lcor - 400 army navy drive project team - Arlingtonva
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION # 3 - April 24, 2014
PROJECT TEAM Developer: LCOR Architect:
SK+I Architectural Design Group
Counsel:
Walsh Colucci Lubeley & Walsh, P.C.
Civil Engineer:
Christopher Consultants, ltd.
Landscape Arch:
Oculus
Traffic Consultant:
Gorove/Slade
LEED Consultant:
Architectural Energy Corporation
1
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
2
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
3
DESIGN GOALS AT 400 ARMY NAVY
• World-class Architecture • Iconic residential building at landmark site • Create sense of place and an active, desirable place to live • Enhance the urban fabric with animated design • Hierarchy of elements; variation in placement of projections,height of roof elements, and steps in building • Diverse living opportunities with unique amenties
4
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
5
GREATER CONTEXT OF CRYSTAL CITY • The immediate neighborhood surrounding the project is undergoing a paradigm shift from an industrial / warehouse district to a vibrant, mixed-use community that will knit together Crystal City and Pentagon City • More than 2,000 new residential units are expected to be delivered in the neighborhood over the next five years, in addition to new retail, including Whole Foods, and infrastructure improvements along 12th and 15th Streets, including the Streetcar
6
CONTEXT DIAGRAM
Convenient walking distance to Pentagon City Metro Station Approx. 1600 FT / 3 blocks
Site
7
NEIGHBORHOOD DEVELOPMENT
Site
- Only 5.7% of existing Pentagon City / Crystal City inventory and 10.6% of the existing RB Corridor inventory was constructed within the last 5 years
Site
- There are 10,500 existing units in the Pentagon City and Crystal City area, and in this submarket there will be 2,000 new dwellings delivered in the next 5 years - The last new condominium was the Belle Vista in 1989 (202 dwelling units) - The most recent condominium conversion was the Waterford House in 1993 (65 dwelling units)
1
PENTAGON ROW
at Met Park 2 MILLENIUM 300 Dwelling Units
ACADIA at Met Park 3 THE 411 Dwelling Units
S. EADS ST. 8 1720 203 Dwelling Units
THE LENOX CLUB 9 385 Dwelling Units
at Met Park 4 GRAMERCY 378 Dwelling Units
Headquarters 10 BOEING 453,000 SF Office
CENTRE 5 PENTAGON 420 & 297 Dwelling Units (Kimco)
TRACT LOFTS 11 NORTH 184 Dwelling Units
6 PENPLACE Hotel and Office Towers
CRYSTAL DRIVE 12 1400 310,000 SF Office
MET PARK Phase 4-5 7 699 Dwelling Units
CRYSTAL DRIVE 13 1900 720,000 SF Office; 10,000 SF Retail
8
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
9
NEIGHBORHOOD AMENITIES
Site Site
1
WHOLE FOODS
2 PENTAGON CITY MALL
CITY DRIVE 3 CRYSTAL and Crystal City Underground
8 NATIONAL AIRPORT
9 12th St. Revitalization
TRACKS 4 CYCLE and Dedicated Bike Lanes
5 STREET CAR TRANSIT
6 LONG BRIDGE PARK
7 AQUATICS CENTER
10 15th St. Revitalization
10
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
11
EXISTING SITE CONDITIONS
• Site Area
71,861 SF
• Curb Cuts Pentagon Parking
Army Navy Drive
Marriott
400 Army Navy Drive
The Doubletree Hotel
10
th
• Proximity to Metro
Str e
et
S.
. 11th Street S . 12th Street S The Bennington
Pentagon City Metro
Crystal City Condominium
3 blocks (approx. 1600 feet)
38 feet at Army Navy Drive 35 feet at 11th Street S.
• Sidewalk Clear Widths
Army Navy Drive Old South Eads 11th Street S.
