Central District Retail Phase I Site Plan #90
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1 Central District Retail Phase I Site Plan #90 SPRC 2 November 20, 2017 November 20,
2 FOLLOW UP ITEMS FROM PREVIOUS MEETING November 20,
3 FEATURES Alamo Drafthouse Cinema 9 screens 940 seats #1 theater in America (Entertainment Weekly) Coolest Movie Theater in the World (Wire.com) One of the Best Theaters in the Country (Fandango) Top 10 Movie Theaters Worth Traveling For (Forbes) Best Movie Theaters in America (Conde Nast Traveler) Theater Every Movie Love Should Visit in Their Lifetime (Insider) #1 Theater Doing It Right (Entertainment Weekly) Kansas City San Francisco Charlottesville Houston San Francisco November 20,
4 Site Circulation: Existing Roof and Plaza Level WMATA ESCALATOR LEGEND TH ST (JBGS) S BELL STREET RETAIL COMMERCIAL OFFICE PUBLIC ARCADE RESIDENTIAL WMATA ELEVATOR 1515 JEFFERSON DAVIS HWY (DWECK) LOADING DOCK SERVICE CORRIDOR + BOH NOT IN SCOPE BICYCLE ACCESS VEHICLE ACCESS 18TH STREET TH ST (JBGS) 15TH STREET PEDESTRIAN ACCESS HANDICAP ACCESS UNDERGROUND ENTRANCE PROPERTY LINES 1550 CRYSTAL DR (JBGS) 1770 CRYSTAL DR (JBGS) BUS THRUWAY CRYSTAL DRIVE WMATA VENT AND EGRESS STAIR November 20,
5 Site Circulation: Proposed Roof and Plaza Level LEGEND WMATA ESCALATOR RETAIL COMMERCIAL OFFICE S BELL STREET PUBLIC ARCADE TH STREET (JBGS) RESIDENTIAL LOADING DOCK 1515 JEFFERSON DAVIS HWY (DWECK) SERVICE CORRIDOR + BOH NOT IN SCOPE BICYCLE ACCESS VEHICLE ACCESS PEDESTRIAN ACCESS REET 15TH ST 18TH STREET TH STREET (JBGS) HANDICAP ACCESS UNDERGROUND ENTRANCE 1770 SEPERATELY FILED 4.1 SUBMISSION 1550 CRYSTAL DRIVE (JBGS) THEATER 1770 CRYSTAL DRIVE (JBGS) PUBLIC PLAZA ELEVATOR GROCER WMATA ELEVATOR GROCER CRYSTAL DRIVE CORNER BUILDING PROPOSED WMATA VENT AND STAIR PUBLIC PARKING ELEVATOR November 20,
6 Site Photos Back of Theater Back of the Theater Site Photos November 20,
7 Back of Theater November 20,
8 Grocer Loading Dock Entrance PROPOSED 15TH STREET LOADING DOCK November 20,
9 Square Footage Calculations Green vs. Hardscape November 20,
10 Green/Impervious Existing Existing Green/ Impervious Crystal Drive Retail Project PUBLIC PRIVATE TOTAL Limits Over Existing Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total 6,865 SF 26,205 SF ,070 SF 34,870 SF 41,735 SF 48,990 SF 75,195 SF ,480 SF 37,480 SF 121,340 SF 154,410 SF Privately Owned Private Entry Courtyard Driveway Plaza (31,050 SF) (78,720 SF) Privately Owned Park (52,810 SF) 1770 Plan Limits Over Existing Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total PUBLIC PRIVATE TOTAL - 8,230 SF - - 8,230 SF 28,040 SF 50,680 SF - 20,550 SF 99,270 SF 58,910 SF 28,040 SF 20,550 SF - 107,500 SF 1550 Crystal Drive Crystal Drive Retail Project Limits Over Existing 1770 Crystal Drive 1770 Plan Limits Over Existing Full Block Plan Limits Over Existing Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total PUBLIC PRIVATE TOTAL % 6,865 SF 34,435 SF ,910 SF 99,670 SF - 58,030 SF 69,775 SF 134,105 SF - 58,030 SF 35 % 65 % 0 % 100 % 41,300 SF 220,610 SF 261,910 SF November 20,
