VILLAGE CENTER ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/21
PROJECT BACKGROUND 01 PAGE 02
01. PROJECT BACKGROUND 1 EXISTING CONDITIONS SITE 1 STREET VIEW 2 2 STREET VIEW PAGE 03
01. PROJECT BACKGROUND EXISTING GRADE PAGE 04
01. PROJECT BACKGROUND ALLEY ALLEY PUBLIC SQUARE REGULATING PLAN PAGE 05
01. PROJECT BACKGROUND SITE PLAN EXISTING CONDOS +190 +200 +156 REAR TERRACE +196 25' 25' +184 8 EXISTING TOWNHOMES 40' 54 HEIGHT MAX 94 HEIGHT MAX. COURTYARD ALLEY S. GEORGE MASON DRIVE EXISTING MULTIFAMILY ALLEY 26'-8" ROOFTOP TERRACE VILLAGE CENTER SQUARE +180 +153 COLUMBIA PIKE PAGE 06
01. INTRODUCTION BUILDING PROGRAM AND PAGE MASSING TITLE PROGRAM RES. LOBBY +180 +200 RES. LOBBY +156 GROCERY STORE INFILL RETAIL 50,000 GSF GROCERY STORE 31,000 GSF OF OTHER RETAIL +167 +161 VILLAGE CENTER SQUARE +158 365 APARTMENT UNITS +153 600 CAR BELOW GRADE GARAGE 22,150 SF PUBLIC SQUARE 13,900 SF PRIVATE COURTYARD PAGE 07
01. PROJECT BACKGROUND CONCEPT PERSPECTIVE PAGE TITLE PAGE 08
01. PROJECT BACKGROUND +156 GEORGE MASON ALLEY GEORGE MASON GARAGE ENTRANCE S. GEORGE MASON DRIVE RETAIL +158 RETAIL ENTRANCE VILLAGE CENTER SQUARE +161 +153 +167 RETAIL ELEVATOR LOBBY GROCERY ENTRANCE GROUND BUILDING FLOOR PAGE LAYOUT TITLE LOADING DOCK GROCERY STORE RETAIL COLUMBIA PIKE +200 COLUMBIA PIKE GARAGE ENTRANCE COLUMBIA PIKE ALLEY ENTRANCE +180 GROCERY STORE INFILL RETAIL SERVICE PAGE 09
01. PROJECT BACKGROUND / RETAIL LOADING- DOCK SERVICE CORRIDOR ALLEY LOADING DOCK GARAGE ENTRANCE S. GEORGE MASON DRIVE RETAIL RETAIL ENTRANCE VILLAGE CENTER SQUARE RETAIL ELEVATOR LOBBY GROCERY ENTRANCE COLUMBIA PIKE PLAZA PAGE LEVEL TITLE GROCERY LOADING DOCK GROCERY STORE GARAGE RAMP TO COLUMIA PIKE TRANSFORMER VAULT GROCERY STORE INFILL RETAIL SERVICE PAGE 10
01. PROJECT BACKGROUND COURTYARD ALLEY BELOW S. GEORGE MASON DRIVE RETAIL BELOW VILLAGE CENTER SQUARE (BELOW) GROCERY ENTRANCE RETAIL ELEVATOR LOBBY COLUMBIA PIKE LEVEL 1 RETAIL LOADING DOCK BELOW GROCERY BELOW LOBBY GROCERY MECH. MEZZANINE ALLEY GROCERY STORE INFILL RETAIL SERVICE PAGE 11
01. PROJECT BACKGROUND COURTYARD POOL ALLEY BELOW S. GEORGE MASON DRIVE VILLAGE CENTER SQUARE (BELOW) RETAIL BELOW COLUMBIA PIKE LEVEL 2 LOBBY BELOW REAR TERRACE ALLEY BELOW GROCERY STORE INFILL RETAIL SERVICE PAGE 12
01. PROJECT BACKGROUND COURTYARD ALLEY BELOW S. GEORGE MASON DRIVE VILLAGE CENTER SQUARE (BELOW) COLUMBIA PIKE TYPICAL PAGE LEVEL TITLE POOL REAR TERRACE ALLEY BELOW GROCERY STORE INFILL RETAIL SERVICE PAGE 13
