575 12 street th south - amazon web services · landscape design presentation 3. transportation...

525 & 575 12th Street South SPRC #2: May 24, 2018

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1. Follow‐up from SPRC #1:

a. Design

b. Retail

c. Parking

d. Density Shift

e. Temporary Open Space

2. Landscape Design Presentation

3. Transportation

Presentation Outline

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SPRC #1 Follow‐Up

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Design – Treatment of East Building Facade

Bay Windows on 11th Street

Extend Cornice Line

Windows Added

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Design – Treatment of East Building Facade

Bay Windows on 11th Street

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Design – Amenity Deck Location

Intentionally located to provide:

• Height variation at Plaza

• Open air adjacent to Plaza

• Synergy between Plaza and Amenity areas (further activation)

• Afternoon and evening sun to Pool

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Design – Amenity Deck Location

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Design – Height Variation

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Design – Height Variation

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Design – Height VariationViews from “Helicopter”:

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Design – Height VariationView from “Street” (Pedestrian Experience):

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Design – Height VariationView from “Street” (Pedestrian Experience):

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Design – Loading Dock Location

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Design – Loading Dock Location

LoadingParking

LoadingParking

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Design – Loading Dock Treatment

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Design – Loading Dock Treatment

Potential Public Art Murals

East Building

West Building

Bartaco Inman Park, Atlanta, GAMon Ami Gabi, Bethesda

Logan Tavern, P Street

Passion Fish, Reston

Modern Market, BethesdaCirca, Foggy Bottom

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Retail – Location and Merchandising

Restoration Hardware, Seattle

West Elm, Red Bank, NJKriser’s Natural Pet, Austin TX

Williams Sonoma, ClarendonLululemon, P Street

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Logan Hardware, DC


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Pedestrian Circulation

Potential Retail Location

Legend

Residential lobbies at focal point for pedestrian activation


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/HOTEL

/HOTEL /HOTEL

~1,600 future spaces in office garages

Retail – Parking

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Interim Retail/Dog Park parking (~200 spaces)

Whole Foods ~200 spaces

Retail – Parking

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Market Tents ‐ ~ 12’x12’

Retail – Potential Events/Other Temporary Uses in Parking Area

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Residential Parking – Ratio Policy

Board Approved Guidance= .3/unit minimum*

*excluding additional reductions for bike/carshare amenities and on/off‐site shared parking

Pen Place Phase I

Pen Place Phase I

BartlettAcadia

Millennium

Riverhouse

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Residential Parking – Actual Built and UtilizationProperty Units Spaces

UsedUtilized Ratio

# of Car‐Free Units

The Bartlett (Met 4/5) 699 545 .78 154Acadia (Met 3) 411 363 .88 48Millennium (Met 2) 300 128 .42 172Riverhouse 1,670 1,095 .65 575PenPlace 300 150 .50 150

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PDSP Approval: September 2013

Approved DensitiesOffice – up to 1,809,000 SFHotel – up to 300 RoomsResidential Option on 12th Street – up to 300 Units (replaces office density 1:1 SF)Retail – up to 50,000 SF

Density Shift

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Current Approval: Application:

Density Shift

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Temporary Open Space – Future Garages and BuildingsCurrent Approval:

Central Plaza

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Landscape Design Presentation

Source: Olin; PenPlace Open Space Design Guidelines Addendum; July 2014

12TH STREETPLAZA

TOVA HIGHLANDS PARK

(0.4 MILES)

TO LONG BRIDGE PARK (0.4 MILES)

FUTURE CENTRAL GREEN

PenPlaceSite Analysis: Open Space Context

Illustrative Design ‐ Subject to Further Revision 30

Fern

Stre

et

Elm

Stre

et

C-WEST C-EAST

THE BARTLETTMET 3

12th Street South

11th Street South

12th STREET PLAZA

PenPlace12th Street Plaza

Illustrative Design ‐ Subject to FurtherRevision

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Tree Bosque in Wood Deck

Legacy Tree in Wood Deck Shade Arbor

Flush CrossingsPaving

SeatWallsLawnPenPlace

Arbors, Walls & Paving Precedent ImagesIllustrative Design ‐ Subject to Further Revision

Shade Arbor

SeatWalls

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Cafe Seating with String Lighting

Lighting at Tree Bosque

Lighting in PavingWater Features

Fire Element

Light Pole Light Benches at Lawn

Sculptural Benches

Overall Plaza Lighting Lighting at Tree Bosque

Moveable Furniture

Lounge Seating

PenPlaceWater, Furnighings & Lighting Precedent Images


PenPlacePlanting Precedent ImagesIllustrative Design ‐ Subject to Further Revision 34

11th Street South

12th Street South

C-WEST C-EASTTree Bosque in Wood

Deck

Elm

Stre

et

LegacyTree Shade Arbor

StreetscapeStreetscape

LegacyTreeTo Temporary

Surface Parking

Water Feature

PenPlace12th Street Plaza


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*FF&E are representative, final design selections may vary.