11 Green/Impervious Proposed Proposed Green / Impervious Crystal Drive Retail Project Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total 1770 Project Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total 1770 Project Area Private Entry Courtyard (28,755 SF) PUBLIC PRIVATE TOTAL 4,330 SF 18,740 SF 23,070 SF 19,110 SF 30,370 SF 49,480 SF 22,940 SF 22,940 SF 58,920 SF 58,920 SF 23,440 SF 130,970 SF 154,410 SF PUBLIC PRIVATE 30,395 SF 5,300 SF 35,215 SF 5,530 SF 4,030 SF 27,030 SF 65,610 SF 41,890 SF TOTAL 35,695 SF 40,745 SF 4,030 SF 27,030 SF 107,500 SF North/South Privately Owned Egress Corridor Pathway (20,355 SF) Private Backyard Terrace (10,830 SF) 1550 Crystal Drive 1770 Crystal Drive Theater Building Crystal Drive Retail Project Area Full Block Plan Corner Building Ground Level Green Ground Level Impervious Rooftop Level Green Rooftop Level Impervious Total PUBLIC PRIVATE TOTAL 34,725 SF 24,040 SF 58,765 SF 54,325 SF 35,900 SF 90,225 SF 26,970 SF 26,970 SF 85,950 SF 85,950 SF 89,050 SF 172,860 SF 261,910 SF % 40 % 60 % 25 % 75 % November 20,
12 LEVELS OF SERVICE A total of 20 intersections / driveways / crosswalks included in analysis Traffic Off-site intersection operations with the proposed development are generally consistent with operations without development Signal timing optimization mitigates operational impacts Site access points operate within available capacity with proposed development Solution: implementation of new parking space management and access technology November 20,
13 Community Benefits Provision of Grocer Provision of Theater Crystal Drive and 15th Street Streetscape Improvements Street Dedications to Arlington County Public Art TDM November 20,
14 Construction Phasing Phase 1 Mid 2018 Late 2018 North Curb of 18 th Street Intermittently Closed for Construction Phase 2 Base Building: Mid 2018 Late 2019 Tenant Buildout: Late 2019 Mid 2020 Preliminary Construction Truck Route (subject to change) November 20,
15 CENTRAL DISTRICT CRAFTING COMMUNITY THROUGH PLACEMAKING APPLICANT ARCHITECT CIVIL ENGINEER LANDSCAPE ARCHITECT STRUCTURAL ENGINEER MEP ENGINEER GEOTECH ENGINEER ELEVATOR CONSULTANT TRAFFIC CONSULTANT ENERGY MODEL LIGHTING DESIGNER LIFE SAFETY CONSULTANT LAND ATTORNEY JBG SMITH Gensler Bowman Consulting Office of James Burnett Tadjer-Cohen-Edelson Associates GHT Limited ECS Limited Persohn/Hahn Associates Gorove/Slade Associates, Inc. Sustainable Building Partners Horton Lees Brogden Jensen Hughes Venable LLP SITE PLAN REVIEW COMMITTEE MEETING NOVEMBER 20, 2017 November 20,
16 EXISTING CONDITIONS November 20,
17 Location 15TH STREET 18TH STREET CRYSTAL CITY, ARLINGTON, VA CRYSTAL DRIVE RONALD REAGAN WASHINGTON NATIONAL AIRPORT LEGEND SQUARES BLOCK METRO VIRGINIA RAILWAY November 20,
18 15TH STREET Existing Conditions TH STREET S BELL STREET 1515 JEFFERSON DAVIS HWY 2 18TH STREET TH STREET 1550 CRYSTAL DR 1770 CRYSTAL DRIVE CRYSTAL DRIVE CRYSTAL DRIVE 15TH STREET AND CRYSTAL DRIVE SITE KEY PLAN CRYSTAL DRIVE PARKING ENTRY CRYSTAL DRIVE RETAIL CRYSTAL DRIVE PERSPECTIVE November 20,
19 15TH STREET Existing Conditions TH STREET S BELL STREET 1515 JEFFERSON DAVIS HWY 18TH STREET TH STREET CRYSTAL DR 1770 CRYSTAL DRIVE 1 2 CRYSTAL DRIVE PLAZA BETWEEN 1770 CRYSTAL DRIVE AND TH STREET PLAZA BETWEEN 1770 CRYSTAL DRIVE AND TH STREET SITE KEY PLAN PLAZA BETWEEN 1770 CRYSTAL DRIVE AND TH STREET PLAZA BETWEEN 1770 CRYSTAL DRIVE AND TH STREET AERIAL VIEW November 20,
20 15TH STREET TH STREET Existing Conditions 7 8 S BELL STREET JEFFERSON DAVIS HWY 9 18TH STREET TH STREET 1550 CRYSTAL DR 1770 CRYSTAL DRIVE 6 7 CRYSTAL DRIVE 18TH AND S BELL STREET PERSPECTIVE S BELL STREET PERSPECTIVE SITE KEY PLAN S BELL STREET PERSPECTIVE S BELL STREET PERSPECTIVE S BELL STREET PERSPECTIVE November 20,
