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THE NAVY YARD MASTER PLAN 2013 UPDATE


PHILADELPHIA AUTHORITY FOR INDUSTRIAL DEVELOPMENT

PHILADELPHIA INDUSTRIAL DEVELOPMENT CORPORATION

LIBERTY PROPERTY TRUST

SYNTERRA PARTNERS

ROBERT A. M. STERN ARCHITECTSMICHAEL VAN VALkENBURgH ASSOCIATESPENNONI ASSOCIATES

PHILADELPHIA, PENNSYLVANIA

TABLE OF CONTENTS

1. EXECUTIVE SUMMARY •Introduction •2013UpdateOverview

2. MASTER PLAN BACKGROUND •2004MasterPlanIntroductionandBackground •ActivitiesandSuccessesSince2004

3. MASTER PLAN 2013 UPDATE

4. SUSTAINABILITY 5. HISTORIC CORE

6. CANAL DISTRICT

7. MUSTIN PARK DISTRICT 8. PORT EXPANSION

9. IMPLEMENTATION

EXECUTIVE SUMMARY

Figure 1.1 2004 Master Plan

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8 THE NAVY YARD MASTER PLAN 2013 UPDATE

The2004NavyYardMasterPlanprovidedaframeworktoattractthe investment in infrastructure,open space,building renovations,andnewconstructionnecessarytobeginestablishingTheNavyYardasaprogressive,urbancampusforoffice, industrial, research,andresidentialactivity.Since2004,thepublicandprivatesectorshaverespondedtothisvisionwithenthusiasmandsupport,withhundredsof millionsof dollarsinnewinvestmentandaclearidentityforTheNavy Yard in themarketplace as the region’s most dynamic andprogressivebusiness,academic,andresearchlocation.Today,morethan125companiesarebasedatTheNavyYardwithanemployeebaseexceeding10,000,occupyingmorethan6.5millionsquarefeetof facilities.

Withitsgrowingreputationandbusinessbase;itsprogressiveenergyand stormwater infrastructure; its stunning historic landscape and

buildingrenovations;anexpansiveopenspacenetwork; its leadinginvestmentsinnewcorporateworkplacesfrominvestorsincludingLibertyPropertyTrust,UrbanOutfitters,GlaxoSmithKline,TastyBaking Company, Unique Industries, WuXi AppTec LaboratoryServices, Rhoads Industries, and Iroko Pharmaceuticals; and itsemergingR&DsectorledbytheNavy’spre-eminentShipsSystemsEngineeringStation,PennStateUniversityandtheDepartmentof Energy’s$129millionEnergyEfficientBuildingsHub, anupdatetothe2004MasterPlanisnownecessarytodefineTheNavyYard’snextcycleof investmentandplacemaking.

Thisreportisanupdatetothe2004MasterPlan,withthegoalof reinforcingandexpandingonthe2004Plan’svisionof TheNavyYardasanurban,mixed-use,waterfrontcampusontheedgeof thecity.Itrespondstothemarketconditionsthathaveemergedsince

2004,includingthepositiveresponsefromtenantsandinvestorsfornew corporate office space in TheNavyYardCorporateCenter,theNavy’sdesiretoexpanditsresearchcampusalongtheDelawareRiver,emergingR&Dactivityaroundenergyefficientbuildingsandsmartmicrogrids,andtheCommonwealthof Pennsylvania’splansfor an expanded port and distribution complex occurring at theproperty’seastend.

ExECUTIVE SUMMARY:INTRODUCTION


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99ExECUTIVE SUMMARY

ExECUTIVE SUMMARY:2013 UPDATE OVERVIEw

TheNavyYardMasterPlan2013Updateexpandsonthe2004Plan’svisionforacorporatecampus,originallyextendingfromanewgatewayattheBroadStreetentrancealongthefirstportionof RouseBoulevard,bynowextendingsimilardevelopmentallthewaytotheDelawareRiverframedbyacomplementof openspacesandamenities.The2013Updatebuildsuponthesuccess-esachievedtodateintheHistoricCoreandCorporateCenter(tobecomere-brandedasCentralGreen)districts,proposingmodifi-cationstoeach,butreplacingthe2004ResearchPark,MarinaandEastEnddistrictswiththreenewdistricts:

•Mustin Park District (81 acres):Located at thenortheastintersectionof RouseBoulevard andLeague IslandBoule-vard,thisdistrictisorganizedaroundalargepublicspacesur-

roundedbyeightofficebuildingsranginginsizefrom60,000squarefeetto250,000squarefeet,totaling710,000squarefeetof officespace.Flexspaceontheedgesof theMustinParkDistrictoffersanadditional191,000squarefeetof develop-mentcapacityforatotalof 982,000squarefeet.

