA REZONING AREA
E X I S T I N G E X PA N S I O N JOINT BUILD-TO LINE
PROPOSED SITE PLAN
V I E W V I S TA S T H R O U G H S I T E
21
~ I
I I I I I I I I
-------
CRYSTAL DRIVE --------------------------------------~
.---, SITE PLAN PER SECTOR PLAN
VORNADO CHARLES E. SMITH
r.iiil ~!'.I
PICKARD CHILTON
COOPER CARRY
G
V I E W V I S TA S T H R O U G H S I T E
22
~ I
I I I I I I I I
1-
w w a::
IVI
-------
CRYSTAL DRIVE --------------------------------------~
.---, U LT I M AT E S I T E P L A N ( F O R I N F O R M A T I O N O N LY )
VORNADO CHARLES E. SMITH
r.iiil ~!'.I
PICKARD CHILTON
COOPER CARRY
G
NEIGHBORHOOD VIEWS
23
V I E W F R O M L O N G B R I D G E PA R K
VORNADO CHARLES E. SMITH
r:iiil ~!'.I
PICKARD CHILTON
COOPERCARRY
NEIGHBORHOOD VIEWS
24
V I E W F R O M 1 5 T H S T R E E T A N D C R Y S TA L D R I V E
r:iiil
VORNADO CHARLES E. SMITH
~!'.I
PICKARD CHILTON
COOPERCARRY
NEIGHBORHOOD VIEWS
25
V I E W F R O M 2 3 R D S T R E E T A N D C R Y S TA L D R I V E
VORNADO CHARLES E
S M ITH
,... ~a
PICKARD CHILTON
COOPERCARRY
NEIGHBORHOOD VIEWS
26
VIEW FROM 23RD STREET AND EADS
VORNADO CHARLES E. SMITH
r:iiil ~!'.I
PICKARD CHILTON
COOPERCARRY
NEIGHBORHOOD VIEWS
27
VIEW FROM 20TH STREET AND KENT
VORNADO CHARLES E. SMITH
r:iiil ~!'.I
PICKARD CHILTON
COOPERCARRY
NEIGHBORHOOD VIEWS
28
V I E W F R O M 1 8 T H S T R E E T A N D H AY E S
VORNADO CHARLES E. SMITH
r:iiil ~!'.I
PICKARD CHILTON
COOPERCARRY
29
O P E N S PA C E
1 9 0 0 C rystal D rive
30
M SITE PLAN AREA EXISTING METRO ENTRY
1901 SOUTH BELL (MALL 4)
1801 SOUTH BELL (MALL 2)
GARAGE BELOW
18TH STREET
20TH STREET
SOUTH BELL STREET
1851 SOUTH BELL (MALL 3)
PROPOSED METRO ENTRY
C R Y S TA L D R I V E
E X I S T I N G C O N D I T I O N S - 1 8 T H A N D C R Y S TA L D R I V E
VORNADO CHARLES E. SMITH
r.iiil ~!"..
PICKARD CHILTON
COOPER CARRY
OJ B I LA.NDSCA~E
31
THE OFFICE OF JAMES BURNETT .AACHITECTU~E
I N T E R I M PA R K A R E A
32
NEW GARAGE BELOW
SITE PLAN AREA
EXISTING GARAGE BELOW
NEW GARAGE BELOW
EXISTING GARAGE BELOW
JK2 BOUNDARY
INTERIM PA R K A R E A
PROPOSED SITE PLAN
33
SITE PLAN AREA EXISTING METRO ENTRY
SOUTH BELL STREET
BUILD TO LINE
1901 SOUTH BELL (MALL 4)
1801 SOUTH BELL (MALL 2)
18TH STREET
20TH STREET
SIDEWALK EASEMENT
1 9 0 0 C R Y S TA L D R I V E
PROPOSED METRO ENTRY
C R Y S TA L D R I V E
STREETSCAPE PERSPECTIVES
VORNADO CHARLES E. SMITH
34
r.iiil ~!"..