- - -
9.2’ and 10’ 17.4’ 8.3’
t
tree ds S
S. Ea
Pentagon Centre
• Grade Change (above sea level)
Verizon TSA Headquarters
4 existing (2 on Old South Eads)
• No significant landscaping with limited landscaped area
12
EXISTING BUILDING CONTEXT
A - Corner of S. Eads & Army Navy Drive
A
B - Army Navy Drive looking West
Building Information
B
• Built in 1963 • 235,445 SF Total Office Building • Floor to Floor Height: 10’-2” • Column Spacing: 20’ x 20’ • Vehicular drop-off at Old S. Eads • Building Orientation North to South Direction
13
EXISTING BUILDING CONTEXT
C - 11th Street S. Between Verizon & Site
C
D - 11th Street S. between Site and Hotel
D
14
EXISTING BUILDING CONTEXT
Northwest Corner of Site Looking West
On Interstate Looking South at adjacent site
F
E
15
EXISTING BUILDING CONTEXT
G - Corner of S. Eads & Army Navy Drive
H - Army Navy Drive looking West
G H
16
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
17
Crystal City Sector Plan
18
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
19
AERIAL SITE PLAN COMPARISON
Existing Old S. Eads Street
Vacation of Old S. Eads
20
AERIAL SITE PLAN COMPARISON
Property Line with Vacation of Old S. Eads
21
AERIAL SITE PLAN COMPARISON
Property Line with Vacation of Old S. Eads
22
STREET SECTION
Key Plan
Street Section Looking North - Property Lines w/ Vacation of Old S. Eads
23
COMPARISON SUMMARY SLIDE
EXISTING CONDITIONS SHOWING RIGHT OF WAYS
PROPOSED CONDITIONS SHOWING VACATION
Key Plan
PROPOSED CONDITIONS AFTER VACATION
24
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION # 3 - April 24, 2014
THANK YOU
25
PROJECT TEAM Developer: LCOR Architect:
SK+I Architectural Design Group
Counsel:
Walsh Colucci Lubeley & Walsh, P.C.
Civil Engineer:
Christopher Consultants, ltd.
Landscape Arch:
Oculus
Traffic Consultant:
Gorove/Slade
LEED Consultant:
Architectural Energy Corporation
1
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
2
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
3
DESIGN GOALS AT 400 ARMY NAVY
• World-class Architecture • Iconic residential building at landmark site • Create sense of place and an active, desirable place to live • Enhance the urban fabric with animated design • Hierarchy of elements; variation in placement of projections,height of roof elements, and steps in building • Diverse living opportunities with unique amenties
4
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
5
GREATER CONTEXT OF CRYSTAL CITY • The immediate neighborhood surrounding the project is undergoing a paradigm shift from an industrial / warehouse district to a vibrant, mixed-use community that will knit together Crystal City and Pentagon City • More than 2,000 new residential units are expected to be delivered in the neighborhood over the next five years, in addition to new retail, including Whole Foods, and infrastructure improvements along 12th and 15th Streets, including the Streetcar
6
CONTEXT DIAGRAM
Convenient walking distance to Pentagon City Metro Station Approx. 1600 FT / 3 blocks
Site
7
NEIGHBORHOOD DEVELOPMENT
Site
- Only 5.7% of existing Pentagon City / Crystal City inventory and 10.6% of the existing RB Corridor inventory was constructed within the last 5 years
Site