•Canal District(38acres):Locatedsouthof theMustinParkDistrictandextendingtotheDelawareRiver,betweenLeagueIslandBoulevardandthePortExpansionArea, thisdistrictoffersacorporatecampustotaling950,000squarefeetthatisorganizedaroundthecreationof anewcanalastheanchor-ingopenspaceelement,reminiscentof theexistingdrydockandbuildingconfigurationslocatedintheHistoricCoreandShipyarddistricts.

•Port Expansion Area (192 acres): South of KittyHawkAvenue and eastof theCanalDistrict, thePortExpansionAreaisa192-acresitethattheCommonwealthof PAintendstodevelopasacombinationof portfacilities,encompassing

36acres,anda largedistributioncenterwithupto980,000squarefeetof totalbuildingarea.

The Historic Core is reinforced as the “downtown” for TheNavyYard,withadditionalemphasisonthisdistrictgrowingintoamixed-usecenterwiththeamenitiesrequiredtoestablishTheNavyYardasadistinctiveurbancampus. Centraltotheurbancampus,the2013Updatereexaminesaproposedresidentialpro-gram at TheNavyYard.Where the 2004 Plan originally envi-sioned development of a separate large residential community,theMarinaDistrict,the2013Updatenowprovidesatightercom-munityof apartmentbuildingsenvisionedinamixof renovatedhistoricbuildingsandnewconstructiontobecenteredintheHis-toricCore,whereitwillanchoranamenitybasethatsupportsthesurroundingcommercialandindustrialactivity.

Lastly, the 2013 Update revises the proposedEducation and Research CampuswithinTheHistoricCore,toincludeanex-pansionof theNavy’senergyresearchcomplexand,immediately

adjacent,developmentof anewresearchandacademiccampuscomplementingthecontinuedgrowthof theproperty’semergingfederal,universityandcorporateR&Dactivities.

Thesenewcomponentsof theoverallNavyYarddevelopmentwillbuildonacombinationof theutilities,streetgridandopenspacesproposedin2004,updatedwithnewinvestmentsininfra-structureessentialtodefineandsupportthisnextgenerationof developmentatTheNavyYard.

Withthisupdate,TheNavyYardnowproposestogrowfromitscurrent6.5millionSFtoatotalof 6.2millionSFof officeandre-search,5.7millionSFof industrial,and1,018unitsof residential,representingsignificantprivateinvestmentandsupportingmorethan10,000additionaljobsoverthenext15years.Inordertoat-tractandsupportthislevelof privateinvestment,$100millionof investmentinnewpublicinfrastructure,includingnewroads,utilitiesandopenspacewillberequired.

MASTER PLAN 2013 UPDATE BACKGROUND


Figure 1.4 2004 Districts

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2004 MASTER PLAN INTRODUCTION AND BACkgROUND

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RESEARCH PARK

CORPORATE CENTER

HISTORIC CORE MARINA DISTRICT EAST ENDTHE SHIPYARD

The 2004 Master Plan created a comprehensive vision for TheNavy Yard that capitalized on the site’s existing essential assets,whichinclude:itsenormousscale;itslocationatthecenterof theregion’stransportationnetworksandlaborforce;thecriticalmassof itsexistingactivities;itsextensivefrontagealongtheDelawareandSchuylkillRivers;anunmatchedhistoricdistrictwithextraordinaryturn-of-the-centuryarchitectureandlandscape;anditsproximitytotheculturalamenitiesandintellectualcapitalof theregion.

