Crystal City Block Plan - Block M Submitted in Conjunction with Sp#___ By: Jbg Smith

CRYSTAL CITY BLOCK PLAN # CCBP - ____|BLOCK M|MAY 7, 2020

BLOCK M AND VICINITY - EXISTING CONDITIONS NOTE: BLOCK BOUNDARY FOR ILLUSTRATIVE PURPOSES ONLY CRYSTAL CITY BLOCK PLAN - BLOCK M SUBMITTED IN CONJUNCTION WITH SP#___ BY: JBG SMITH

TABLE OF CONTENTS PAGE PAGE

COVER SHEET / CONTEXT MAP 1 II. CRYSTAL CITY BLOCK PLAN DEVELOPMENT DOCUMENTS TABLE OF CONTENTS / PURPOSE 2-3 A. CIVIL I. BLOCK FRAMEWORK Cover Sheet C0.0 Phased Sub-Block Area Exhibit A. BASE PLANS C1.0 Site Areal Photograph Block Location Map 4 C1.1 Existing Property Owners C1.2 Sector Plan Base Conditions 5 Site Plan #11 Amendment Plat C1.3 B. CRYSTAL CITY SECTOR PLAN MAPS AND SUMMARY Overall Centified Survey Plat C2.0 Certified Survey plat Building Height Map 6 C2.1 Certified Survey plat Bulk Plane Angle Map 6 C2.2 Certified Survey plat Build-To Lines Map 7 C2.3 Certified Survey plat C2.4 Street Network And Typology Map 7 Existing Garage Parking Tower Coverage 8 C2.5 Land Use Mix 8 Existing Zoning Exhibit C2.6 Ultimate Rezoning Exhibit Public Open Space 9 C3.0 Build-To-Line Boundaries And Net Buildable Area Exhibit C3.1 Retail Frontage and Underground 9 Overall Plot And Location Plan Base Density 10 C4.0 Architectural Features 10 Plot and Location Plan C4.1 Plot and Location Plan Surface Transitway 11 C4.2 Plot and Location Plan Service and Loading 11 C4.3 Sector Plan Summary for Block M 12-14 Plot and Location Plan C4.4 Presentation Plan - 223 23RD STREET C4.5 C. EXISTING CONDITIONS AND FUTURE PLANS Presentation Plan - 2001 RICHMOND HIGHWAY C4.6 Parcels and Lots 15 Overall Striping And Marking Plan C5.0 Development 16 Striping and Marking Plan C5.1 Aerial Imagery 17 Striping and Marking Plan C5.2 Buildable Area 18 Striping and Marking Plan C5.3 Proposed Final Site Plan Overlay 19 Striping and Marking Plan C5.4 Underground Level Pedestrian Network 20 Existing Street Sections C6.0 Street Level Pedestrian Network 21 Proposed Street Sections C7.0 Street Network 22 Tree Preservation Plan T1.0 Tree Preservation Notes and Details T2.0 D. CRYSTAL CITY BLOCK SCENARIO MAP Conceptual Plan for Long-Range planning and development on block 23-27 Street Section 28

2 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M Crystal City Block Plan

INTRODUCTION: BACKGROUND AND PURPOSE Plan goals for the Block and demonstrates the ways in which the proposed final site plan and proposed block plan can achieve or further advanced specific and general goals of the Sector This document comprises a proposed Crystal City Block Plan (CCBP) for Blocks M1, M2, and M3 Plan. (Concept Plan Block M, also referred to as “Block M” or the “Block) as identified in the Crystal City Sector Plan. It is submitted in conjunction with a series of rezoning, final site plan, and major Section C includes a variety of exhibits depicting existing conditions and planning for future de- site plan amendment applications for Site Plan #11. Together, these applications contemplate velopment on the Block. removal of site area from the Site Plan #11 boundary; rezoning the new development sites to the C-O-Crystal City Zoning District and creating new final site plans; and constructing new Section D provides conceptual plans for long-range planing and development on the block. mixed-use residential and office buildings on the new development sites, along with associated The documentation of these deviations will be insightful for future reference when subsequent site improvements. In the Sector Plan, Block M is within the Entertainment District. The scope of iterations of the block plan and future site plans are being devised, as they add further detail to work for the rezonings, new final site plans, and amendments to Site Plan #11 is within the limits or refine the recommendations presented in the Sector Plan. of Block M. PART II - BLOCK DEVELOPMENT DOCUMENT Future phases of development may also include the addition of new building height and/or density for the properties located at 2100 and 2200 Crystal Drive. The Block Development Document comprises Part 2 of this CCBP. This part of the CCBP includes the technical, legal, and other plan documentation necessary for the County’s review and As defined in the attachments to the Administrative Regulation 4.1 Governing the Submittal of analysis of the proposed final site plan in the context of the entire Block. It is comprised primar- Site Plans in Arlington County, the Crystal City Block Plan document will provide a general, guid- ily of civil engineering drawings, many of which correspond to and, in some instances, provide ing long-range plan for an individual block located in Crystal City, east of Richmond Highway. more detail than exhibits depicted in the Block Plan Framework. The Block Plan will depict existing and proposed general building locations, land use mix, tower coverage, transportation, public open spaces, utilities, and other applicable elements. The BLOCK PLAN ITERATIONS main objective of the Block Plan will be to support coordinated, incre¬mental redevelopment As the first adopted version of a block plan for Block M in Crystal City, this document represents in Crystal City that is consistent with the design vision for the area as outlined in the Crystal City CCBP-M-1. With future site plan submissions on the Block, this block plan will need to be updated Sector Plan. accordingly and again presented to the County Board for adoption. The number at the end of the CCBP identifier (e.g. CCBP-M-1) shall reflect the adopted version of the CCBP for this partic- Beyond this introduction, the Crystal City Block Plan is primarily comprised of two parts: 1) the ular Block. Block Framework and 2) the Block Development Document. The elements provided in each of these parts is described in more detail below. *****BLOCK PLAN LIMITATIONS*****

