Crystal City Block Plan #______

CRYSTAL CITY BLOCK PLAN #______

Blocks J-K DRAFT | February 13, 2012

Jefferson Davis Highway/U.S. 1

N Note: Block boundary for illustrative purposes only. Blocks J-K and Vicinity (existing conditions)

FEBRUARY 13, 2012 1 CRYSTAL CITY BLOCK PLAN # ______INTRODUCTION BLOCKS J-K This packet comprises a proposed Crystal City Block Plan (CCBP) for Blocks J-K as identified in Submitted in conjunction w/ SP # ______by: CESC MALL LAND L.L.C. the Crystal City Sector Plan (adopted 2010).

As defined in the attachments to the Administrative Regulation 4.1 Governing the Submittal of TABLE OF CONTENTS Site Plans in Arlington County, the “Crystal City Block Plan” document will provide a general, guiding long-range plan for an individual block located in Crystal City, east of Jefferson Davis Highway. The Block Plan will depict existing and proposed general building locations, land use PAGE mix, tower coverage, transportation and other infrastructure, public open spaces and facilities, Cover Sheet/Context Map ...... 1 and utilities. The main objective of the Block Plan will be to support coordinated, incremental Introduction...... 2 redevelopment in Crystal City that is consistent with the preferred future vision for the area as Base Plan: outlined in the Crystal City Sector Plan. Sector Plan Conditions, Base Map...... 3 Sector Plan Conditions, Orthophotos...... 3 This Block Plan document consists of maps, analyses, and supporting information (based on guidance in the Sector Plan) that leads to and supports a proposed Block Plan Map for the Sector Plan Maps block. The Block Plan Map is a single map (or multiple maps where alternatives are presented) Building Heights Map...... 4 that indicates future general building locations, use mix, tower coverage, and other relevant Bulk Plane Angle Map...... 4 elements across the block. Ultimately, the Crystal City Block Plan is reviewed by the Planning Build To Lines Map...... 5 Commission and adopted by the County Board. Street Network and Typology Map...... 5 Upon adoption, a Crystal City Block Plan will serve as a supplemental long-range planning Tower Coverage Map...... 6 document for a specific block that builds upon and supports the Crystal City Sector Plan ad- Land Use Mix Map...... 6 opted in 2010. As a guide, the Block Plan is purely a general concept for the entire block, with Public Open Space Map...... 7 more specific details for the area subject to the proposed final site plan. Retail Frontage and Underground Map...... 7 Base Density Map...... 8 Architectural Features Map...... 8 Surface Transitway Map...... 9 Service and Loading Map...... 9 Sector Plan Summary and Illustrative Concept Plan...... 10 Existing Conditions and Future Plans Real Estate Parcels and Lots...... 12 *****BLOCK PLAN LIMITATIONS***** Existing Development...... 13 2011 Orthophoto...... 14 Per the details of the Crystal City Block Plan process described herein, it is expected Net Buildable Area...... 15 that the Block Plan for a specific block will change with the adoption of subsequent site Proposed Site Plan Overlay...... 16 plans. Correspondingly, all statistics, calculations, building configurations, uses, and other relevant aspects included in the Block Plan for non-site plan areas are planning Pedestrian Corridors, Underground Level...... 17 estimates only, and are especially expected to change as more detailed plans for fu- Pedestrian Corridors, Street Level (at-grade)...... 18 ture redevelopment are determined in the future. While their inclusion in the Block Plan Street Network...... 19 is useful in sketching out a preferred vision (or visions) for ultimate build out of a block, they in no way reflect specific development levels approved for such sites, which will Crystal City Block Plan Map - Scenario 1...... 20 be determined through the review/approval of subsequent future site plans. Crystal City Block Plan Map - Scenario 2...... 21 Crystal City Block Plan Map - Scenario 3...... 22

FEBRUARY 13, 2012 2 I. CRYSTAL CITY BLOCK PLAN | BASE PLAN Blocks J-K

Sector Plan Base Conditions - Plan View Sector Plan Base Conditions - Orthophoto as of 2010 as of 2010

18th Street S.

Jefferson Davis Highway

S. Clark St.

Crystal Drive

Jefferson Davis Highway

S. Bell Street 20th Street S.

Note: Block boundary for illustrative purposes only. FEBRUARY 13, 2012 3 BUILDING HEIGHTS MAP Figure 3.8.5 BULK PLANE ANGLE MAP Figure 3.8.7 BULK PLANE ANGLE MAP Figure 3.8.7

12th Street S

BUILDING HEIGHTS MAP 12th Street S Figure 3.8.5

12th Street S 150’ 12th Street S

15th Street S 250’ 15th Street S H

15th Street S 85’ H

250’ 130’ Clark-Bell Street 250’

150’ G 250’

Clark-Bell Street

I. CRYSTAL CITY BLOCK370’ PLAN | BASE PLAN Blocks J-K G 18th Street S 250’ 15th Street S Clark-Bell Street

250’ Sector Plan Maps 18th Street S F A 250’ 20th Street S E 18th Street S F A 250’ 85’ Building Heights Map Bulk Plane20th StreetAngle S Map

250’ 130’ Clark-Bell Street E 250’ 250’ A 200’ 20th Street S 85’ D 130’ 370’ A 200’ 18th Street S

S. Eads Street D

Crystal Drive

S. Eads Street 250’

Crystal Drive

400’

20th Street S 120’

S. Eads Street

Crystal Drive

23rd Street S Jefferson Davis Boulevard / US1

23rd Street S Jefferson Davis Boulevard / US1 65’ 85’ A A C 130’ 200’

23rd Street S Jefferson Davis Boulevard / US1 150’ S. Eads Street 65’ A A C Crystal Drive 200’

400’ 120’ A B A LEGEND Clark-Bell Street 180’ Clark-Bell Street

23rd Street S Jefferson Davis Boulevard / US1 35’ 26th Street S A B A 65’ 60’ Clark-Bell Street 180’ 26th Street S 75’