The2004Planenvisionedcreatingadynamic,mixed-usewaterfrontcommunity thatwould integrateeverythingexpectedfromagreatcity: industrial development, new office developments, historicrehabilitation, retail, waterfront amenities, executive conferencingand hoteling, research and development, improved mass transit,greatpublic spaces, and thepotential for residentialdevelopment.This vision was grounded in the essential urban planning valuesof historicpreservation,mixed-usedevelopment,increasingpublicaccesstothewater,pedestrian-orientedstreetsandsidewalks,masstransit,smartregionalgrowth,andenvironmentalsustainability.Atthesametime,the2004Planwasalsobasedonarealisticevaluationof marketopportunitiesandchallengesthatexistedatthattime.

Fivedistrictswerecreatedtotheeastof theexistingShipyard,eachwith itsowndistinctcharacter,assets,anddevelopmentobjectivesandpurpose.Theseincluded:

• Corporate Center (72 acres) with approximately 1.4millionsquarefeetof newofficespace,110,000squarefeetof potentialretail,and5,600parkingspaces.

• Historic Core (167 acres) with approximately 2.4 millionsquare feet of existing building space reuse, integrated withapproximately 1.4 million square feet of new development.Overall, thiswouldcreate950,000squarefeetof officespace,850 residential units, 110,000 square feet of cultural use, and64,000squarefeetof retail.ThePlanalsocreatedanopportunityfora750,000-square-footacademicorresearchcampus.

• Research Park (81acres)designatedwithasmuchas668,000square feet for research and development, office, lightmanufacturing,anddistributionfacilities.

• Marina District (115acres)featuringanew250-slipmarinaandincludinganexecutiveconferencecenter,recreationspaces,and

marinasupportfacilities.Twodevelopmentoptions,oneprimarilyresidentialandoneprimarilycommercial,wereevaluated.

• East End(87acres)presentedinthreealternativeconfigurations:

a 1.5million-square-foot industrial development; a 3,500-unitresidential neighborhood; or an 18-hole championship golf course.

Figure 1.5 Tasty Baking Company (Environetics, 2010) Figure 1.8 Unique Industries (Environetics, 2006)Figure 1.6 URBN Dry Dock Park (D.I.R.T. Studio, 2009) Figure 1.7 Urban Outfitters (Meyer, Scherer, & Rockcastle, LTD., 2009)

Figure 1.12 Iroko Pharmaceuticals (DIGSAU, 2012)Figure 1.10 Three Crescent Drive (Erdy McHenry Architecture, 2009) Figure 1.11 Five Crescent Drive (RAMSA, 2013)Figure 1.9 One Crescent Drive (RAMSA, 2005)

Peter Aaron / Esto Neoscape for Robert A.M. Stern Architects, LLP DIGSAU

Lara SwimmerLara Swimmer

13MASTER PLAN 2013 UPDATE BACkgROUND

ACTIVITIES AND SUCCESSES SINCE 2004

TheNavyYardhasundergoneasubstantialtransformationsinceadoptionof the2004MasterPlan.Oneof themoreambitiousas-pectsof theoverallNavyYarddevelopmenthascenteredontheconsiderable infrastructure improvements that have been com-pletedduringthistime.Thenetworkof streetshasbeenupdatedbetweenBroadStreetandLeagueIslandBoulevardaccordingtothe2004Planwhichhasservedtoreinforceandextendtheim-portanceof theHistoricCoreat thecenterof TheNavyYardcommunity.Severalmajorstreetextensionshavebeencompletedthat include creation of the first leg of the diagonally-themed

Yard,andtwoareunderconstructionasof thiswriting,resultinginoveronemillionsquarefeetof newbuildinginventory.Duringthissameperiod,renovationstomorethan25buildings,mostlywithintheHistoricCore,havealsobeencompletedresultinginprivate investmentof more than$700millionwithin theentireNavyYardcommunity.

The following are some of the private development highlightsthathaveoccurredinthelasteightyears:

•GlaxoSmithKline ismoving into itsnew205,000SFofficeinTheNavyYard’sCorporateCenter.DevelopedbyLibertyPropertyTrustandSynterraPartners, thisnewoffice isde-signedtoachieveLEED®Platinumcertification.Occupancyisoccurringinearly2013.