01. PROJECT BACKGROUND COURTYARD S. GEORGE MASON DRIVE VILLAGE CENTER SQUARE (BELOW) ROOF TERRACE PAGE TOP LEVEL TITLE ROOF BELOW COLUMBIA PIKE REAR TERRACE GROCERY STORE INFILL RETAIL SERVICE PAGE 14
01. PROJECT BACKGROUND 54 HEIGHT RESTRICTION LINE BUILDING HEIGHT (REAR) 53 8 COURTYARD GROCERY BUILDING HEIGHT (FRONT) 77 0 RETAIL COLUMBIA PIKE BUILDING PAGE SECTIONS TITLE TERRACE BUILDING HEIGHT (FRONT) 77 0 ALLEY GROCERY RETAIL VILLAGE CENTER SQ. GROCERY GEORGE MASON DR. INFILL RETAIL SERVICE PAGE 15
01. PROJECT BACKGROUND EXTERIOR DESIGN PAGE 16
01. PROJECT BACKGROUND EXTERIOR DESIGN PAGE 17
01. PROJECT BACKGROUND EXTERIOR DESIGN PAGE 18
01. PROJECT BACKGROUND PUBLIC SQUARE PAGE 19
REQUESTED MODIFICATIONS 02 PAGE 20
02. REQUESTED MODIFICATIONS ALLEY ALLEY REQUESTED MODIFICATIONS 1. CONFIGURATION OF ALLEY 2. RBL LINE ALONG PARK 3. HEIGHT OF FIRST FLOOR ABOVE GRADE PUBLIC SQUARE PAGE 21
02. REQUESTED MODIFICATIONS ALLEY PAGE LOCATION TITLE SINGLE FAMILY FBC DISTRICT NEIGHBORING FBC SITE NEIGHBORING FBC SITE +200 20 FT DIFFERENCE EXISTING TOWNHOMES +161 Max 44 FT DIFFERENCE VILLAGE CENTER SITE VILLAGE CENTER SQUARE +156 S. GEORGE MASON DRIVE FBC ALLEY INTENT Provide rear access to site and adjacent FBC properties. Provide access to George Mason and Columbia Pike. CHALLENGES Grade is too steep to allow a connection between the alleys and adjacent properties. Alley configuration shown on FBC regulating plan would require construction of a 40 retaining wall against singlefamily homes. +180 COLUMBIA PIKE +153 PAGE 22
02. REQUESTED MODIFICATIONS NEIGHBORING FBC SITE AREA OF ALLEY TO BE REMOVED +184 8 +200 REAR TERRACE +196 25' EXISTING TOWNHOMES 25' 40' COURTYARD +190 GEORGE MASON ALLEY GARAGE ENTRANCE +156 S. GEORGE MASON DRIVE PROPOSED DESIGN ALLEY LOCATION Eliminates alley along NW corner of the site & replaces it with a landscaped green area. Retains access to/from both Columbia Pike and George Mason. Both alleys provide access to the parking garage. Required setbacks are maintained. NEIGHBORING FBC SITE GARAGE ENTRANCE C.P. ALLEY 26'-8" ROOFTOP TERRACE VILLAGE CENTER SQUARE +180 +153 COLUMBIA PIKE PAGE 23
02. REQUESTED MODIFICATIONS ALLEY ALLEY REQUESTED MODIFICATIONS 1. CONFIGURATION OF ALLEY 2. RBL LINE ALONG PARK 3. HEIGHT OF FIRST FLOOR ABOVE GRADE PUBLIC SQUARE PAGE 24