21 Site Circulation: Existing G1 Level WMATA ESCALATOR TO CRYSTAL GATEWAY MARRIOTT TO NORTH LEGEND RETAIL COMMERCIAL OFFICE TO SOUTH PUBLIC ARCADE RESIDENTIAL LOADING DOCK SERVICE CORRIDOR + BOH NOT IN SCOPE BICYCLE ACCESS VEHICLE ACCESS PEDESTRIAN ACCESS HANDICAP ACCESS UNDERGROUND ENTRANCE PROPERTY LINES 18TH STREET 15TH STREET WMATA VENT AND EGRESS STAIR BUS THRUWAY CRYSTAL DRIVE November 20,
22 Bird-Friendly Architecture BIRD COLLISION DETERRENCE AT CRYSTAL CITY CENTRAL DISTRICT RETAIL PHASE 1 BUILDING FACADE THE GROCER GLAZED BRICK COMPOSITE PANEL SYSTEM STOREFRONT SYSTEM WITH VARIED GLAZING (CLEAR, FROSTED, AND SPANDREL) THE SOLUTION: MAKE BUILDING AND SITE STRUCTURES VISIBLE AS PHYSICAL BARRIERS TO BIRDS. REFERENCING THE BIRD COLLISION DETERRENCE MATERIAL THREAT FACTORS LIST DEVELOPED BY THE AMERICAN BIRD CONSERVANCY, THE PROJECT S CURRENT MATERIALS LEGEND INCLUDES SOME MATERIALS WITH A LOW THREAT FACTOR OR A THREAT FACTOR OF 15 OR BELOW: FIRED AND GLAZED BRICK COMPOSITE PANEL AND METAL RAINSCREEN PANEL SYSTEMS GLASS BLOCK AT THEATER THINLY DISPERSED USE OF SPANDREL AND FROSTED GLASS LIGHTING THE SOLUTION: AUTOMATIC AFTER-HOURS SHUTOFF OF EXTERIOR BUILDING FIXTURES NOT NECESSARY FOR SAFETY, BUILDING ENTRANCES, AND CIRCULATION THE THEATER BUILDING GLAZED BRICK GLASS BLOCK STOREFRONT SYSTEM WITH CLEAR GLAZING BRONZE STONE BASE INLINE RETAIL FIRED BRICK STOREFRONT SYSTEM WITH CLEAR GLAZING BRASS STONE BASE COLD ROLLED STEEL WORST BIRD STRIKE OFFENDERS IN THE DC AREA FROM LIGHTS OUT DC November 20,
23 LEED TH STREET (JBGS) 1515 JEFFERSON DAVIS HWY (DWECK) THEATER BUILDING GROCER SUPPORT FOR TENANT LEED COMMERCIAL S BELL STREET INTERIORS CERTIFICATION TO BE PROVIDED VIA TENANT GUIDELINES THEATER TENANT COULD PURSUE LEED V4 ID+C CERTIFICATION 18TH STREET SUPPORT FOR TENANT LEED COMMERCIAL INTERIORS CERTIFICATION TO BE PROVIDED VIA TENANT GUIDELINES GROCER TENANT COULD PURSUE LEED V4 ID+C CERTIFICATION SCOPE DOESNT ALLOW FOR LEED C&S CERTIFICATION TH STREET (JBGS) THEATER PUBLIC PLAZA ELEVATOR WMATA ELEVATOR GROCER CORNER BUILDING PROPOSED WMATA VENT AND STAIR 1770 CRYSTAL DRIVE (JBGS) CRYSTAL DRIVE 1550 CRYSTAL DRIVE (JBGS) PUBLIC PARKING ELEVATOR November 20,
24 CENTRAL DISRTRICT DEFINING TOMORROW S ATTAINABLE URBAN LIFESTYLE November 20,
25 Neighborhood Strategy - Fresh and Everyday DIVERSE & ALIVE CONVIVIAL COMFORTABLE CONNECTED WARM & FAMILIAR PRACTICAL November 20,
26 Serve Residents Pedestrian Scale Environment Abundant Public Spaces Community Drivers Multiple Transit Connections Serve Office Tenants Establish A Sense of Community November 20,
27 Site Circulation: Proposed G1 Level WMATA ESCALATOR TO CRYSTAL GATEWAY MARRIOTT TO NORTH LEGEND RETAIL TO SOUTH UNDERGROUND ACCESS FROM THE NORTH COMMERCIAL OFFICE PUBLIC ARCADE RESIDENTIAL LOADING DOCK SERVICE CORRIDOR + BOH NOT IN SCOPE BICYCLE ACCESS VEHICLE ACCESS PEDESTRIAN ACCESS HANDICAP ACCESS 15TH STREET UNDERGROUND ENTRANCE 1770 SEPERATELY FILED 4.1 SUBMISSION PUBLIC PLAZA ELEVATOR 18TH STREET THEATER ENTRY GROCER WMATA ELEVATOR CRYSTAL DRIVE CORNER BUILDING PROPOSED WMATA VENT AND STAIR 1770 CRYSTAL DRIVE (JBGS) November 20,
28 THE GROCER SERVING RESIDENTS FIRST November 20,