PART I - BLOCK FRAMEWORK Per the details of the Crystal City Block Plan process described herein, it is expected that the block plan for a specific block will change with the adoption of future block plans The Block Framework comprises Part 1 of this CCBP and includes several components: and approval of subsequent final site plans. Correspondingly, all statistics, calculations, building configurations, uses, and other relevant aspects included in the block plan Section A includes base plan exhibits that depict a plan view and orthophoto view of the con- for non-site plan areas are planning estimates only, and are especially expected to ditions on Block M as they existed when the Sector Plan was adopted in 2010. change as more detailed plans for redevelopment are determined in the future. While their inclusion in the block plan is useful in sketching out a preferred vision (or visions) Section B of the Block Framework presents Sector Plan policy map exhibits cropped to match the for ultimate build out of a block, they in no way reflect specific development levels ap- geographic extent of Block M, and includes maps covering elements such as building heights, proved for such sites, which will be determined through the review/approval of subse- build-to lines, bulk plan angles, street typologies, tower coverage, land use mix, and public quent future site plans. open spaces recommended in the Sector Plan. This section also includes a summary of Sector

3 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | A. Base Plans BLOCK LOCATION MAP

Existing Conditions, Figure 3.2.1,p32 Block M Boundary (Per Sector Plan) Existing Illustrative Plan Circa 2007

4 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | A. Base Plans SECTOR PLAN BASE CONDITIONS - PLAN VIEW AND ORTHOPHOTO

220 20TH ST. PLAZA 1

RETAIL

2100 CRYSTAL PLAN DIAGRAM DRIVE

RETAIL

CRYSTAL PLAZA APARTMENTS

RETAIL

2200 CRYSTAL DRIVE

RETAIL

PLAZA 6

PLAZA 5 RETAIL

5 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY BUILDING HEIGHTS MAP BULK PLAN ANGLE MAP

0 250 500 0 250 500

6 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY BUILD-TO LINES MAP STREET NETWORK AND TYPOLOGY MAP

Richmond Highway / US 1

0 250 500 0 250 500

7 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY TOWER COVERAGE MAP LAND USE MIX MAP