PICKARD CHILTON
COOPER CARRY
OJBI
THE OFFICE OF
LA.NDSCA~E
.AACHITECTU~E
JAMES BURNETT
STREETSCAPE PERSPECTIVE
VORNADO CHARLES E S M ITH
35
,... ~a
PICKARD CHILTON
COOPER CARRY
OJBI
THE OFFICE OF JAMES BURNETT A lt CHif iCfURI
I N T E R I M PA R K P E R S P E C T I V E
36
I /
/
/
/
/
/
VORNADO CHARLES E. SMITH
,.. ~a
PICKARD CHILTON
COOPER CARRY
OJ B I
THE OFFICE OF JAMES BURNETT
LANOtCAPE
ARCMIT&CJVRi
/
I
I N T E R I M PA R K P E R S P E C T I V E
VORNADO CHARLES E S M ITH
37
,... ~a
PICKARD CHILTON
COOPER CARRY
OJBI
THE OFFICE OF JAMES BURNETT A lt CHif iCfURI
PLANTING
38
SECTOR PLAN COMPLIANT SHADE TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
SECTOR PLAN COMPLIANT STREET TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
NEW GARAGE BELOW
P 1 O R N A M E N TA L PLANTING S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS, GROUND COVER
P 1 E L E V AT E D WALL PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
P2 BIOSWALE PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
LAWN
SITE PLAN AREA
PLANTING
39
SECTOR PLAN COMPLIANT SHADE TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
SECTOR PLAN COMPLIANT STREET TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
NEW GARAGE BELOW
JK2 BOUNDARY
18TH STREET
P 1 O R N A M E N TA L PLANTING
C R Y S TA L D R I V E SITE PLAN AREA
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS, GROUND COVER
P 1 E L E V AT E D WALL PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
P2 BIOSWALE PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
EXISTING GARAGE BELOW
LAWN
PLANTING
40
SECTOR PLAN COMPLIANT SHADE TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
SECTOR PLAN COMPLIANT STREET TREE WITH 48” SOIL VOLUME AND D R A I N A G E L AY E R
P 1 O R N A M E N TA L PLANTING S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS, GROUND COVER
SITE PLAN AREA
P 1 E L E V AT E D WALL PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
P2 BIOSWALE PLANTING
S H R U B S , O R N A M E N TA L GRASSES, PERENNIALS AND GROUND COVERS
LAWN
NEW GARAGE BELOW
T R E E P R E S E R V AT I O N P L A N
41
EXISTING TREE TO BE REMOVED
SOUTH BELL STREET
EXISTING TREE TO BE PRESERVED
1901 SOUTH BELL (MALL 4)
1801 SOUTH BELL (MALL 2)
1851 SOUTH BELL (MALL 3)
C R Y S TA L D R I V E
18TH STREET
20TH STREET
BUILD TO LINE
SITE PLAN AREA
SIDEWALK EASEMENT
SITE GRADING AND ACCESSIBILITY
42
GRADE
+ 0 ’ - 0 ” R E L AT I V E T O LOBBY
%
+ 2’-3” + 0’-6”
2.0%
2’-0 +
NEW GARAGE BELOW
1’-9” +
+2’-6”
2.0%
8% 1.
+ 0’-4” -0’-2” SITE PLAN AREA
+0’
-1”
+0’
-8” 2.0%
+0’-3”
2.0%
+0’-7”
2.0%
+0’-10” 2.0%
+1’-0”
0’-4” +
-5”
C R Y S TA L D R I V E
-1’-0”
SLOPE HIGH TO LOW
SITE GRADING AND ACCESSIBILITY
43
GRADE
+ 0 ’ - 0 ” R E L AT I V E T O LOBBY
%
SLOPE HIGH TO LOW
-2’-5”
16’-6” +
+18’-6”
+ 12’-0”
+ 9’-0”
1’-9”+ +3”
+3’-3” +3’-0”
+2’-9”
-2”
2.3%
+2’-3”
EXISTING GARAGE BELOW
+6” -1’-0” -1’-4”
C R Y S TA L D R I V E SITE PLAN AREA
-1’-0”
-6”
-9”
1.5%
2.0%
-1’-0”
-6”
+1’-4” + 3’-3”
-8”
1.5%
+2’-6”
+3”
+3”
-1’-0”
3’-9”+
+3’-4” + 3’-5”
+ 3’-0”
+ 3’-8”
+ 3’-10”
18TH STREET
+ 4’-6”
ACCESSIBLE ROUTE TO PLAZA
+3”
NEW GARAGE BELOW
-1’-9”
1.