150’ 110’ 26th Street S 65’ 150’ LEGEND 65’ FRONTAGE HEIGHT AND ANGLE 200’ From Figure 3.8.5, pg. 95 From Figure 3.8.7, pg. 97 250’ LEGEND A HEIGHT: 140' / ANGLE 50˚ B HEIGHT: 120' / ANGLE 50˚ LEGEND 300’ FRONTAGE HEIGHT AND ANGLE Clark-Bell Street C HEIGHT: 200' / ANGLE 50˚ 35’ OPEN SPACE WITHIN BUILD-TO LINES A HEIGHT: 140' / ANGLE 50˚ NOTES: D HEIGHT: 180' / ANGLE 50˚ 26th Street S B HEIGHT: 120' / ANGLE 50˚ 60’ 1. HATCHING INDICATES THE LOWER HEIGHT FOR INFILL. THE GREATER E HEIGHT: 180' / ANGLE 43˚ 75’ HEIGHT IS FOR BLOCK SCALE DEVELOPMENT C HEIGHT: 200' / ANGLE 50˚ 2. A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE F HEIGHT: 220' / ANGLE 50˚ 110’ POSITION OF A BOUNDARY BETWEEN DIFFERENT HEIGHT ZONES D HEIGHT: 180' / ANGLE 50˚ 3. AN ADDITIONAL 2 TO 3 STORIES MAY BE CONSIDERED IN 300' ZONES G HEIGHT: 160' / ANGLE 43˚ 150’ ALONG 18TH AND 23RD STREETS. E HEIGHT: 180' / ANGLE 43˚ 65’ 4. IN INSTANCES WHERE EXISTING BUILDING HEIGHTS EXCEED THE H HEIGHT: 100' / ANGLE 50˚ 200’ BUILDING HEIGHTS SET FORTH IN THIS PLAN, SUCH BUILDINGS F HEIGHT: 220' / ANGLE 50˚ SHALL NOT BE DEEMED NON-CONFORMING BY THE ADOPTION OR OPEN SPACE WITHIN BUILD-TO LINES 250’ IMPLEMENTATION OF THIS PLAN AND NOTHING IN THE PLAN SHALL G HEIGHT: 160' / ANGLE 43˚ RESTRICT OR PROHIBIT THE RECONSTRUCTION, REDEVELOPMENT, OR NOTE: 300’ MAINTENANCE OF SUCH BUILDINGS IN ACCORDANCE WITH THEIR H HEIGHT: 100' / ANGLE 50˚ A DIMENSION, WHEN PROVIDED ON THE MAP, ESTABLISHES A FRONTAGE LENGTH FOR THE BULK PLANE REQUIREMENT, OTHERWISE THE REQUIREMENT EXISTING BUILDING HEIGHTS AS PERMITTED IN THEIR APPLICABLE OPEN SPACE WITHIN BUILD-TO LINES OPEN SPACE WITHIN BUILD-TO LINES ZONING DISTRICT AND APPROVED SITE PLAN. APPLIES TO THE ENTIRE FRONTAGE. NOTES: NOTE: FEBRUARY 13, 2012 4 A DIMENSION, WHEN PROVIDED ON THE MAP, ESTABLISHES A FRONTAGE 1. HATCHING INDICATES THE LOWER HEIGHT FOR INFILL. THE GREATER LENGTH FOR THE BULK PLANE REQUIREMENT, OTHERWISE THE REQUIREMENT HEIGHT IS FOR BLOCK SCALE DEVELOPMENT APPLIES TO THE ENTIRE FRONTAGE. 2. A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE 0 500 1000 CITY PLAN MASTER CRYSTAL POSITION OF A BOUNDARY BETWEEN DIFFERENT HEIGHT ZONES 0 500 1000 CITY PLAN MASTER CRYSTAL 3. AN ADDITIONAL 2 TO 3 STORIES MAY BE CONSIDERED IN 300' ZONES ALONG 18TH AND 23RD STREETS. 4. IN INSTANCES WHERE EXISTING BUILDING HEIGHTS EXCEED THE BUILDING HEIGHTS SET FORTH IN THIS PLAN, SUCH BUILDINGS 0 500 1000 CITY PLAN MASTER CRYSTAL SHALL NOT BE DEEMED NON-CONFORMING BY THE ADOPTION OR IMPLEMENTATION OF THIS PLAN AND NOTHING IN THE PLAN SHALL 97 RESTRICT OR PROHIBIT THE RECONSTRUCTION, REDEVELOPMENT, OR 95 MAINTENANCE OF SUCH BUILDINGS IN ACCORDANCE WITH THEIR EXISTING BUILDING HEIGHTS AS PERMITTED IN THEIR APPLICABLE ZONING DISTRICT AND APPROVED SITE PLAN. 97

0 500 1000 CITY PLAN MASTER CRYSTAL

95 BUILD-TO LINES MAP Figure 3.5.3 STREET NETWORK AND

A TYPOLOGY MAP STREET NETWORK AND Figure 3.6.6 B 80' 100' TYPOLOGY MAP BUILD-TO100' LINES MAP Figure 3.6.6 160' Figure 3.5.3

A C D B 80' 80' 120' V 100' 100'

160' 170' 100'

C D F G1 G2 80' 120' V E 110' 140' 80' 100' 170' 100' 110' F G2 I. CRYSTAL CITY BLOCK PLAN | BASE PLAN Blocks J-K G1 110' J K SectorI Plan80' Maps E 110' 140' 80' 100' 110' 100' 100' 110' H Build to Lines Map100' Street Network and Typology Map 110' J U K L M1 M2 M3 I 80' 110' 140' 100' 80' 60' H 100' 100' N 80' 100' 110' U L M1 M2 M3 O 80' 100' 140' Q1 Q2 80' 60' P N 80' 80' 100' 110' 160' Q3 Q4 O 80' W 100' 300' 115' Q1 Q2 DIA 110' 170' P S1 80' 160' R Q3 Q4 70' S2 W LEGEND LEGEND 300' 115' From Figure 3.5.3, pg. 47 From Figure 3.6.6, pg. 51 DIA 160' TYPE A (RETAIL-ORIENTED MIXED-USE 110' S3 X CONCEPT PLAN BLOCK LEGEND ARTERIAL) TYPE B (URBAN MIXED-USE ARTERIAL) 170' BUILD-TO LINE S1 80' TYPE A (RETAIL-ORIENTED MIXED-USE EXISTING ARTERIAL) GENERAL STREET CENTER LINE TYPE B (URBAN MIXED-USE ARTERIAL) TYPE B (URBAN MIXED-USE ARTERIAL) PROPOSED OR REALIGNED R OPEN SPACE WITHIN BUILD-TO LINES EXISTING 70' S2 TYPE F (REGIONAL CONNECTOR) TYPE B (URBAN MIXED-USE ARTERIAL) LEGEND NOTE: PROPOSED OR REALIGNED URBAN CENTER LOCAL EXISTING 160' T 1. NUMBERS REPRESENT DISTANCE FROM BUILDING FACE TO BUILDING FACE. FINAL DIMENSIONS SUBJECT TO ADJUSTMENT, DEPENDING TYPE F (REGIONAL CONNECTOR) URBAN CENTER LOCAL PROPOSED S3 X CONCEPT PLAN BLOCK UPON PROPOSED TRANSITWAY REQUIREMENTS 2. PORTIONS OF CRYSTAL DR. MAY MAINTAIN EXISTING 98 FOOT RIGHT- URBAN CENTER LOCAL EXISTING NEIGHBORHOOD MINOR 160' BUILD-TO LINE OF-WAY WIDTH AT PINCH POINT CONDITION. 1 80' 3. RECOMMENDED BUILD-TO LINES ESTABLISHED BETWEEN PUBLIC URBAN CENTER LOCAL PROPOSED ALLEY PROPOSED GENERAL STREET CENTER LINE OPEN SPACES AND STREET RIGHTS-OF-WAY REPRESENT THE NOTE: APPROXIMATE DEMARCATION BETWEEN THE PUBLIC OPEN SPACE NEIGHBORHOOD MINOR ADDITIONAL ALLEYS ARE ENCOURAGED BEYOND THOSE INDICATED ON AND SIDEWALK. 1 OPEN SPACE WITHIN BUILD-TO LINES ALLEY PROPOSED THE MAP. NOTE: NOTE: FEBRUARY 13, 2012 5 1. NUMBERS REPRESENT DISTANCE FROM BUILDING FACE TO BUILDING ADDITIONAL ALLEYS ARE ENCOURAGED BEYOND THOSE INDICATED ON T FACE. FINAL DIMENSIONS SUBJECT TO ADJUSTMENT, DEPENDING THE MAP. UPON PROPOSED TRANSITWAY REQUIREMENTS 0 500 1000 CITY PLAN MASTER CRYSTAL 2. PORTIONS OF CRYSTAL DR. MAY MAINTAIN EXISTING 98 FOOT RIGHT- 1000 CITY PLAN MASTER CRYSTAL 160' OF-WAY WIDTH AT PINCH POINT CONDITION. 0 500 3. RECOMMENDED BUILD-TO LINES ESTABLISHED BETWEEN PUBLIC