0 250 500 0 250 500

8 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY PUBLIC OPEN SPACE MAP RETAIL FRONTAGE AND UNDERGROUND MAP

0 250 500 0 250 500

9 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY BASE DENSITY MAP ARCHITECTURAL FEATURES MAP

0 250 500 0 250 500

10 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY SURFACE TRANSITWAY MAP SERVICE AND LOADING MAP

0 250 500 0 250 500

11 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY CRYSTAL CITY SECTOR PLAN SUMMARY FOR BLOCK M Cultural Resources and Community Services: The Sector Plan identifies the Entertainment District as a possible location for cultural amenities, but it recommends a flexible approach to providing a broad range of resources and services over time. 1. SUMMARY OF MAJOR SECTOR PLAN RECOMMENDATIONS SPECIFIC TO THE BLOCK Parking: A range between a maximum of 1 space per 750 square feet (1:750) and/or a mini- BUILDINGS AND DEVELOPMENT mum of 1 space per 1,000 square feet (1:1,000) for office uses and 1.125 spaces for residential Density: Many of the existing buildings within Block M are envisioned as future redevelopment dwelling units, while maximizing the sharing of parking among users. sites (Figure 3.3.9). The Block is split between High Density and Medium Density zones (Figure 3.8.1), with the southernmost portion of the block located in the High Density zone. The Base Architectural Features: The Sector Plan recommends implementation of an architectural fea- Density for development on Block M is 3.8 F.A.R. for commercial uses and 4.8 F.A.R. for residential ture on the southwest corner of Block M1 and the northwest corner of Block M3 (Figure 3.11.1). uses (Figure 3.8.2). The Sector Plan also recommends Coordinated Facade Frontages along the north and east frontages of the open space designated as “Park 10” (Figure 3.11.1). Massing and Placement: Building locations and massing are intended to complement those of surrounding structures on blocks adjacent to Block M. TRANSPORTATION Tower Coverage: The allowable block average Tower Coverage for Block M ranges from 75% The Sector Plan calls for substantial modifications to Richmond Highway/US-1, creating a six-lane for the interior portion of the Block to 85% for the portions of the Block fronting on Richmond boulevard which will act as a unifying element of the Crystal City public realm. Additionally, the Highway/US-1, 20th Street S, Crystal Drive, and 23rd Street S (Figure 3.8.9). Under the Sector Plan, Sector Plan envisions modifications to 20th Street S and 23rd Street S in order to improve intersec- average Tower Coverage is calculated by dividing each building’s largest floor plate above the tion performance, roadway alignment, and overall streetscape design. fifth floor and/or building podium by the net buildable area for that building (Figure 3.8.9) and then averaging for all build-able area of the block. The Sector Plan calls for a substantial realignment of Clark-Bell Street through the Block. The realignment Height and Bulk Plane Angle: The allowable maximum building height for Block M varies across of Clark-Bell Street will remove elevated portions of the site. The southern portion of the block fronting on 23rd Street S is designated for a maximum the existing street, provide greater distance from height of 300 feet (Figure 3.8.5). The northwest corner of the Block, located near the intersec- Richmond Highway/US-1 at critical locations, estab- tion of Richmond Highway/US-1 and 20th Street S (comprising approximately the northern half lish a more regular street grid, create new develop- of Block M1) is designated for a maximum height of 250 feet (Figure 3.8.5). The remainder of ment sites, and facilitate two-way traffic flow. the Block is designated for a maximum height of 200 feet (Figure 3.8.5). The northern frontage of Block M1 and northwest frontage of Block M3 (both fronting on 20th Street S) is subject to bulk The Sector Plan calls for two new surface Transit Stops plane angle requirements (Figure 3.8.7). on the Block: one located near the southwest corner of the Block along the realigned Clark-Bell Street, Land Use Designation and use Mix Target: Block M is designated as Residential, Commercial, and the other located near the southeast corner of Hotel, or Mixed-Use: Minimum 40% Residential or Hotel (Figure 3.9.1). A portion of Block M3 along the Block along Crystal Drive. 23rd Street S is designated as Open Space Within Build-To Lines (Figure 3.9.1).

Retail Frontage and Interior Pedestrian Concourse: The Sector Plan denotes retail frontages EXCERPT FROM ILLUSTRATIVE CONCEPT PLAN along the north, south, and east frontages of the Block, including along the open space designated as “Park 10” (Figures 3.9.3 and 3.7.3). Additionally, the Sector Plan shows a Proposed Conceptual Internal Pedestrian Connection running north-south through the eastern area of the Block, roughly coincident with the eastern boundary between Blocks M2 and M3.