29 Inspiration November 20,
30 Existing Conditions November 20,
31 Proposed Grocer November 20,
32 IN-LINE RETAIL FOR A MORE WALKABLE NEIGHBORHOOD November 20,
33 Inspiration November 20,
34 Existing Conditions November 20,
35 Proposed In-line Retail (Night) November 20,
36 Proposed In-line Retail (Day) November 20,
37 THE THEATER ANCHORING A UNIQUE MOVIE-GOING EXPERIENCE November 20,
38 Inspiration November 20,
39 Existing Conditions November 20,
40 Proposed Theater (Night) November 20,
41 Proposed Theater (Day) November 20,
42 Proposed Theater Box - Inspiration Vegetation Vegetation Through Sculptural Frame Cable System Sporadic Breakthroughs Projecting Planters All Season Round November 20,
43 Proposed Theater Box - Inspiration Art Portrait Cues Reflective Nature 3D Applied Art Vivid Geometries Painted Hyperrealistic Murals November 20,
44 Proposed Theater Box - Inspiration Panels Patchwork Colored Panels Moves with the Wind Distorted Perspective Objects on Backing System Panel Play - Day Time November 20,
45 Project Overview Renderings
46 Crystal Drive Retail Street November 20,
47 Crystal Drive Retail Street November 20,
48 Crystal Drive Retail Street November 20,
49 Crystal Drive Retail Street November 20,
50 Crystal Drive Retail Street November 20,
51 Streetscape Sections November 20,
52 Streetscape Section at Cafe Zone Plan View Cafe Zone Planting Zone Section Pavers Hand Rail Catenary Lighting Limit of Garage Below Movable Furniture Drink Rail Crystal Drive Drive Lane 5-0 Bike Lane On-street Parking Step-off Zone Cut through Cafe Zone Pedestrian Zone Retail November 20,
53 Streetscape Section at Theater Seating Plan View Pavers Colored Concrete Benches Limit of Garage Below Section Street Tree Planting and Stormwater Retention Step-off Zone Crystal Drive Bike Lane On-street Parking Step-off Zone Planting and Stormwater Retention Seating Zone Pedestrian Zone Theater November 20,
54 Planting Concept Tree Selection and Quantity
55 RA-H-3.2 C-O Trees Removal plan M-2 C-O C-O M-2 M-2 C-O ICB Existing Tree to Remain C-O M-2 Existing Trees to Remain C-O-1.5 C-O C-O-1.5 TREE REMOVAL PLAN 1"=25'
56 Square 1 Apartments Existing 1 Existing Trees to Remain T71 Quercus rubra RED OAK
57 Square 1 Apartments Trees potential to save Quercus rubra RED OAK Site Photo
58 Back of the Theater Trees potential to save Amelanchier arborea SERVICEBERRY Cornus kousa KOUSA DOGWOOD Ginkgo biloba GINKGO Fagus grandifolia AMERICAN BEECH
59 Streetscape Thriving Streetscape Planting
60 Healthy Street Trees Root Structure REGIONALLY-ADAPTIVE PLANTS Natives and adapted species reduce maintenance & water needs and create habitat 225 ft 3 PLANTING MIX With continuous planting mix in silva cell system + = PEDESTRIAN PAVER/CONCRETE WALK Enhanced paving system/ Universally accessible pathway UNIFORMLY GRADED CRUSHED STONE OF 3/4-1 1/2 DIAMETER CLAY LOAM CU-Structural Soil 1 SAND SETTING BED 4 THICK CONCRETE SLAB Includes filter fabric AGGREGATE BASE COURSE Provide a foundation to support the top layers of the pavement 120 ft 3 12 SILVA CELLS = IRRIGATION & DRAINAGE LINES 4 Diameter perfortaed inspection tube SILVA CELL SYSTEM A modular framework that brings the utility of the forest to the city COMPACTED SUB-GRADE Structural Soils Silva Cells PLANTING MIX 12 silva cells x 10 ft3
61
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