OPEN SPACES AND STREET RIGHTS-OF-WAY REPRESENT THE 0 500 1000 CITY PLAN MASTER CRYSTAL APPROXIMATE DEMARCATION BETWEEN THE PUBLIC OPEN SPACE AND SIDEWALK. 47 51 51

0 500 1000 CITY PLAN MASTER CRYSTAL

47 TOWER COVERAGE MAP Figure 3.8.9 LAND USE MAP TOWER COVERAGE MAP Figure 3.9.1 Figure 3.8.9

12th Street S

12th Street S 12th Street S

LAND USE MAP Figure 3.9.1

15th Street S

12th Street S 15th Street S 15th Street S 250’

Clark-Bell Street

250’ I. CRYSTAL CITY BLOCK PLAN | BASE PLAN Clark - Bell Street Blocks J-K Clark-Bell Street 18th Street S Sector Plan Maps 370’ 18th Street S 15th Street S 18th Street S 20th Street S 250’ Tower Coverage Map Land Use20th Mix Street Map S 20th Street S

250’

Clark - Bell Street

370’ 18th Street S

S. Eads Street

Crystal Drive

S. Eads Street

20th Street S Crystal Drive

S. Eads Street

Crystal Drive 23rd Street S Jefferson Davis Boulevard / US1 23rd Street S Jefferson Davis Boulevard / US1

23rd Street S Jefferson Davis Boulevard / US1

S. Eads Street

Crystal Drive

23rd Street S Jefferson Davis Boulevard / US1

Clark-Bell Street

Clark - Bell Street

Clark-Bell Street 26th Street S 26th Street S

26th Street S Clark - Bell Street LEGEND LAND USE DESIGNATION RESIDENTIAL, HOTEL 26thFrom Street Figure S 3.8.9, pg. 99 From Figure 3.9.1, pg. 103 RESIDENTIAL, COMMERCIAL, HOTEL, OR LEGEND MIXED-USE LAND USE DESIGNATION RESIDENTIAL, COMMERCIAL, HOTEL, OR RESIDENTIAL, HOTEL MIXED-USE: MINIMUM 40% RESIDENTIAL OR HOTEL RESIDENTIAL, COMMERCIAL, HOTEL, OR LEGEND MIXED-USE RESIDENTIAL, COMMERCIAL, HOTEL, OR PERCENT OF NET BUILDABLE AREA1 RESIDENTIAL, COMMERCIAL, HOTEL, OR MIXED-USE: MINIMUM 60% RESIDENTIAL OR MIXED-USE: MINIMUM 40% RESIDENTIAL OR HOTEL LEGEND 65% HOTEL RESIDENTIAL, COMMERCIAL, HOTEL, OR PERCENT OF NET BUILDABLE AREA1 RESIDENTIAL, COMMERCIAL, HOTEL, OR MIXED-USE: MINIMUM 70% OFFICE 75% MIXED-USE: MINIMUM 60% RESIDENTIAL OR 65% 85% HOTEL PLANNING BLOCK BOUNDARY RESIDENTIAL, COMMERCIAL, HOTEL, OR 75% OPEN SPACE WITHIN BUILD-TO LINES MIXED-USE: MINIMUM 70% OFFICE OPEN SPACE WITHIN BUILD-TO LINES 85% 1. NET BUILDABLE AREA AS MEASURED WITHIN BLOCK BUILD-TO PLANNING BLOCK BOUNDARY NOTE: LINES. TOWER COVERAGE MEASURED ABOVE FIFTH FLOOR AND/OR A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE POSITION OF OPEN SPACE WITHIN BUILD-TO LINES BUILDING PODIUM. OPEN SPACE WITHIN BUILD-TO LINES A BOUNDARY BETWEEN DIFFERENT LAND USE ZONES. NOTE: 1. NET BUILDABLE AREA AS MEASURED WITHIN BLOCK BUILD-TO FEBRUARY 13, 2012 6 A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE POSITION OF LINES. TOWER COVERAGE MEASURED ABOVE FIFTH FLOOR AND/OR A BOUNDARY BETWEEN DIFFERENT LAND USE ZONES. BUILDING PODIUM.

0 500 1000 CITY PLAN MASTER CRYSTAL 0 500 1000 CITY PLAN MASTER CRYSTAL

0 500 1000 CITY PLAN MASTER CRYSTAL

99 103 103 99 PUBLIC OPEN SPACE MAP Figure 3.7.3 RETAIL FRONTAGE AND INTERIOR PEDESTRIAN CONCOURSE MAP Figure 3.9.3

1 12th Street S 17 12th Street S

2 1

/ U

d RETAIL FRONTAGE ANDr INTERIOR a

e PEDESTRIAN CONCOURSEl MAP

o Figure 3.9.3

BBo

3 iis

15th Street S v

a 15th Street S 18 D n

s 5 r eer

12th Street S ffffe

eeffe 4 JeffersonJ Davis Boulevard / US1

Clark-Bell Street

/ U

d 6 r a

I. CRYSTAL CITY BLOCK PLAN | BASE PLAN v Blocks J-K

18th Streeto S 18th Street S BBo s Sector Plan Maps iis 15th Street S v 7 a

20th Street S eer

ffffe

Public Open Space Map eeffe Retail Frontage and Underground Map JeffersonJ Davis Boulevard / US1 20th20t20th SStreetSStreettreet S S 19 8

eet

t 9 St 18th Street S s Street

dds Street

S. Eads Street

. E 20 e

Crystal Drive

S.S EadsEad Street Ea

10 20th20t20th SStreetSStreettreet S S t 11 s

Jefferson Davis Boulevard / US1

23rd Street S r t

CrystalC Drive Drive

eet

r 23rd Street S

s Street

dds Street

21 . E

S.S EadsEad Street Ea

i 12 r

13 s 22 y r

CrystalC Drive Drive

Clark-Bell Street 23rd Street S Clark - Bell Street

23 26th Street S

14 Clark - Bell Street 26th Street S From Figure 3.7.3, pg. 79 From Figure 3.9.3, pg. 107 25 LEGEND

26th Street S 1,2 26 15 REQUIRED ON-STREET RETAIL FRONTAGE INTERIOR PEDESTRIAN CONCOURSE RETAIL, CULTURAL AND CIVIC USES ALLOWED