12 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY Alignment of Clark-Bell Street through the Block. The Applicant proposes to shift Clark-Bell Street CRYSTAL CITY SECTOR PLAN SUMMARY FOR BLOCK M to the east to create the conditions for a straighter road alignment, more regular development block geometry and size, and better intersection spacing (upon full redevelopment of the block). OPEN SPACE The Sector Plan calls for a series of new public open spaces on the Block, identified as Park #8, Location of 23rd Street Plaza. The Applicant proposes to shift the location of 23rd Street Plaza to Park #9, Park #10, and Park #11 (Figure 3.7.3). This series of pocket parks and plazas will provide better complement the realigned Clark-Bell Street and to better address the 23rd Street site front- for a combination of active and passive recreation space, outdoor seating and dining, and age. walking paths. The Sector Plan further envisions that Park #10, which is also known as 23rd Street Plaza, will be lined by active retail uses that will help activate the space. The planned open Bulk Plane Angles. The Applicant proposes minor modifications for bulk plane angles and pent- spaces on the Block will be neighborhood gathering spaces enjoyed by tenants, patrons, and house setbacks. The proposed deviations are based on extensive shadow studies conducted visitors alike. by the Applicant, and are intended to maximize light and air for the public realm on the ground plane. HOW THE PROPOSED SITE PLAN ACHIEVES SPECIF- IC AND GENERAL SECTOR PLAN GOALS Enhance Exterior Access to Crystal City Underground Space. The Applicant proposes to take ad- vantage of existing site grading and uncover portions of the Crystal City Underground, resulting The Block Plan advances and is consistent with Sector Plan in better visibility and accessibility for the existing retail and enlivening the pedestrian experience recommendations for: through and around the Block. • High density redevelopment • Building massing, separation, and setbacks • Open space* Parking Reductions. The Applicant proposes customary parking reductions consistent with County • Bulk plane angle* policy guidance and recent precedent for development approvals in Crystal City.” • Height* HOW THE PROPOSED REZONING AND SITE PLAN ACHIEVES SPECIFIC AND GENERAL • Tower coverage SECTOR PLAN GOALS • Land use and use-mix target In addition to advancement of block-wide goals through the Block Plan, the rezoning and major • Retail frontages • Parking* site plan amendment for Site Plan #11 (located within Blocks M1-M3) will further implement the vi- • Architectural features sion of the Sector Plan by implementing a new mixed-use development and related site improve- • Intersection improvements ments. Specifically, the site plan proposal provides: • Street sections and road alignment* • Creation of a vibrant, mixed-use environment featuring ground floor retail. *Though open space, bulk plane angle, height, parking, and • Improved roadway alignments and circulation. street sections and road alignment do not match completely • Creation of new interim and permanent open space. AERIAL VIEW OF 23rd STREET PLAZA with the CCSP, refer to justifications below for additional ex- planation. • Site and streetscape improvements. • Roadway and intersection improvements. • Utility and infrastructure improvements. POTENTIAL SECTOR PLAN DEVIATIONS • Contributions to the Arlington County Affordable Housing Program. The main purpose of this section is to document, in one place, how and why various elements • Public Arts contribution or on-site public art feature. of the adopted Crystal City Block Plan for a specific block may deviate from guidance original- • Utility Fund Contribution. ly provided in the Crystal City Sector Plan. As future iterations of the block plan are approved • LEED certification or an appropriate contribution to the County Green Building Fund. for a particular location, the list of deviations in this section may grow accordingly. In this way, • An integrated TDM program is included to encourage use of transit and alternative modes this section will provide a record that present the history of all deviations to date on a particular of transportation. block and provide a rationale for why such deviations were deemed appropriate. • In-building wireless service for emergency responder networks. • High-quality architectural design and urban planning.

13 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | B. SECTOR PLAN MAPS AND SUMMARY 3D VIEW OF EXISTING 3D VIEW OF PROPOSED PLAN

RICHMOND HIGHWAY / U S 1 20TH STREET 20TH STREET RICHMONDCLARK HIGHWAY BELL STREET /US 1 CLARK BELL STREET 4

CRYSTAL DRIVE CRYSTAL DRIVE 23RD STREET 23RD STREET

Building Height 1. 2000 South Bell St 250’ 2. 2001 South Bell St 200’ 3. 2300 Crystal DR. 315.18’ 4. 223 23rd St. 326.97’

14 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS

EXISTING CONDITIONS - REAL ESTATE PARCELS AND LOTS EXISTING BLOCK AREA TABULATIONS

RPC NUMBER PARCEL NUMBER EXISTING ZONING SQUARE FEET

20TH STREET 34020267 A - 45 C - O 91,631 34020268 A - 46 C - O 36,030 34020266 A - 44 C - O 81,590 34020018 A - 10 - A C - O/RA4.8 60,254 34020017 A - 4 C - O 65,126 34020003 A - 1 - A M - 2/C - O 77,000 34020256 A - 21 - A1 RA4.8 102,894 34020255 A -1 - C1 RA4.8/C-O/M-2 140,962 34020265 A - 43 C-O-1.5/C-O 60,801 34020269 A - 47 C-O-1.5/C-O 22,438 34020014 C - 2 - A M-2/RA4.8 20,850 34020013 C - 1 - B M-2/RA4.8 14,996 34020012 C - 1 - A M-2/C-O 11,000 Subtotal 785,572 Light&Power Co. 11,340 Total 796,912

1) Areas are based on certified survey plan (see sheet C1.2 of the Crystal City Block Development Document : Block M)

2) Light & Power Co. lots are included so “M” Block Plan boundary abuts.

PARCEL OWNERSHIP PARCEL NUMBER LAND OWNER A - 45 A - 44 CESC PLAZA LIMITED PARTNERSHIP A - 43 A - 47 A - 46 VNO 220 S 2-TH STREET LLC A - 10 -A CESC PLAZA LIMITED PARTNERSHIP A - 1 -A A - 4 CESC PLAZA FIVE LIMITED PARTNERSHIP A - 21 - A1 PORTALS CRYSTAL LLC/PARK CRYSTAL LLC A - 1 - C1 C - 2 - A C - 1 - B COUNTY BOARD OF ARLINGTON C - 1 - A Light&Power Co. BRADDOCK LIGHT AND POWER CO.