•LibertyPropertyTrustandSynterraPartnershavedeveloped

boulevard, recently dedicated as Rouse Boulevard, realignmentandexpansionof 11thStreetasanorth-southconnector,inclu-siveof bicyclelaneamenities,andin2010,thecompletionof TheNavyYard’s26thStreetentrance.

Likewise,anetworkof openspaceshasbeendevelopedthatin-cludes completionof twoparks,CrescentPark andDryDockPark.LeagueIslandParkandtheRiverfrontGreenway,a1.5milepedestrianandbicyclepathalongtheDelawareRiver,willbothbe completed in 2013. Finally, a seriesof utility improvementprojectshasbeenoccurringtoupgradeandexpandtheelectric,domesticwater,stormwaterandsewage,andgasdistributionsys-temsthroughouttheproperty.

Allof thepublicinfrastructurework,exceeding$130millioninvalue,has servedeffectively toattract significantprivate invest-ment.Ninenewbuildingshavebeen constructed atTheNavy

11 new buildings in TheNavy Yard Corporate and Com-merceCentersandResearchandDevelopmentPark,repre-senting$270millionof investmentinoffice,flex, industrialandhotel.Allthemulti-tenantbuildingshavebeendesignedtoLEED®certification.

•UrbanOutfitters established a new corporate headquartersatTheNavyYardin2006.Theircampusnowincludesmorethan 1,400 employees, 407,000 SF of renovated historicbuildingsandmorethan$150millionof privateinvestment.

•TastyBakingCompanymoveditsheadquartersandprimarybakinganddistributioncentertoTheNavyYard’sCommerceCenterin2009.Its345,000SFfacilityiscertifiedasLEED® Silver,theUSGBC’slargestcertifiedbakery.

MASTER PLAN 2013 UPDATE

Figure 2.1 2004 Master Plan with New Site Parameters

Port

Buffer

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Figure 2.2 2013 Master Plan - District Update

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2013 UPDATE PLANNINg PRINCIPLES AND CONCEPTSThe 2004 Master Plan was conceived and created before anestablished commercial sub-market at The Navy Yard had beenrealized.Thehopeandvisionof thesponsorswastocreateanewanddynamicurbancampusforPhiladelphiathatwouldextendandcomplementCenterCityanditssurroundingsubmarkets,providingtheCitywithacampusthatwouldattractjobsandinvestment,ideallysuitedoutsideof thecore.Theactivitiesandsuccessesintheyearssince2004haveproventhemeritof thisvision,andthispurposehasbeenwellreceivedbythemarketplace.Inshort,progressatTheNavyYardhasproceededaccordingtothePlanandhasperformedinaccordancewith,orinexcessof,expectations.

Several key factors drove the planning for this 2013Master PlanUpdate:

1. TheNavyYardhasestablisheditself asaviableandattractivesub-market offering unique attributes for office space users,industrialenterprises,andcollaborativeacademic,governmentalandprivateresearch,particularlyfocusedonthepharmaceutical,appliedsciencesandenergysectors.Thissuccesshascreatedtheopportunitytoexpandthecorporateoffice,research,andlightindustrialdevelopmentattheproperty.

2. The Commonwealth of Pennsylvania and the PhiladelphiaRegionalPortAuthority(PRPA)areproceedingwithaplantoexpandtheexistingPortof Philadelphiaonto192acresattheeastendof TheNavyYardinanefforttofacilitatecontinuedgrowth of the Port. The Port’s land now extends from theeasternendof TheNavyYardtothecenterof whathadbeenproposedinthe2004PlanastheMarinaDistrict.

3.TheNavy,whichhasmaintainedvitaloperationsatTheNavyYard, continues to grow and plans to expand its existingengineering,officeandR&Dfacilitiesonandbeyonditscurrentriverfrontsite.

4.The 2004Planproposed thenew conceptof residential usetoTheNavyYard.Givennewlandrestrictionsandemergingpatterns of commercial development, the sponsors haveconcludedthatamorefocusedandtightlydefinedresidentialcomponentintheHistoricCorewillbeappropriatetoachievetheurbanvitalityandsupporttheamenitiesnecessaryfortheemergingurbancampus.