LEGEND PROPOSED CONCEPTUAL INTERNAL PEDESTRIAN CONNECTION REQUIRED ON-STREET RETAIL FRONTAGE1,2 INTERIOR PEDESTRIAN CONCOURSE RETAIL, OPEN SPACE WITHIN BUILD-TO LINES CULTURAL AND CIVIC USES ALLOWED LEGEND NOTE: PROPOSED CONCEPTUAL INTERNAL 1. RETAIL IS PERMITTED BUT NOT REQUIRED ON ALL OTHER FRONTAGES XX PARK NUMBER PEDESTRIAN CONNECTION 2. REQUIRED RETAIL FRONTAGES SHOULD BE PREDOMINANTLY RETAIL- 16 ORIENTED, BUT MAY INCLUDE SPACE FOR LOBBIES, ENTRANCES, AND PUBLIC OPEN SPACE OPEN SPACE WITHIN BUILD-TO LINES OTHER ELEMENTS. NOTE: 1. RETAIL IS PERMITTED BUT NOT REQUIRED ON ALL OTHER FRONTAGES FEBRUARY 13, 2012 7 2. REQUIRED RETAIL FRONTAGES SHOULD BE PREDOMINANTLY RETAIL- ORIENTED, BUT MAY INCLUDE SPACE FOR LOBBIES, ENTRANCES, AND OTHER ELEMENTS. CRYSTAL CITY PLAN MASTER CRYSTAL 0 500 1000 CITY PLAN MASTER CRYSTAL 0 500 1000

0 500 1000 CITY PLAN MASTER CRYSTAL 79 107 107 Base Density Map Figure 3.8.2 Base Density Map Figure 3.8.2

12th Street S ARCHITECTURAL FEATURES MAP Figure 3.11.1 12th Street S

12th Street S 15th Street S

15th Street S

I. CRYSTAL CITY Clark-Bell Street BLOCK PLAN | BASE PLAN Blocks J-K

15th Street S Sector Plan Maps

Clark-Bell Street 18th Street S

Base Density20th Street Map S Clark/Bell Street Architectural Features Map 18th Street S

18th Street S 20th Street S 20th Street S

S. Eads Street

Crystal Drive

Je erson Davis Boulevard / US1

S. Eads Street 23rd Street S

S. Eads Street

Crystal Drive

Jefferson Davis Boulevard / US1 Je erson Davis Boulevard / US1

23rd Street S 23rd Street S

Clark-Bell Street

26th Street S

Clark - Bell Street

Clark-Bell Street 26th Street S

26th Street S Note: The Base Density for development on the J-K Block is 3.8 (commercial) From Figure 3.8.2, pg. 93 From Figure 3.11.1, pg. 119 or 4.8 (residential) for the entire block area of 413,238 SF, whichlegend includes the future Center Park land area. The Base Density associated with the landBase densityarea (FaR)1 for the future Center Park will be attributed to other development parcels, at 1.5 (com.) oR 72 du/acRe (Res.) the landowner’s discretion. 2.5 (com.) oR 115 du/acRe (Res.) legend 3.24 (Res. only) 3.8 (com.) oR 4.8 (Res.) Base density (FaR)1 open space within Build-to lines 1.5 (com.) oR 72 du/acRe (Res.) note: 2.5 (com.) oR 115 du/acRe (Res.) 1. Base density to Be applied to site aRea associated with development pRoposals. 3.24 (Res. only) 2. the 1.5 FaR oR 72 dwelling unit/acRe categoRy FoR Base LEGEND density does not imply that eitheR use could Be peRmitted 3.8 (com.) oR 4.8 (Res.) on a site; the land use map, FiguRe 3.9.1, depicts Recommended ARCHITECTURAL FEATURE uses FoR each site. open space within Build-to lines COORDINATED FRONTAGE note: FEBRUARY1. Base density 13, to Be applied2012 to site a8Rea associated with development pRoposals.

2. the 1.5 FaR oR 72 dwelling unit/acRe categoRy FoR Base 0 500 1000 CITY PLAN MASTER CRYSTAL

density does not imply that eitheR use could Be peRmitted 0 500 1000 City Plan Master Crystal 0 500 1000 on a site; the land use map, FiguRe 3.9.1, depicts Recommended uses FoR each site. 0 500 1000 0 500 1000 119 0 600 1200 0 600 1200 0 600 1200 0 600 93 1200

0 500 1000 City Plan Master Crystal 0 500 1000

0 500 1000 0 500 1000 0 600 1200 0 600 1200 0 600 1200 0 600 93 1200

1.5 (Comm.) or 72 du/acre (Res.)

2.5 (Comm.) or 115 du/acre (Res.) 1.5 (Comm.) or 72 du/acre (Res.) 3.24 (Res. only) 2.5 (Comm.) or 115 du/acre (Res.) 3.8 (Comm.) or 4.8 (Res.) 3.24 (Res. only)

3.8 (Comm.) or 4.8 (Res.) SURFACE TRANSITWAY MAP SERVICES AND LOADING MAP SURFACE TRANSITWAY MAP Figure 3.6.11 Figure 3.9.4 Figure 3.6.11

12th Street S

15th Street S SERVICES AND LOADING MAP 15th Street S Figure 3.9.4

Jefferson Davis Boulevard / US1 15th Street S VRE

Clark - Bell Street

Jefferson Davis Boulevard / US1 VRE Clark - Bell Street Align To RBL 18th Street S 12th Street S

Jefferson Davis Boulevard / US1

18th Street S

I. CRYSTAL CITY BLOCK PLAN | BASE PLAN Clark - Bell Street Align To RBL Blocks J-K 20th Street S 18th Street S 20th Street S Sector Plan Maps Align To RBL 15th Street S

Align To RBL SurfaceS. Eads Street Transitway Map Service and Loading20th Street Map S

Crystal Drive Jefferson Davis Boulevard / US1

S. Eads Street

Crystal Drive Clark - Bell Street Align To RBL 23rd Street S 18th Street S

23rd Street S Align To RBL

S. Eads Street

Align To RBL 20th Street S

23rd Street S Crystal Drive

S. Eads Street Align To RBL 26th Street S Align To RBL

26th Street S Crystal Drive 23rd Street S

Align To RBL LEGEND 26th Street S PROPOSED NEAR-TERM TRANSITWAY ALIGNMENT From Figure 3.6.11, pg. 57 From Figure 3.9.4, pg. 111 LEGEND PROPOSED MID-TERM TRANSITWAY PROPOSED NEAR-TERM TRANSITWAY ALIGNMENT ALIGNMENT PROPOSED LONG-TERM TRANSITWAY PROPOSED MID-TERM TRANSITWAY ALIGNMENT ALIGNMENT METRO LINE 26th Street S LEGEND PROPOSED LONG-TERM TRANSITWAY VRE GENERALLY PREFERRED FRONTAGE WHERE ALIGNMENT PROPOSED TRANSIT STOP LOADING, SERVICE, AND GARAGE ENTRANCES METRO LINE EXISTING METRO STATION ENTRANCE ARE LOCATED ON A STREET VRE OPEN SPACE WITHIN BUILD-TO LINES POTENTIAL SECOND ENTRANCE TO METRO PROPOSED TRANSIT STOP LEGEND NOTE: 1. WHEREVER POSSIBLE, ALLEYS SHOULD BE PROVIDED WITHIN BLOCKS NOTE: GENERALLY PREFERRED FRONTAGE WHERE EXISTING METRO STATION ENTRANCE AND SERVICE, LOADING, AND GARAGE ENTRANCES SHOULD BE THE LOCATIONS OF THE PROPOSED TRANSIT STOPS SHOWN ON THIS LOADING, SERVICE, AND GARAGE ENTRANCES LOCATED AT THESE ALLEYS RATHER THAN ON STREET FRONTAGES MAP ARE ILLUSTRATIVE AND GENERAL, WITH FINAL LOCATIONS TO BE ARE LOCATED ON A STREET 2. WHEREVER POSSIBLE, SERVICE AND PARKING ENTRANCES SHALL NOT POTENTIAL SECOND ENTRANCE TO METRO DETERMINED THROUGH FUTURE STUDY, ANALYSIS, AND PLANNING. OPEN SPACE WITHIN BUILD-TO LINES BE LOCATED ON TYPE A OR B STREETS. NOTE: NOTE: 9 1. WHEREVER POSSIBLE, ALLEYS SHOULD BE PROVIDED WITHIN BLOCKS FEBRUARY 13, 2012 THE LOCATIONS OF THE PROPOSED TRANSIT STOPS SHOWN ON THIS AND SERVICE, LOADING, AND GARAGE ENTRANCES SHOULD BE MAP ARE ILLUSTRATIVE AND GENERAL, WITH FINAL LOCATIONS TO BE LOCATED AT THESE ALLEYS RATHER THAN ON STREET FRONTAGES DETERMINED THROUGH FUTURE STUDY, ANALYSIS, AND PLANNING. 1000 CITY PLAN MASTER CRYSTAL 2. WHEREVER POSSIBLE, SERVICE AND PARKING ENTRANCES SHALL NOT