5%
-1’-6”
SITE GRADING AND ACCESSIBILITY
44
GRADE
+ 0 ’ - 0 ” R E L AT I V E T O LOBBY
%
SLOPE HIGH TO LOW
ACCESSIBLE ROUTE TO PLAZA
SITE PLAN AREA
+16’-6”
+ M AT C H 16’-3”
+16’-6”
1
.0
%
+ M AT C H 16’-3” 1.2%
1.2%
+ M AT C H 16’-3”
NEW GARAGE BELOW
16’-6” + + 4’-6”
+ 12’-0”
PAV I N G A N D F U R N I S H I N G S
45
PERMEABLE U N I T PAV E R TYPE 1
U N I T PAV E R TYPE 2
U N I T PAV E R TYPE 3
SIDEWALK EASEMENT
NEW GARAGE BELOW
U N I T PAV E R TYPE 4
FIXED BENCH WITH BACK LITTER R E C E P TA C L E LIGHT S TA N D A R D BIKE RACK
TREE PIT FENCING
M O V A B L E TA B L E AND CHAIRS BY TENANT
C R Y S TA L D R I V E
SITE PLAN AREA
PAV I N G A N D F U R N I S H I N G S
46
PERMEABLE U N I T PAV E R TYPE 1
U N I T PAV E R TYPE 2
U N I T PAV E R TYPE 3 NEW GARAGE BELOW
18TH STREET
SIDEWALK EASEMENT
U N I T PAV E R TYPE 4 PRECAST CONCRETE S TA I R S W / S TA I N L E S S HANDRAIL 18” HIGH PRECAST CONCRETE S E AT W A L L S FIXED BENCH WITH BACK LITTER R E C E P TA C L E LIGHT S TA N D A R D EXISTING GARAGE BELOW
BIKE RACK
TREE PIT FENCING
C R Y S TA L D R I V E
SITE PLAN AREA
M O V A B L E TA B L E AND CHAIRS BY TENANT
PAV I N G A N D F U R N I S H I N G S
47
PERMEABLE U N I T PAV E R TYPE 1
U N I T PAV E R TYPE 2
U N I T PAV E R TYPE 3
U N I T PAV E R TYPE 4
FIXED BENCH WITH BACK SITE PLAN AREA
LITTER R E C E P TA C L E LIGHT S TA N D A R D BIKE RACK
TREE PIT FENCING
M O V A B L E TA B L E AND CHAIRS BY TENANT
NEW GARAGE BELOW
I N T E R I M PA R K P E R S P E C T I V E
48
SECTION CUT
VORNADO CHARLES E. SMITH
r.iiil ~!"..
PICKARD CHILTON
COOPER CARRY
OJ B I LA.NDSCA~E
THE OFFICE OF JAMES BURNETT .AACHITECTU~E
I N T E R I M PA R K P E R S P E C T I V E
49
NEW STRUCTURE EXISTING STRUCTURE OFFICE
SECTION CUT
VORNADO CHARLES E. SMITH
r.iiil ~!"..
PICKARD CHILTON
COOPER CARRY
OJ B I LA.NDSCA~E
THE OFFICE OF JAMES BURNETT .AACHITECTU~E
I N T E R I M PA R K P E R S P E C T I V E
VORNADO CHARLES E S M ITH
50
,... ~a
PICKARD CHILTON
COOPER CARRY
OJBI
THE OFFICE OF JAMES BURNETT A lt CHif iCfURI