- There are 10,500 existing units in the Pentagon City and Crystal City area, and in this submarket there will be 2,000 new dwellings delivered in the next 5 years - The last new condominium was the Belle Vista in 1989 (202 dwelling units) - The most recent condominium conversion was the Waterford House in 1993 (65 dwelling units)
1
PENTAGON ROW
at Met Park 2 MILLENIUM 300 Dwelling Units
ACADIA at Met Park 3 THE 411 Dwelling Units
S. EADS ST. 8 1720 203 Dwelling Units
THE LENOX CLUB 9 385 Dwelling Units
at Met Park 4 GRAMERCY 378 Dwelling Units
Headquarters 10 BOEING 453,000 SF Office
CENTRE 5 PENTAGON 420 & 297 Dwelling Units (Kimco)
TRACT LOFTS 11 NORTH 184 Dwelling Units
6 PENPLACE Hotel and Office Towers
CRYSTAL DRIVE 12 1400 310,000 SF Office
MET PARK Phase 4-5 7 699 Dwelling Units
CRYSTAL DRIVE 13 1900 720,000 SF Office; 10,000 SF Retail
8
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
9
NEIGHBORHOOD AMENITIES
Site Site
1
WHOLE FOODS
2 PENTAGON CITY MALL
CITY DRIVE 3 CRYSTAL and Crystal City Underground
8 NATIONAL AIRPORT
9 12th St. Revitalization
TRACKS 4 CYCLE and Dedicated Bike Lanes
5 STREET CAR TRANSIT
6 LONG BRIDGE PARK
7 AQUATICS CENTER
10 15th St. Revitalization
10
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
11
EXISTING SITE CONDITIONS
• Site Area
71,861 SF
• Curb Cuts Pentagon Parking
Army Navy Drive
Marriott
400 Army Navy Drive
The Doubletree Hotel
10
th
• Proximity to Metro
Str e
et
S.
. 11th Street S . 12th Street S The Bennington
Pentagon City Metro
Crystal City Condominium
3 blocks (approx. 1600 feet)
38 feet at Army Navy Drive 35 feet at 11th Street S.
• Sidewalk Clear Widths
Army Navy Drive Old South Eads 11th Street S.
- - -
9.2’ and 10’ 17.4’ 8.3’
t
tree ds S
S. Ea
Pentagon Centre
• Grade Change (above sea level)
Verizon TSA Headquarters
4 existing (2 on Old South Eads)
• No significant landscaping with limited landscaped area
12
EXISTING BUILDING CONTEXT
A - Corner of S. Eads & Army Navy Drive
A
B - Army Navy Drive looking West
Building Information
B
• Built in 1963 • 235,445 SF Total Office Building • Floor to Floor Height: 10’-2” • Column Spacing: 20’ x 20’ • Vehicular drop-off at Old S. Eads • Building Orientation North to South Direction
13
EXISTING BUILDING CONTEXT
C - 11th Street S. Between Verizon & Site
C
D - 11th Street S. between Site and Hotel
D
14
EXISTING BUILDING CONTEXT
Northwest Corner of Site Looking West
On Interstate Looking South at adjacent site
F
E
15
EXISTING BUILDING CONTEXT
G - Corner of S. Eads & Army Navy Drive
H - Army Navy Drive looking West
G H
16
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
17
Crystal City Sector Plan
18
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION #3 - April 24, 2014
PRESENTATION GOALS April 24, 2014
• DESIGN GOALS • NEIGHBORHOOD CONTEXT • NEIGHBORHOOD AMENITIES • EXISTING CONDITIONS • SECTOR PLAN REVIEW • SITE PLAN EXISTING VS. PROPOSAL COMPARISON
19
AERIAL SITE PLAN COMPARISON
Existing Old S. Eads Street
Vacation of Old S. Eads
20
AERIAL SITE PLAN COMPARISON
Property Line with Vacation of Old S. Eads
21
AERIAL SITE PLAN COMPARISON
Property Line with Vacation of Old S. Eads
22
STREET SECTION
Key Plan
Street Section Looking North - Property Lines w/ Vacation of Old S. Eads
23
COMPARISON SUMMARY SLIDE
EXISTING CONDITIONS SHOWING RIGHT OF WAYS
PROPOSED CONDITIONS SHOWING VACATION
Key Plan
PROPOSED CONDITIONS AFTER VACATION
24
LCOR - 400 ARMY NAVY DRIVE SPRC PRESENTATION # 3 - April 24, 2014
THANK YOU
25