0 500 CITY PLAN MASTER CRYSTAL BE LOCATED ON TYPE A OR B STREETS. 0 500 1000 CRYSTAL CITY PLAN MASTER CRYSTAL 0 500 1000 0 500 1000 CITY PLAN MASTER CRYSTAL 57 111

57 111 ILLUSTRATIVE CONCEPT PLAN Figure 3.2.2

8 12th Street S

15th Street S

18th Street S

1 4 I. CRYSTAL CITY BLOCK PLAN | BASE PLAN Blocks J-K 20th Street S Crystal City Sector Plan Summary for Blocks J-K

Crystal Drive 12th Street SNorthwest IllustrativeGateway ConceptNortheast Plan 3D Model - Bird’s Eye Perspective View (from southwest) 3 Gateway

S. Eads Street

15th Street S

8 Central Business 23rd Street S District 18th Street S

2 Jefferson Davis Boulevard / US1 West 20th Street S Side 18th Street S.

Entertainment 8 S. Eads Street District

Crystal Drive 23rd Street S

Jefferson Davis Boulevard / US1

Clark - Bell Street Crystal Drive

Clark - Bell Street S. Bell Street 6 26th Street S 26th Street Viaduc

t South Jefferson Davis Highway End

20th Street S.

Proposed Districts From Figure 3.2.2, pg. 33 INTRODUCTION levels of commercial density within the planning for development on the J-K Block is 3.8 (commer- LEGEND area. While a Class A office district is envisioned cial) or 4.8 (residential) for the entire block area of EXISTING OR APPROVED BUILDING The J-K Block is framed by Jefferson Davis Boulevard/US 1 to on both sides of 18th Street, increased residential 413,238 SF, which includes the future Center Park the west, Crystal Drive to the east, 18th Street to the north density is also planned for areas within the Cen- land area. The Base Density associated with the POTENTIAL BUILDING and 20th Street to the south. In the Sector Plan, this block is tral Business District. land area for the future Center Park will be attrib- within the Central Business District (“CBD”) and denoted as uted to other development parcels, at the land- SURFACE TRANSITWAY Blocks J and K. 1. Summary of Major Sector Plan Recommenda- owner’s discretion. (Figure 3.8.2) tions Specific to the Block The CBD, encompassing the J-K Block and the block im- Massing and Placement: Building locations and mediately to its north, is oriented around the existing Metro BUILDINGS AND DEVELOPMENT bulk plane angle are intended to frame and sup- 0 500 1000Station entrance, Metro Market Square and Center Park port the future Center Park as well as the Metro (Figure 3.3.6). With the convergence of the existing and Density: Most of the existing buildings within the Market Square park north of 18th Street. NOTE: POTENTIAL BUILDINGS SHOWN ARE FOR ILLUSTRATIVE proposed public transportation components in Crystal City J–K Block are envisioned as future redevelop- PURPOSES ONLY AND DO NOT REPRESENT THE FINAL

BUILDING LOCATION MASS AND FORM OR ARCHITECTURAL (Metro, transit, CITY PLAN MASTER CRYSTAL VRE, bus, carpool), this location is intended ment sites (Figure 3.3.5). The J-K Block is in a High DESIGN OF FUTURE BUILDINGS. under the Crystal City Sector Plan to support the highest Density zone (Figure 3.8.12). The Base Density FEBRUARY 13, 2012 10 33 Architectural Features: The Sector plan recommends According to the Sector Plan, there should be flexibil- an architectural feature on the north-east corner of ity in meeting use mix minimums when doing so would the Mall Block on sub-block JK-2 (Figure 3.11.1). further other goals of the plan. The Block Plan provides Coordinated façade frontages along the east and a range of potential use mix options for the ultimate west faces of Center Park are also envisioned. redevelopment of the J-K Block in order to provide TRANSPORTATION flexibility. As the actual use mix will depend on the size of each future building and the uses it contains, the The Sector Plan calls for substantial modifications to scenarios are not intended to be binding or prescriptive. Jefferson Davis Boulevard/US 1 (“JDB”) creating a Scenarios in which the office use mix falls below the 70 six-lane boulevard which will act as a unifying percent office target would be consistent with the element of the Crystal City public realm. Sector Plan goal (LU 2) of attaining an ultimate build out in the Crystal City Planning Area with more residential Three intersections adjacent to the J-K Block are to than office Gross Floor Area (GFA). be improved: 20th Street/JDB, 20th Street/Clark-Bell Street and 18th Street/Clark-Bell. 3. How the Proposed Block Plan Could Further Advance Specific and General Sector Plan Goals Additionally, significant transit improvements are In addition to advancement of block-wide goals planned for Crystal Drive and Clark Street to accom- through the Block Plan, the Site Plan for 1900 Crystal modate the proposed streetcar transitway. Drive (sub-blocks JK-1 and JK-2) is the first step under the new Sector Plan and offers a vision of what the next OPEN SPACE generation of Crystal City will become. Specifically, the Site Plan provides: The Sector Plan calls for the creation of at least one primary, centrally located public space to serve as a • redevelopment of an existing outdated building venue for significant, programmed events for the en- entirely vacated due to BRAC tire community, Center Park, at the northeast corner • a significant first step for high-density office rede- of 20th and Clark-Bell Streets. Center Park is imagined velopment served by present and future Metrorail as a multi-purpose park, with a civic character, Station entrances, VRE and the new streetcar line accommodating informal everyday activity and • podium articulation and design enhancing large gatherings, such as open-air Concerts, festivals, pedestrian friendly massing pick-up games, and family picnics with a target size • a dramatic building top and progress towards of 74,200 square feet. This park will function as an skyline creation active focal point for surrounding activities and will • lower than target tower coverage become a principal gathering space for the entire • exceptional architecture to attract tenants community. Required terracing to manage grade • building placement and design to frame Center From Figure on pgs. 36, 77 &155 differences along the 20th Street edge will contribute Park Tower Coverage: The allowable block average Tower further other goals of the plan (such as increased to the aesthetic and visual interest of the space. • a design that facilitates the future construction of Coverage for the J-K Block is 85 percent, to be cal- residential or hotel to further balance daytime versus Center Park culated by dividing each building’s largest floor plate nighttime population of Crystal City). 2. How the Proposed Site Plan Achieves Specific and • architectural feature to break up “superblock” above the 5th floor by the net buildable area for that General Sector Goals and enhance pedestrian connectivity to the largest building (Figure 3.8.9) and then averaging for all build- Retail Frontage and Interior Pedestrian Concourse: In existing central open space area in Crystal City and able area of the block. The future Center Park is con- addition to on-street retail, the Sector Plan denotes The Block Plan advances and is consistent with the eventually Center Park via elevator and monumen- sidered non-buildable area. retail frontages along the north and east edges of goals of: tal stair Center Park. A north-south connection of the interior • a new front door on Crystal Drive Height and Bulk Plane Angle: The allowable maximum pedestrian concourse is to be maintained through • high density redevelopment • extension of the popular, “Main Street” retail building height for most of the block is 300 feet, exclud- Block J-K (Figure 3.9.3). The existing concourse runs • building massing, placement separation an streetscape along Crystal Drive and viable ground ing rooftop mechanical penthouses. One sub-block along the west edge of South Bell Street. setbacks floor retail (JK-6) has a maximum building height of 250 feet, and • height and bulk plane angle • sustainable design an additional 2 to 3 stories may be considered along Cultural Resources and Community Services: The • Center Park • replacement of existing surface lot parking with 18th Street (Figure 3.8.5). Sub-blocks JK-3, JK-4, JK-5 Sector Plan recommends a flexible approach to pro- • tower coverage the creation of an elegant and unique interim park and JK-6 are subject to bulk plane angle requirements viding a broad range of resources and services over • land use and use-mix target to minimize impact of block phasing (Figure 3.8.7). time. • retail frontage and interior concourse • permeable pavers and bioswales • cultural resources and community services • removal of garage exhaust from 18th Street Land Use Designation and Use Mix Target: The buildable Parking: A range between a maximum of 1 space per • parking pedestrian zone areas of the J-K Block are designated as Residential, 750 square feet (1:750) and/or a minimum of 1 space • architectural features • pedestrian friendly streetscape with amenities Commercial, Hotel or Mixed-use, and Center Park is per 1,000 square feet (1:1,000) for office uses and be- • JDB and Clark Street modifications such as provisions for bike share spaces designated as Open Space (Figure 3.9.1). The Use Mix tween 1 and 1.125 spaces for residential dwelling units • intersection improvements • vanpool and accessible van parking at grade target is a minimum 70 percent office (Figure 3.9.1). while maximizing the sharing of parking among users. • street sections and road alignment • multi-modal streetscape According to the Sector Plan, there should be flexibil- • provision for interim and ultimate road alignment ity in meeting these minimums when doing so would • FAA approved height FEBRUARY 13, 2012 11 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Existing Conditions - Real Estate Parcels and Lots