Block M Boundary (Per Sector Plan)

23RD STREET

15 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS EXISTING CONDITIONS - PLAN VIEW OF DEVELOPMENT

EXISTING BLOCK AREA TABULATIONS 20TH STREET BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

PLAZA 1 M1-A 158,785 158,785 220 20TH ST. 220 20TH ST M3-B - 1,563 326,666 328,229 PLAZA 1 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 RETAIL 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 PLAZA APARTMENTS M2 - - 816,660 816,660 2221 Clark St./PLAZA 6 M1-D 24,960 5,848 127,569 158,377 2100 PLAZA 5 - OFFICE M3-D 156,332 - 156,332 CRYSTAL STREET AND CONCOURSE RETAIL - 195,047 - 195,047 DRIVE TOTAL 864,059 202,458 1,270,895 2,337,412 PLAN DIAGRAM 1) Total GFA for each buiding may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (eg. RETAIL circulation, services, etc). 2)Existing GFA figures sourced from Approved Site Plan #11 CRYSTAL PLAZA APARTMENTS EXISTING USE MIX RATIOS USE EXISTING % OF BLOCK 2200 OFFICE 37.0% CRYSTAL RETAIL 8.7% DRIVE CRYSTAL DRIVE RESIDENTIAL 54.4%

CLARK BELL STREET TOTAL 100.0%

RETAIL

RICHMOND HIGHWAY / US 1 BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER FLOOR- NET TOWER BUILDING SUB-BLK ID PLAZA 6 AREA PLATE COVERAGE 2000 SOUTH BELL ST M1-A PLAZA 5 CRYSTAL APARTMENTS - NORTH M1-B

RETAIL CRYSTAL APARTMENTS - SOUTH M1-C BlockPLAZA M Boundary6 (Per M1-D CRYSTALSector APARTMENTS Plan) M2 2001 SOUTH BELL ST M3-A 23RD STREET 220Existing 20TH STREET Loading M3-B 2100 & 2200 CRYSTAL DRIVE M3-C PLAZAExisting 5 - OFFICE Parking Entry M3-D PLAZA 5 - RESIDENTIAL M3-E

16 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS EXISTING CONDITIONS - AERIAL IMAGERY

2 1

6 1. PLAZA 1 5 2. 220 20TH ST. 3. 2100 CRYSTAL DRIVE 4. 2200 CRYSTAL DRIVE 5. PLAZA 5 6. PLAZA 6 7. CRYSTAL APARTMENTS

17 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS NET BUILDABLE AREA

NET AREA BY SUB-BLOCK SUB-BLOCK ID BUILDING SITE AREA TYPE NET AREA NET BUILDABLE AREA

M1-A Plaza 1 - West 46,521 Buildable 26,901 26,901 M1-B Crystal Apartments - North 36,639 Buildable 24,014 24,014 M1-C Crystal Apartments - South 49,996 Buildable 33,028 33,028 M1-D Plaza 6 46,300 Buildable 33,981 33,981 M1-E N/A 20,850 Non-Buildable - - M1-F N/A 14,996 Non-Buildable - - M1-G N/A 11,000 Non-Buildable - - SUBTOTAL-M1 226,302 117,924 117,924

M2 Crystal Apartments 157,223 Buildable 128,128 128,128 SUBTOTAL-M2 157,223 128,128 128,128

M3-A Plaza 1 - East 48,991 Buildable 28,318 28,318 M3-B 220 20th Street 63,817 Buildable 44,438 44,438 M3-C 2100 & 2200 Crystal Dr 169,350 Buildable 127,791 127,791 M3-D Plaza 5 - Office 63,103 Buildable 53,148 53,148 M3-E Plaza 5 - Residential 32,138 Buildable 27,748 27,748 M3-F N/A 24,648 Non-Buildable 13,000 - SUBTOTAL-M3 402,047 294,443 281,443

M1+M2+M3 785,572 540,495 527,495

Light&Power Co. N/A 11,340 N/A 11,340 -

TOTAL 796,912 551,835 527,495

1) In the Sector Plan , it is anticipated that 220 20th Street (M3-B), 2100 Crystal Dr. and 2200 Crystal Dr. (M3-C) will re- main for the foreseeable future.

2) Net Buildable Areas are within the Build-to-lines recomended by the Sector Plan.

3) Net Buildable Areas depicted here are those used in analyses for tower coverages across the block.