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The2013MasterPlanUpdatefocusesanalysisontheareaoutlinedintheplanabove.The2004MasterPlanandDesignGuidelineswillcontinuetoapplyforallotherareas.

Inlightof thesuccessesatTheNavyYardsincethe2004MasterPlan’screationandthe influencesof theabovereferencedfactors,thesponsorsof the2004MasterPlanhavedeterminedtorevisitthePlanwiththis2013Update.Thegoalof TheNavyYardMasterPlan2013Updateistoprovideaclear,compelling,andviablevisionforcontinueddevelopmentof TheNavyYardasaprogressiveurbancampus.

Thekeyplanningobjectivesareto:

•ExtendthesuccessfulCorporateCentertothesoutheastalongthediagonalof RouseBoulevardtocreateanewvibrantcommercialandpublicenvironmentalongthewater’sedge.

•Provideanassortmentof newofficeandlightindustrialbuildingsofferingenvironmentallyfriendlyworkplaces,eachwithstrongprojectidentityandlocatedwithinattractivemini-campusenvironments.

•RefinearesidentialcomponentintheHistoricCorethathelpstodrawnewamenities,extendthecity,andemphasizesthesenseof neighborhoodandstrongpedestrianconnectionsbetweenthecommercialzones.

• Integrate thenewdevelopmentwithcurrentdesignguidelinesand projects completed in the Historic Core and CorporateCenterdistricts.

•Continueandexpandontheintegratedsystemof publicopenspaces and pedestrian routes defined by the 2004 Plan, andfacilitatepublicaccesstothewaterfrontandrecreationalareas.

•Capitalizeonandenhance the site’sexistinghistoricbuildingsandlandscapefeatures.

•Encourageenvironmentallysustainabledevelopmentthroughacontinuationof “green”planningandbuildingpractices.

•Establishaclearandefficientcirculationnetworkeastof LeagueIslandBoulevard.

•Planformasstransitinordertoreinforcethesite’scentralregionallocationandtoconnectthepropertymoreeffectivelytothecityandregionalworkforce.

• Develop a cohesive plan that will complement and properlyintegratetheproposedindustrialandportcomponentsplannedwithintheadjacentPortexpansionarea.

• Develop clear strategies to meet the logistical considerationsregarding the phased development of the new infrastructurebeingproposed.


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PROPOSEDNEWBUILDINGS-2013UPDATE

EXISTINGBUILDINGS-2004MASTERPLAN

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CREATION OF NEw AND MODIFICATION OF ExISTINg DISTRICTSThe 2013 Update makes the following changes and additions toDistrictsfromthe2004Plan:

• Historic Core: The original Historic Core district is nowexpanded by seven acres to the east to accommodate theanticipatedNavyexpansion.

• Central Green District: this is theoriginalCorporateCenterdistrictof the2004MasterPlan,of whichnochanges to the

boundariesaremade,butwhichisnowreferredtoastheCentralGreenDistrict.

Thedistrictseastof LeagueIslandBoulevardhavebeenrevisedintothreenewdistrictstoinclude:

• Mustin Park District: Locatedattheendof RouseBoulevardandeastof its intersectionwithLeagueIslandBoulevard,thisdistrict isorganizedarounda largeopenspacesurroundedbyeightofficebuildingsranginginsizefrom60,000squarefeetto250,000squarefeet.The81-acreMustinParkDistrictsupportsup to 710,000 square feet of office space and an additional172,000 square feetof flex, research, and lightmanufacturingspace.