BLOCK AREA TABULATION PARCEL SQUARE SQUARE SQUARE RPC NUMBER NUMBER FEET FEET FEET Below Between Above

Crystal Drive Elev. 40 Elev. 40 & 55 Elev. 55 18th Street S. 34026037 X-2A-1A 337,951 327,415 311,759

34026038, X-2A-1B - - 26,192 34026040 34026039, X-2A-1C - 10,536 - 34026040

34026035 X-2A-2 75,287 75,287 75,287

TOTAL 413,238 413,238 413,238

1) RPC Number 34026040 is intentiionally listed with 2 separate parcels. 2) Areas are based on certified survey plat (see sheet C2.0 of the Crystal City Block Devel- opment Document: Blocks J-K)

PARCEL OWNERSHIP PARCEL EXISTING LAND OWNER BUILDING OWNER

S. Bell Street NUMBER ZONING Jefferson Davis Highway CESC MALL LAND X-2A-1A CESC MALL LLC C-O LLC X-2A-1B BNA WASHINGTON BNA WASHINGTON C-O X-2A-1C INC INC VORNADO X-2A-2 VNO HOTEL LLC C-O CRYSTAL CITY LLC

LEGEND

20th Street S. J-K BLOCK BOUNDARY (per Sector Plan) - (1)

J-K PARCEL BOUNDARIES - (2)

EXISTING BUILDING FOOTPRINTS

1) Block Boundary is defined as the greater of either the centerline of the street or the property line, squared off where necessary. 2) Parcel Boundaries are defined by property lines. FEBRUARY 13, 2012 12 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Existing Conditions - Plan View of Development

BLOCK AREA TABULATION

OFFICE RETAIL RESDNTL. HOTEL OTHER TOTAL BLDG GFA GFA GFA GFA GFA GFA

MALL I 210,429 - - - - 210,429

Crystal Drive 18th Street S. MALL II 281,087 - - - - 281,087

MALL III 381,328 - - - - 381,328

MALL IV 271,304 - - - - 271,304

MALL II HOTEL - - - 217,128 - 217,128 MALL I

B & M 41,279 15,800 - 29,000 60,000 146,079

TOTAL 1,185,427 15,800 - 246,128 60,000 1,507,355

1) Total GFA for each building may not match aggregate of uses shown in circumstances [ MALL BLOCK: where some GFA is dedicated to other uses (e.g. circulation, service, etc.). MALL III 2) GFA figures sourced from Planning Division Master GFA Table for 3D computer model Basement and Mechanical ] used in the development of Crystal City Sector Plan, updated as of August 2011. 3) B & M refers to Building & Mechanical.

S. Bell Street CRYSTAL EXISTING USE MIX RATIOS

Jefferson Davis Highway CITY MARRIOTT USE PERCENT OF BLOCK GFA HOTEL MALL IV Office 78.6 Retail 1.0 Residential 0.0 Hotel 16.3 Other 4.0

20th Street S. Total 100.0

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

1) Block Boundary is defined as the greater of either the centerline of the street or the property line; squared off where necessary. FEBRUARY 13, 2012 13 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Existing Conditions - Orthophoto (2011)

Crystal Drive

18th Street S.

MALL I MALL II

MALL III

S. Bell Street

MALL BLOCK

CRYSTAL CITY MARRIOTT

Jefferson Davis Highway HOTEL MALL IV

20th Street S.

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

1) Block Boundary is defined as the greater of either the centerline of the street or the property line; squared off where necessary. FEBRUARY 13, 2012 14 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Net Buildable Area

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

JK-1 74,194 BUILDABLE 52,688

Crystal Drive JK-2 44,272 BUILDABLE 25,186 18th Street S. JK-3 26,192 BUILDABLE 26,192 JK-4 (Buildable) JK-4 24,182 BUILDABLE 4.969 JK-2 (Buildable) JK-5 68,061 BUILDABLE 31,383 JK-3 (Buildable) JK-5 JK-6 81,679 BUILDABLE 48,320 (Buildable) JK-7 94,658 NON-BUILDABLE 69,455

TOTAL 413,238 258,193

JK-1 1) In the Sector Plan, it is anticipated that the Mall II Building on sub-block JK-3 will remain for the foreseeable future.