18 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS PROPOSED FINAL SITE PLAN OVERLAY

PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

2000 SOUTH BELL ST M1-A - 18,510 373,460 391,970 2001 SOUTH BELL ST M3-A - 11,060 334,140 345,200 220 20TH ST M3-B - 1,563 326,666 328,229 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 2001 220 20TH ST. 2000 SOUTH 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 SOUTH BELL PLAZA APARTMENTS M2 - - 816,660 816,660 BELL 2221 CLARK ST/ PLAZA 6 M1-D 24,960 6,161 127,129 133,290 223 23rd ST M3-E - 18,901 511,909 530,810 2300 CRYSTAL DRIVE M3-D 507,961 14,569 - 522,530 STREET AND CONCOURSE RETAIL - 175,951 - 175,951 2100 TOTAL 1,056,903 246,715 2,489,964 3,768,622 CRYSTAL DRIVE 1) Total GFA for each buiding may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (eg. RETAIL circulation, services, etc). 2)Existing GFA figures sourced from Approved Site Plan #11

RESULTING USE MIX RATIOS USE EXISTING % OF BLOCK PROPOSED % OF BLOCK % CHANGE

APARTMENTS CRYSTAL PLAZA OFFICE 37.0% 28.0% -9.0% 2200 RETAIL 8.7% 6.0% -2.7% CRYSTAL RESIDENTIAL 54.4% 66.0% 11.6% TOTAL 100.0% 100.0% 0.0% DRIVE

RETAIL BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER FLOOR- NET TOWER BUILDING SUB-BLK ID 2221 CLARK AREA PLATE COVERAGE STREET 2000 SOUTH BELL ST M1-A 26,901 15,670 58.3% 2221 Clark St./Plaza 6 M1-D 33,981 14,244 41.9% 223 23RD 2300 SUBTOTAL- M1 60,882 29,914 49.1% STREET CRYSTAL DRIVE CRYSTAL APARTMENTS M2 128,128 63,200 49.3% SUBTOTAL- M2 128,128 63,200 49.3% Existing Loading

Existing2001 Parking SOUTH Entry BELL ST M3-A 28,318 18,310 64.7% 220 20TH STREET M3-B 44,438 18,086 40.7% Proposed2100 & 2200Loading CRYSTAL DRIVE M3-C 127,791 44,778 35.0% 2300 CRYSTAL DRIVE M3-D 53,148 23,151 43.6% Proposed Parking Entry 223 23rd ST M3-E 27,748 17,439 62.8% SUBTOTAL- M3 281,443 121,764 43.3%

19 TOTAL- M1 + M2 + M3 470,453 214,878 45.7%May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS UNDERGROUND LEVEL PEDESTRIAN NETWORK - EXISTING PEDESTRIAN NETWORK - PROPOSED

FINAL SITE PLAN DIAGRAM

Crystal City Shops Pedestrian Corridor Crystal City Shops Pedestrian Corridor

Existing Street Level Point of Acess to Underground Proposed Retail Zones Existing Underground Retail Zones

20 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS STREET LEVEL PEDESTRIAN NETWORK - EXISTING STREET LEVEL PEDESTRIAN NETWORK - PROPOSED

20TH STREET

220 20TH ST. PLAZA 1

RETAIL

2100 CRYSTAL DRIVE

CRYSTAL PLAZA APARTMENTS

RETAIL 2200 CRYSTAL DRIVE CRYSTAL DRIVE

CLARK BELL STREET

RICHMOND HIGHWAY / US 1 PLAZA 6

PLAZA 5

RETAIL

23RD STREET

Pedestrian Pathways Pedestrian Bridge (Required to be removed per SP#11) Pedestrian Pathways

21 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | C. EXISTING CONDITIONS AND FUTURE PLANS STREET NETWORK - EXISTING STREET NETWORK - PROPOSED

20TH STREET

220 20TH ST. PLAZA 1

RETAIL

2100 CRYSTAL DRIVE

CRYSTAL PLAZA APARTMENTS

RETAIL 2200 CRYSTAL DRIVE CRYSTAL DRIVE

CLARK BELL STREET

RICHMOND HIGHWAY / US 1 PLAZA 6

PLAZA 5

RETAIL

23RD STREET

LEGEND

22 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | D. CRYSTAL CITY BLOCK SCENARIO MAPS SCENARIO 1A

PROPOSED SITE PLAN ON EXISTING CONDITIONS

BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

2000 SOUTH BELL ST M1-A - 18,510 373,460 391,970 2001 SOUTH BELL ST M3-A - 11,060 334,140 345,200 220 20TH ST M3-B - 1,563 326,666 328,229 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 PLAZA APARTMENTS M2 - - 816,660 816,660 M3-A M3-B 2221 Clark St./PLAZA 6 M1-D 24,960 5,848 127,569 158,377 M1-A PLAZA 5 - OFFICE M3-D 156,332 - 156,332 STREET AND CONCOURSE RETAIL - 195,047 - 195,047 TOTAL 705,274 232,028 1,978,495 2,915,797