• Canal District: Situatedsouthof theMustinParkDistrictandKittyHawkAvenueextendingtotheDelawareRiver,andbetweenLeagueIslandBoulevardandthePortExpansionArea,this38-acredistrict offers a corporate environmentorganized aroundthecreationof anewcanalastheanchoringopenspaceelement,reminiscentof theexistingdrydockslocatedintheHistoricCoreandShipyarddistricts.A12-story toweron theaxisof RouseBoulevardactsasagatewaytotheCanalDistrict,whileaneight-storybuildingonthewesternterminusof KittyHawkAvenuehelpstoframethedistrict’seasternboundaryandtransitiontothePortExpansionAreabeyond.Eightfour-storybuildingslinetheCanal,formingapedestrian-friendlyplazaaroundaniconic

Figure 2.4 Districts

PORT

MUSTIN PARKDISTRICT

CANAL DISTRICT

BUFFER ZONE

HISTORIC CORE

NAVY

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THE SHIPYARD

COMMERCECENTER

CENTRALGREEN

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waterfeature.The38-acreCanalDistrictsupportsupto950,000squarefeetof officespace.

• Port Expansion Area: Southof KittyHawkAvenueandeastof theCanalDistrict,thePortExpansionAreaisa192-acresiteofferingalargeareathatwillbedividedintotworelatedfunctions.Totheeastof thehistoricseaplanehangar,PRPAwilldevelopanexpandedseaport,inalllikelihoodcenteredonthecontainershipping business. Thewestern portion of the propertywillmostlikelybedevelopedasadistributioncenter,complementingandsupportingexpandedportactivitieswithasmuchas970,000squarefootof enclosedarea.Includedatthewesternboundaryisa140’widelandscapebufferzonethatwillbeaheavilyplanted

19MASTER PLAN 2013 UPDATE

openspaceprovidingstormwatermanagementandviewshedtransitionbetweentheCanalDistrictandthisarea.

Thesedistricts,whiledistinctincharacter,aredesignedtoconnectto each other in order to achieve benefits from their plannedadjacencies.The2013Updateproposesfocalpointsthatdefinetheimageandcharacterof bothTheNavyYardasawholeandeachindividualdistrict.Parksandpublicopenspacesdefinethecenters or edges of districts. Buildings create gateways, frameviews,or terminatevistas,allcontributingto thisemergingandexpandingurbancampus.


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Central Green Historic Core Canal DistrictMustin Park

District Port ExpansionShipyard and Commerce

CenterTOTALS

ACRES 72 194 38 81 192 623 1,200

OCCUPIED (SF) 478,796 1,718,402 - 101,344 106,050 3,933,449 6,338,041FUTURE RENOVATIONS (SF) - 1,352,380 - - - 332,185 1,684,565NEW CONSTRUCTION (SF) 921,000 1,420,673 948,000 901,000 965,000 235,000 5,390,673TOTAL (SF) 1,399,796 4,491,455 948,000 1,002,344 1,071,050 4,500,634 13,413,279

RESIDENTIAL UNITS - 1,018 - - - - 1,018EMPLOYMENT 5,599 17,392 3,792 4,009 1,071 4,501 36,364

*Square Feet of Residential Units are included in Future Renovations and New Construction Area Totals**Assumes an average ratio of 250 square feet per employee in Office/R&D and 1,000 square feet per employee in Industrial areas

PROGRAM SUMMARY

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EXISTINGBUILDINGS-2004MASTERPLAN

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Figure 2.6 Streets

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The2013MasterPlanUpdatemakesnochangestothestreetnetworkof the2004MasterPlanwestof 11thStreet.Thedesignguidelinesestablishedwiththe2004MasterPlancontinuetoapplythroughoutthe2013Update.

Changes to the street network east of 11th Street include thefollowing:

•RouseBoulevardnowterminatesatthenewMustinPark,witha 12-story tower as its focal point, andproviding a proposedsubwayentrance.

•KittyHawkAvenue extends to the east and connectswith anewMustinRoad,providinganewloopbacktoLeagueIslandBoulevard and theBroadStreet and26thStreet entrances. Inthefuture,KittyHawkAvenuecouldcontinuetotheeast,pastMustinRoad,toconnectwiththeDelawareAvenueentrance,if thatconnectionisdesiredbasedontrafficcompatability.AjoginKittyHawkAvenueattheeastendof MustinParkhelpstoslowtrafficanddelineate theMustinParkandCanalbusinessdistrictsfromthePort.

•Anewroad,MustinRoad,connectsLeagueIslandBoulevardto

theeastendof KittyHawkAvenue.