S. Bell Street (Buildable) 2) Parcel Boundary and Street Alignment along 18th and S. Bell Streets are consistent with the pedestrian and streetscape goals of the Sector Plan and do not rely upon the redevelopment of Mall II in order to achieve those goals. JK-7 3) Net Buildable areas are within the Build-to lines recommended by the Sector Plan. JK-6 (Non- Buildable)

Jefferson Davis Highway (Buildable) NET AREA SUMMARY TYPE SQUARE FEET BUILDABLE 188,738 NON-BUILDABLE (JK-7) 69,455 TOTAL 258,193

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

20th Street S. J-K BLOCK BUILD TO LINES (per Sector Plan)

FUTURE STREET NETWORK (per Sector Plan)

1) Block Boundary is defined as the greater of either the centerline of the street or the property line; squared off where necessary. 2) Net Buildable Areas depicted here are those used in analyses on tower coverage across the block. FEBRUARY 13, 2012 15 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

BLOCK AREA TABULATION SUB- Proposed Site Plan on Existing Conditions Plan OFFICE RETAIL RES. HOTEL OTHER TOTAL BLDG BLK GFA GFA GFA GFA GFA GFA ID 1900 JK-1 732,762 10,119 - - - 742,881 CRYSTAL Future JK-2 ------Site MALL II JK-3 281,087 - - - - 281,087 MALL II JK-4 ------Residual Crystal Drive 18th Street S. MALL I JK-5 210,429 - - - - 210,429 HOTEL JK-6 - - - 217,128 - 217,128

JK-4 MALL IV JK-7 271,304 - - - - 271,304 JK-2 B & M 41,279 15,800 - 29,000 60,000 146,079 Interim Park / JK-3 TOTAL 1,536,861 25,919 - 246,128 60,000 1,868,908 Future JK-5 MALL II Development 1) Total GFA for each building may not match aggregate of uses shown in circumstances MALL I where some GFA is dedicated to other uses (e.g. circulation, parking, etc.). Area 2) GFA figures sourced from Planning Division Master GFA Table for 3D computer model used in the development of Crystal City Sector Plan, updated as of August 2011, except for the proposed rezoning area shown in Purple. 3) B & M refers to Building & Mechanical. RESULTING USE MIX RATIOS (per site plan) EXISTING PROPOSED MALL BLOCK USE % CHANGE % OF BLOCK % OF BLOCK Office 78.6 82.2 3.6

S. Bell Street JK-1 JK-6 Retail 1.0 1.4 0.3 CRYSTAL 1900 CRYSTAL

Jefferson Davis Highway CITY DRIVE Residential 0.0 0.0 0 MARRIOTT (proposed) Hotel 16.3 13.2 -3.2 HOTEL JK-7 Other 4.0 3.2 -0.8 MALL IV TOTAL 100.0 100.0 0 USE MIX TARGET FOR BLOCK: MIXED-USE: MINIMUM 70% OFFICE WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN.

20th Street S. LEGEND EXISTING GARAGE OR PROPOSED GARAGE LOADING ENTRIES OR LOADING ENTRIES PROPOSED REZONING PROPOSED SITE AREA AREA

EXISTING BUILDINGS STREET NETWORK

PROPOSED OFFICE PROPOSED OFFICE BUILDING TOWER BUILDING PODIUM FEBRUARY 13, 2012 16 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Underground Level Pedestrian Connections, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4 JK-2 JK-5 JK-3 JK-3 JK-2 MALL I MALL II JK-5 MALL II

JK-1

MALL III Crystal Drive Crystal Drive

S. Bell Street

JK-6 JK-7 JK-6 CRYSTAL JK-1 Jefferson Davis Highway CITY S. Bell Street JK-7 MARRIOTT MALL IV HOTEL

20th Street

From Figure 3.7.8, pg. 89 Existing conditions LEGEND Proposed conditions

EXISTING PEDESTRIAN COR- EXISTING BUILDINGS 1) Reflects ultimate Block build-out. Interim LEGEND RIDORS EXISTING PEDESTRIAN conditions will differ. EXISTING BUILDINGS CORRIDORS PROPOSED SITE PLAN AREA PROPOSED REZONING AREA 2) Additional pedestrian paths are likely to be designed within Center Park in the future. EXISTING/POTENTIAL PEDESTRIAN UNDERGROUND RETAIL RETAIL FRONTING THE STREET STREET NETWORK 3) Delineation between Existing/Potential ZONES (SEE NOTE 2) Planting and Pedestrian Zones on adjacent EXISTING METRO EXISTING POINT OF ACCESS EXISTING/POTENTIAL PLANTING bocks may not be accurate and are shown FUTURE CENTER PARK AREA STATION ENTRANCE TO UNDERGROUND ZONES for general graphic purposes only. EXISTING POINT OF ACCESS TO PROPOSED POINT OF ACCESS TO UNDERGROUND UNDERGROUND EXISTING METRO STATION POTENTIAL SECOND ENTRANCE TO ENTRANCE METRO PROPOSED OFFICE BUILDING PROPOSED OFFICE BUILDING TOWER PODIUM PROPOSED RESIDENTIAL BUILD- PROPOSED RESIDENTIAL BUILDING ING TOWER PODIUM PROPOSED HOTEL BUILDING PROPOSED HOTEL TOWER BUILDING PODIUM FEBRUARY 13, 2012 17 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Street Level (At-Grade) Pedestrian Connections, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4

JK-3 JK-3 JK-2 JK-5 JK-2 MALL II JK-5 MALL II MALL I

JK-1 JK-6 MALL III

Crystal Drive Crystal Drive CRYSTAL S. Bell Street S. Bell Street CITY JK-7

Jefferson Davis Highway Jefferson Davis Highway JK-6 MARRIOTT JK-1 HOTEL JK-7 MALL IV

20th Street 20th Street

Existing conditions LEGEND Proposed conditions

PROPOSED SITE PLAN AREA PROPOSED REZONING AREA 1) Reflects ultimate Block build- LEGEND out. Interim conditions will differ. EXISTING/POTENTIAL PEDESTRIAN ZONES 2) Additional pedestrian paths are STREET NETWORK STREET NETWORK EXISTING PEDESTRIAN CORRIDORS (SEE NOTE 2) likely to be designed within Center Park in the future. FUTURE CENTER PARK AREA EXISTING/POTENTIAL PLANTING ZONES 3) Delineation between Existing/ EXISTING BUILDINGS Potential Planting and Pedestrian PROPOSED CONCEPTUAL PEDESTRIAN EXISTING BUILDINGS Zones on adjacent bocks may not CORRIDOR LOCATIONS, BLOCK J-K be accurate and are shown for PROPOSED OFFICE BUILD- general graphic purposes only. PROPOSED OFFICE BUILDING PODIUM ING TOWER PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM ING TOWER

FEBRUARY 13, 2012 18 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

Street Network, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4

JK-2 JK-5 JK-3 JK-2 JK-3 JK-5 MALL I MALL II MALL II

JK-1 JK-6 MALL III

Crystal Drive

S. Bell Street CRYSTAL S. Bell Street CITY JK-7

Jefferson Davis Highway MARRIOTT Jefferson Davis Highway JK-6 JK-1 HOTEL JK-7 MALL IV

20th Street 20th Street

Existing conditions LEGEND LEGEND Proposed conditions STREET NETWORK EXISTING BUILDINGS 1) Reflects ultimate Block build-out. In- PROPOSED SITE PLAN AREA PROPOSED REZONING AREA terim conditions will differ. 2) Additional pedestrian paths are likely EXISTING/POTENTIAL PEDESTRIAN STREET NETWORK to be designed within Center Park in the ZONES (SEE NOTE 2) future. EXISTING/POTENTIAL PLANTING 3) Delineation between Existing/Potential FUTURE CENTER PARK AREA ZONES Planting and Pedestrian Zones on adjacent bocks may not be accurate and are EXISTING BUILDINGS shown for general graphic purposes only. PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PO- ING TOWER DIUM PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM 19 ING TOWER FEBRUARY 13, 2012 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