1) Total GFA for each buiding may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (eg. circulation, services, etc). 2)Existing GFA figures sourced from Approved Site Plan #11 M1-B RESULTING USE MIX RATIOS USE EXISTING % OF BLOCK PROPOSED % OF BLOCK % CHANGE OFFICE 37.0% 24.2% -12.8% RETAIL 8.7% 8.0% -0.7% RESIDENTIAL 54.4% 67.9% 13.5% M2 M3-C TOTAL 100.0% 100.0% 0.0% BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER FLOOR- NET TOWER BUILDING SUB-BLK ID AREA PLATE COVERAGE 2000 SOUTH BELL ST M1-A 26,901 15,670 58.3% 2221 Clark St./Plaza 6 M1-D 33,981 14,244 41.9% SUBTOTAL- M1 60,882 29,914 49.1% M1-C CRYSTAL APARTMENTS M2 128,128 63,200 49.3% SUBTOTAL- M2 128,128 63,200 49.3%

2001 SOUTH BELL ST M3-A 28,318 18,310 64.7% 220 20TH STREET M3-B 44,438 18,086 40.7% M1-D M3-E 2100 & 2200 CRYSTAL DRIVE M3-C 127,791 44,778 35.0% PLAZA 5 - OFFICE M3-D 53,148 14,241 26.8% M3-D SUBTOTAL- M3 253,695 95,415 37.6% TOTAL- M1 + M2 + M3 442,705 188,529 42.6%

23 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | D. CRYSTAL CITY BLOCK SCENARIO MAPS SCENARIO 1B

PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

PLAZA 1 M1-A 158,785 158,785 220 20TH ST M3-B - 1,563 326,666 328,229 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 PLAZA APARTMENTS M2 - - 816,660 816,660 2221 Clark St./PLAZA 6 M1-D 24,960 6,161 127,129 133,290 M3-A M3-B 223 23rd ST M3-E - 18,901 511,909 530,810 M1-A 2300 CRYSTAL DRIVE M3-D 507,961 14,569 - 522,530 STREET AND CONCOURSE RETAIL - 175,951 - 175,951 TOTAL 1,215,688 217,145 1,782,364 3,190,237

M1-B RESULTING USE MIX RATIOS USE EXISTING % OF BLOCK PROPOSED % OF BLOCK % CHANGE OFFICE 37.0% 38.0% 1.0% RETAIL 8.7% 6.5% -2.2% RESIDENTIAL 54.4% 55.5% 1.1% TOTAL 100.0% 100.0% 0.0% M2 M3-C BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER FLOOR- NET TOWER BUILDING SUB-BLK ID AREA PLATE COVERAGE PLAZA 1 M1-A 26,901 14,187 52.7% 2221 Clark St./Plaza 6 M1-D 33,981 14,244 41.9% SUBTOTAL- M1 60,882 28,431 46.7%

M1-C CRYSTAL APARTMENTS M2 128,128 63,200 49.3% SUBTOTAL- M2 128,128 63,200 49.3%

220 20TH STREET M3-B 44,438 18,086 40.7% 2100 & 2200 CRYSTAL DRIVE M3-C 127,791 44,778 35.0% 2300 CRYSTAL DRIVE M3-D 53,148 23,151 43.6% M1-D M3-E 223 23rd ST M3-E 27,748 17,439 62.8% SUBTOTAL- M3 253,125 103,454 40.9% M3-D TOTAL- M1 + M2 + M3 442,135 195,085 44.1%

24 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | D. CRYSTAL CITY BLOCK SCENARIO MAPS SCENARIO 2

PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

1) Total GFA for each buiding may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (eg. circulation, services, etc). M1-B 2)Existing GFA figures sourced from Approved Site Plan #11 RESULTING USE MIX RATIOS USE EXISTING % OF BLOCK PROPOSED % OF BLOCK % CHANGE OFFICE 37.0% 28.0% -9.0% RETAIL 8.7% 6.0% -2.7% M2 M3-C RESIDENTIAL 54.4% 66.0% 11.6% TOTAL 100.0% 100.0% 0.0%

BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER FLOOR- NET TOWER BUILDING SUB-BLK ID AREA PLATE COVERAGE 2000 SOUTH BELL ST M1-A 26,901 15,670 58.3% 2221 Clark St./Plaza 6 M1-D 33,981 14,244 41.9% M1-C SUBTOTAL- M1 60,882 29,914 49.1%

CRYSTAL APARTMENTS M2 128,128 63,200 49.3% SUBTOTAL- M2 128,128 63,200 49.3%

2001 SOUTH BELL ST M3-A 28,318 18,310 64.7% M1-D M3-E 220 20TH STREET M3-B 44,438 18,086 40.7% 2100 & 2200 CRYSTAL DRIVE M3-C 127,791 44,778 35.0% 2300 CRYSTAL DRIVE M3-D 53,148 23,151 43.6% M3-D 223 23rd ST M3-E 27,748 17,439 62.8% SUBTOTAL- M3 281,443 121,764 43.3%