Cafe Seating* (FF&E)

LawnCafe Seating*

(FF&E)

Small Shade Arbors and Seating Areas* (All FF&E)

PenPlaceCorner of 12th and Elm StreetsIllustrative Design ‐ Subject to Further Revision 36


PenPlaceCafe Seating


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PenPlaceCafe Seating


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PenPlaceShade Pavilions


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PenPlaceCentral Lawn


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PenPlaceCentral Plaza


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PenPlaceCentral Plaza


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PenPlaceFrom West Building looking across 12th Street Plaza



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12th STREET PLAZA

C-WEST

C-EAST

C‐WEST

C‐EAST

Concept From Design Guidelines:

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Open Space Design

12th STREET PLAZA

C‐WEST

C‐EAST

Design Guidelines Concept Current Design

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Open Space Design

Design Guidelines Concept Current DesignCurrent Design

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Open Space Circulation

12th STREET PLAZA

C-EAST

C-WEST

Current DesignDesign Guidelines Concept

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12th Street Design Goals

~120 feet building to building

• 12th Street itself is too wide building to building…desire to bring the retail and activity closer together

• Sidewalks are over 20‐feet and also too wide…desire for more intimate public and retail interaction

• Provide significant and quality outdoor dining to be able to attract great restaurants

• Provide a “lush” environment to complement and enrich the active uses

12th Street South

BUILDING

Planted Containers

10’ Clear Sidewalk

8‘ Scored Concrete

20’ TreePit

9’-8” TreePit

3’ Brick Band

Shade Treewith Ornamental Planting

Street Light 9’x30’Cafe Zone

16” Wide Brick Bands Moveable Furniture & Planted Containers

60’ O.C.

+

PenPlaceSidewalks, Cafes & Casual Seating



12th Street Design

PenPlaceSidewalks, Cafes & Casual Seating - Alternate Streetscape

Illustrative Design ‐ Subject to Further Revision

12th Street South

Planted Containers

10’ ClearSidewalk

8‘ Scored Concrete

27’ Tree Pit with 3’ wide central

path 45’ O.C. 18’ O.C.

9’-8” Tree Pit

3’ Brick Band

Shade Tree with Ornamental Planting

Moveable Furniture & Planted Containers

Street Light 9’x30’Cafe Zone

16” Wide Brick Bands

+++ +++

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12th Street Design ‐ Potential Alternate

12th Street Design Potential Alternate – Tree Canopy

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12 trees

9 trees existing

8 trees

7 trees existing

~20 trees in plaza

*Over 120 trees in total

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Bethesda Row Example• 5’ clear walk path between building and dining areas• Tree pits varied, but typical is 5.5’ x 5.5’, most open but some were grated• Tree spacing varied, typical is 25’ to 30’, some areas 40+’

Temporary Surface Parking Lot

11th Street South

Temporary DogPark

TO BEFURTHER DESIGNED

PenPlaceTemporary Dog Park


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Metropolitan ParkCentral Green Space (De Facto Dog Park)


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Transportation

• Completed 12th Street as part of PenPlace PDSP approval

• New 11th street

• New Elm Street

• Additional left turn lane on Eads

• New sidewalks around four sides of East and West buildings

• New bike facility on Eads

• New bicycle parking for residents and retail

• Connections to future BRT station

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Transportation Improvements

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Transportation Context Map

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• Program Assumptions in TIA • Proposed Development: 300 new dwelling units and up to

50,000 square feet of retail

• Change in Use on 12th Street – Office to Residential

• Results in a trip reduction for the overall site of 6% in the AM peak hour and 8% in the PM peak hour

• Levels of Service

• Trips generated by the proposed site are low

• The northbound approach of S Elm Street at 12th Street S experiences delay under existing conditions during the PM peak hour and increases slightly with development during the AM peak hour; however, the queues are reasonable and able to be contained within the storage length available.

• The addition of a southbound left turn lane along S Eads Street as part of this project improves delay compared to existing and background conditions.

In Out In OutAM Peak Hour(8:00 ‐ 9:00 AM)PM Peak Hour (5:00 ‐ 6:00 PM)

Pedestrian / Transit / OtherVehicle Trips

28 59 38 97

73 61 82108

Time Period

Transportation Impact Analysis

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72% Public/Shared Transportation or Walking

22202 Study Data

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• The site has access to existing bicycle facilities including existing bike lanes on S Eads Street and 15th Street S.

• Proposed plans include new protected bike lanes on both sides of S Eads Street, adjacent to the site.

• A cycle track is planned for Army Navy Drive and a future on‐street bicycle route is planned for S Fern Street.

• There is a Capital Bikeshare station one block to the east, and four additional stations within one‐half mile of the site.

Bicycle Connections

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• Overall there is a good walking environment in the area surrounding the site.

• The proposed project will improve the pedestrian experience with new sidewalks:

• 12th Street S – Both sides

• S Elm Street – Both sides

• S Fern Street – East side

• S Eads Street – West side

• 11th Street S – Both sides

Existing Pedestrian Connections

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