BLOCK AREA TABULATION SUB- OFFICE RETAIL RES. HOTEL OTHER TOTAL BLDG BLOCK ID GFA GFA GFA GFA GFA GFA 1900 CRYS- JK-1 732,762 10,119 - - - 742,881 TAL Proposed Crystal City Block Plan Map - Scenario 1: Maximum Number of Office Buildings Future Site JK-2 345,150 3,000 - - - 348,150 MALL II JK-3 281,087 - - - - 281,087 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. MALL II The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. JK-4 ------Residual Future Site JK-5 594,400 6,000 - - - 600,400 Future Site JK-6 762,125 10,000 - - - 772,125 Center Park JK-7 ------TOTAL 2,715,524 29,119 - - - 2,744,643 1) Development figures used for future buildings are for planning estimates only and in no way reflect 18th Street S. Crystal Drive specific development levels approved for the site. BLOCK PLAN USE MIX RATIOS USE PERCENT OF BLOCK GFA JK-4 Office 98.9 Retail 1.1 JK-2 JK-3 Residential 0 JK-5 MALL II Hotel 0 Other 0 TOTAL 100.0

BLOCK PLAN TOWER COVERAGES SUB- NET BUILDABLE TOWER NET TOWER COV- BUILDING BLOCK ID AREA FLOORPLATE ERAGE 1900 CRYSTAL JK-1 52,688 33,576 63.7%

S. Bell Street JK-7 JK-1 Future Site JK-2 25,186 15,225 60.5% MALL II JK-3 26,192 26,192 100.0%

Jefferson Davis Highway CENTER PARK MALL II JK-6 JK-4 4,969 - 0.0% Residual Future Site JK-5 31,383 26,600 84.8% Future Site JK-6 48,320 42,750 88.5% TOTAL 188,738 144,343 76.5%

LEGEND EXISTING BUILDINGS

PROPOSED SITE PLAN AREA PROPOSED REZONING AREA

EXISTING/POTENTIAL PEDESTRIAN 20th Street S. STREET NETWORK ZONES (SEE NOTE 2)

FUTURE CENTER PARK AREA EXISTING/POTENTIAL PLANTING ZONES

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM ING TOWER PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM ING TOWER FEBRUARY 13, 2012 20 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K

BLOCK AREA TABULATION SUB- OFFICE RETAIL RES. HOTEL OTHER TOTAL BLDG BLOCK ID GFA GFA GFA GFA GFA GFA 1900 CRYS- JK-1 732,762 10,119 - - - 742,881 TAL Proposed Crystal City Block Plan Map - Scenario 2: Mid-range Number of Office Buildings Future Site JK-2 345,150 3,000 - - - 348,150 MALL II JK-3 281,087 - - - - 281,087 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. MALL II The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. JK-4 ------Residual Future Site JK-5 594,400 6,000 - - - 600,400 Future Site JK-6 - 10,000 363,625 363,625 - 737,250 Center Park JK-7 ------TOTAL 1,953,399 29,119 363,625 363,625 - 2,709,768 1) Development figures used for future buildings are for planning estimates only and in no way reflect

Crystal Drive 18th Street S. specific development levels approved for the site. BLOCK PLAN USE MIX RATIOS USE PERCENT OF BLOCK GFA JK-4 Office 72.1 Retail 1.1 JK-2 JK-3 Residential 13.4 JK-5 MALL II Hotel 13.4 Other 0 TOTAL 100.0

BLOCK PLAN TOWER COVERAGES SUB- NET BUILDABLE TOWER NET TOWER COV- BUILDING BLOCK ID AREA FLOORPLATE ERAGE 1900 CRYSTAL JK-1 52,688 33,576 63.7%

S. Bell Street JK-7 JK-1 Future Site JK-2 25,186 15,225 60.5% MALL II JK-3 26,192 26,192 100.0%

Jefferson Davis Highway CENTER PARK MALL II JK-6 JK-4 4,969 - 0.0% Residual Future Site JK-5 31,383 26,600 84.8% Future Site JK-6 48,320 32,550 67.4% TOTAL 188,738 134,143 71.1%

LEGEND EXISTING BUILDINGS LEGEND EXISTING BUILDINGS

PROPOSED SITE PLAN AREA PROPOSED REZONING AREA PROPOSED SITE PLAN AREA PROPOSED REZONING AREA

EXISTING/POTENTIAL PEDESTRIAN EXISTING/POTENTIAL PEDESTRIAN STREET NETWORK 20th Street S. STREET NETWORK ZONES (SEE NOTE 2) ZONES (SEE NOTE 2)

FUTURE CENTER PARK AREA EXISTING/POTENTIAL PLANTING ZONES FUTURE CENTER PARK AREA EXISTING/POTENTIAL PLANTING ZONES

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM PROPOSED OFFICE BUILDING PODIUM ING TOWER ING TOWER PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM BUILDING TOWER PODIUM PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM PROPOSED HOTEL BUILDING PODIUM ING TOWER ING TOWER FEBRUARY 13, 2012 21 II. CRYSTAL CITY BLOCK PLAN | Existing Conditions and Future Plans Blocks J-K BLOCK AREA TABULATION SUB- OFFICE RETAIL RES. HOTEL OTHER TOTAL BLDG BLOCK ID GFA GFA GFA GFA GFA GFA 1900 CRYS- JK-1 732,762 10,119 - - - 742,881 TAL Proposed Crystal City Block Plan Map - Scenario 3: Minimum Number of Office Building Future Site JK-2 - 3,000 325,200 - - 328,200 MALL II JK-3 281,087 - - - - 281,087 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. MALL II JK-4 ------The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. Residual Future Site JK-5 594,400 6,000 - - - 600,400 Future Site JK-6 - 10,000 363,625 363,625 - 737,250 Center Park JK-7 ------TOTAL 1,608,249 29,119 688,825 363,625 - 2,689,818 1) Development figures used for future buildings are for planning estimates only and in no way reflect 18th Street S. Crystal Drive specific development levels approved for the site. BLOCK PLAN USE MIX RATIOS USE PERCENT OF BLOCK GFA JK-4 Office 59.8 Retail 1.1 JK-2 JK-3 Residential 25.6 JK-5 MALL II Hotel 13.5 Other 0 TOTAL 100.0 BLOCK PLAN TOWER COVERAGES SUB- NET BUILDABLE TOWER NET TOWER COV- BUILDING BLOCK ID AREA FLOORPLATE ERAGE 1900 CRYSTAL JK-1 52,688 33,576 63.7%

S. Bell Street Future Site JK-2 25,186 12,600 50.0% JK-7 JK-1 MALL II JK-3 26,192 26,192 100.0%

Jefferson Davis Highway MALL II CENTER PARK JK-4 4,969 - 0.0% JK-6 Residual Future Site JK-5 31,383 26,600 84.8% Future Site JK-6 48,320 32,550 67.4% TOTAL 188,738 131,518 69.7%

LEGEND EXISTING BUILDINGS

PROPOSED SITE PLAN AREA PROPOSED REZONING AREA

20th Street S. EXISTING/POTENTIAL PEDESTRIAN STREET NETWORK ZONES (SEE NOTE 2)

FUTURE CENTER PARK AREA EXISTING/POTENTIAL PLANTING ZONES