TOTAL- M1 + M2 + M3 470,453 214,878 45.7%

25 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | D. CRYSTAL CITY BLOCK SCENARIO MAPS SCENARIO 3

PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

2000 SOUTH BELL ST M1-A - 18,510 373,460 391,970 2001 SOUTH BELL ST M3-A - 11,060 334,140 345,200 220 20TH ST M3-B - 1,563 326,666 328,229 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 PLAZA APARTMENTS M2 - - 816,660 816,660 M3-A M3-B 2221 CLARK STREET M1-D - 18,000 860,000 878,000 M1-A 223 23rd ST M3-E - 18,901 511,909 530,810 2300 CRYSTAL DRIVE M3-D 507,961 14,569 - 522,530 STREET AND CONCOURSE RETAIL - 175,951 - 175,951 TOTAL 1,031,943 258,554 3,222,835 4,513,332

2001 SOUTH BELL ST M3-A 28,318 18,310 64.7% 220 20TH STREET M3-B 44,438 18,086 40.7% M1-D M3-E 2100 & 2200 CRYSTAL DRIVE M3-C 127,791 44,778 35.0% 2300 CRYSTAL DRIVE M3-D 53,148 23,151 43.6% M3-D 223 23rd ST M3-E 27,748 17,439 62.8% SUBTOTAL- M3 281,443 121,764 43.3%

TOTAL- M1 + M2 + M3 470,453 230,634 49.0%

26 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework | D. CRYSTAL CITY BLOCK SCENARIO MAPS SCENARIO 4

PROPOSED SITE PLAN ON EXISTING CONDITIONS BUILDING SUB-BLK ID OFFICE GFA RETAIL GFA RESIDENTIAL GFA TOTAL GFA

2000 SOUTH BELL ST M1-A - 18,510 373,460 391,970 2001 SOUTH BELL ST M3-A - 11,060 334,140 345,200 220 20TH ST M3-B - 1,563 326,666 328,229 2100 CRYSTAL DRIVE M3-C 262,857 - - 262,857 2200 CRYSTAL DRIVE M3-C 261,125 - - 261,125 PLAZA APARTMENTS M2 - - 619,860 619,860 M3-A M3-B PLAZA APARTMENTS- NORTH M1-B 353,000 353,000 M1-A PLAZA APARTMENTS- SOUTH M1-C 512,000 512,000 2221 CLARK STREET M1-D - 18,000 860,000 878,000 223 23rd ST M3-E - 18,901 511,909 530,810 2300 CRYSTAL DRIVE M3-D 507,961 14,569 - 522,530 STREET AND CONCOURSE RETAIL - 175,951 - 175,951 TOTAL 1,896,943 258,554 3,026,035 5,181,532

1) Total GFA for each buiding may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (eg. M1-B circulation, services, etc). 2)Existing GFA figures sourced from Approved Site Plan #11

RESULTING USE MIX RATIOS PROPOSED % OF USE EXISTING % OF BLOCK % CHANGE BLOCK OFFICE 37.0% 36.6% -0.4% M2 M3-C RETAIL 8.7% 5.0% -3.7% RESIDENTIAL 54.4% 58.4% 4.0% TOTAL 100.0% 100.0% 0.0%

BLOCK PLAN TOWER COVERAGES NET BUILDABLE TOWER NET TOWER BUILDING SUB-BLK ID AREA FLOOR- COVERAGE 2000 SOUTH BELL ST M1-A 26,901 15,670 58.3% M1-C PLAZA APARTMENTS- NORTH M1-B 24,014 15,000 62.5% PLAZA APARTMENTS- SOUTH M1-C 33,028 20,000 60.6% 2221 Clark St./Plaza 6 M1-D 33,981 30,000 88.3% SUBTOTAL- M1 117,924 80,670 68.4%

PLAZA APARTMENTS M2 128,128 46,800 36.5% M1-D M3-E SUBTOTAL- M2 128,128 46,800 36.5% M3-D 2001 SOUTH BELL ST M3-A 28,318 18,310 64.7% 220 20TH STREET M3-B 44,438 18,086 40.7% 2100 & 2200 CRYSTAL DRIVE M3-C 127,791 44,778 35.0% 2300 CRYSTAL DRIVE M3-D 53,148 23,151 43.6% 223 23rd ST M3-E 27,748 17,439 62.8% SUBTOTAL- M3 281,443 121,764 43.3%

TOTAL- M1 + M2 + M3 527,495 249,234 47.2%

27 May 7, 2020 CRYSTAL CITY BLOCK PLAN - BLOCK M I. Block Framework - D. STREET SECTION CLARK-BELL EXTENSION - SECTOR PLAN CLARK-BELL EXTENSION - PROPOSED

80’ 72’

28 May 7, 2020