02. REQUESTED MODIFICATIONS SOUTH GEORGE MASON DRIVE VILLAGE CENTER SQUARE (22,150 SF) COLUMBIA PIKE SOUTH GEORGE MASON DRIVE VILLAGE CENTER SQUARE (22,150 SF) RBL RELOCATION COLUMBIA PIKE ORIGINAL ALIGNMENT PROPOSED ALIGNMENT 1. Retail faces George Mason and not Columbia Pike 2. Hard turn into place from eastbound Columbia Pike 3. Long 200 facade along plaza s western edge 4. Square is approximately 22,150 SF 1. Retail reoriented towards intersection 2. Southwest corner opened up for smoother flow into square 3. No facade longer than 120 4. Square remains approximately 22,150 SF PAGE 25
02. REQUESTED MODIFICATIONS RBL RELOCATION ORIGINAL ALIGNMENT PROPOSED ALIGNMENT 1. Retail faces intersection 2. Better pedestrian flow into square 3. Facade broken up 4. Square is exactly the same size PAGE 26
02. REQUESTED MODIFICATIONS ALLEY ALLEY REQUESTED MODIFICATIONS 1. CONFIGURATION OF ALLEY 2. RBL LINE ALONG PARK 3. HEIGHT OF FIRST FLOOR ABOVE GRADE PUBLIC SQUARE PAGE 27
01. REQUESTED MODIFICATIONS BUILDING PROGRAM AND PAGE MASSING TITLE RES. LOBBY +200 RES. LOBBY GROCERY STORE INFILL RETAIL +180 +156 +158 +167 +161 VILLAGE CENTER SQUARE +153 PAGE 28
02. REQUESTED MODIFICATIONS COLUMBIA PIKE ELEVATION ALLEY LOBBY FBC Section IV.B - GROUND STORY HEIGHT GROUND FLOOR RETAIL The GROUND STORY floor elevation shall be between 6 below and 24 above the fronting clear sidewalk elevation at the front of the building... AREA GREATER THAN 24 ABOVE FRONTING SIDEWALK (BETWEEN 2-8 ) RETAIL ELEV. LOBBY GROCERY ENTRANCE PAGE 29
02. REQUESTED MODIFICATIONS COLUMBIA PIKE ELEVATION 15 12 RETAIL GROCERY RETAIL DESIGN PRINCIPLES Highly visible from street 12 ceilings required, 15 desired for retail 17 ceilings required, 21 desired for grocery Easy access from sidewalk and garage 2% max slope in grocery and grocery parking Large, flat, and flexible floorplates COMPLETE STREET DESIGN PRINCIPLES 6 minimum clear sidewalk 5-8 buffer between sidewalk and travel lanes 4-8 door yard between sidwalk and building Transparent & active uses along building edge PAGE 30
02. REQUESTED MODIFICATIONS MODEST GRADE TRANSITIONS CASE STUDIES 19NINETEEN CLARENDON BLVD, COURTHOUSE 2800 CLARENDON BLVD, CLARENDON PAGE 31
02. REQUESTED MODIFICATIONS SIMILAR GRADE TRANSITIONS CASE STUDIES 18 2ND FLOOR RETAIL ENTR. 8 14 DROP TO PLAZA 1500 WILSON BLVD (TARGET EXPRESS), ROSSLYN ARLINGTON MILL COMMUNITY CENTER, COLUMBIA PIKE PAGE 32
02. REQUESTED MODIFICATIONS ORIGINAL SUBMISSION RETAIL HEIGHT ABOVE FRONTING SIDEWALK ORIGINAL SUBMISSION UPDATED DESIGN UPDATED DESIGN PAGE 33
02. REQUESTED MODIFICATIONS RETAIL HEIGHT ABOVE FRONTING SIDEWALK PAGE 34
02. REQUESTED MODIFICATIONS RETAIL HEIGHT ABOVE FRONTING SIDEWALK PAGE 35
THANK YOU! PAGE 36