•AnewroadwrapsaroundMustinPark,andnewstreetsextendsouthwardfromKittyHawkAvenuetothewaterfront.

•LeagueIslandBoulevardismaintainedasavisualcorridoronlysouthof KittyHawkAvenue.AccesstotheBoulevardbetweenKittyHawkAvenueandAdmiralPearyWaywillbecontrolledbytheNavy.

26th STREET

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Figure 2.7 Street Types

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Figure 2.9 Greenway Street

Figure 2.8 Secondary Street

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Oneof TheNavyYard’sprimaryassetsisitsexistingstreetgridwithits stockof historicbuildings.Theconstructionof League IslandBoulevardin2001createdthefirstportionof amulti-lanearterialroadway connecting the Broad Street entrance to the East Endand riverfront. Buildingupon these existing conditions, the2013Update reinforces and clarifies the historic street grid within theHistoricCoreandproposesanewnetworkof streetseastof LeagueIslandBoulevard.Itfurthersupportstheproposedconstructionof anewDelawareAvenueentrancetoTheNavyYardfromtheeasttosupportport-relatedtraffic.InaddressingTheNavyYard’sstreet

network,the2013Updateseeksto:

• Create a clear hierarchy of streets that vary in character inresponse to the needs of vehicles, bicyclists, pedestrians, andadjacentlanduses.

•CreatevisuallinksandestablishorreinforceconnectionsbetweenexistingdevelopmentandnewdevelopmentatTheNavyYard.

• Improvepedestrian, bicycle, andmass transit access into andthrough the site andenhanceaccessby transportationmodes

otherthanthecar.

• Provide pleasant, walkable streets with points of interest,connectingopenspaces,anddirectlinkstothewaterfront.

ProposedSecondaryStreetsandGreenwayStreetshavebeenadjustedfromatotalwidthof 36’inthe2004MasterPlan,to38’curbtocurb(8’-0”parallelparking,11’driveaisles)inthe2013Update.

CONSTITUTION AVENUE

NORMANDY PLACE

ROUSE BOULEVARD

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BUILDINg USES

Totheeastof LeagueIslandBoulevard,the2013Updateproposesaconcentrationof officespaceintheMustinParkandCanalDistrictsinplaceof theproposedresidentialMarinaDistrictfromthe2004MasterPlan.Eastof thosetwodistricts,thesiteisnowcontrolledbythePortAuthority.TheMasterPlanshowsapotentialdistributioncenterwestof theexistinghangar.TheHistoricCorestillfeaturesmixed-uses of office, residential, research and development, andcampusspace,functioningasTheNavyYard’sdowntowndistrict.

Figure 2.10 Building Uses

BUILDINg USES

OFFICE

RESIDENTIAL

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EDUCATION&RESEARCHCAMPUS

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Figure 2.11 Organizing Axes

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RouseBoulevardremainsakeyorganizingaxisof TheNavyYardin the2013Update.The2013Updateproposes a12-storyofficetowerattheterminusof RouseBoulevard.Thistower--thetallestproposed building at TheNavy Yard -- will act as a beacon notonlyalongtheBoulevard,butalsofromalllocationswithinthesiteandfromI-95.ItwillbealandmarkforTheNavyYard,andmorelocallyfortheMustinParkandCanalDistricts.Thetowerservesasagateway to theCanalDistrict andoverlooksMustinPark to thenortheast,theHistoricCoretothewest,andtherivertothesouth.

Aneight-storybuildingonaxiswithKittyHawkAvenuehelps toframetheMustinParkandCanalDistrictsontheireastends,andcreatesajoginKittyHawkAvenue,redirectingitslightlynorthandallowingittofollowthenorthsideof thePortandconnecttothefutureMustinRoad,providinganaccesslooptyingbacktoLeagueIslandBoulevard.Thisjoghastheaddedbenefitof slowingtrafficpassingthroughthispublic,pedestrian,andbicycle-friendlypartof thesite.

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Figure 2.12 Parking & Service

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Parkinginthe2013Updateareasof studyhasbeendesignedatthefollowingratios:

•3.5spacesper1,000rentablesquarefeetof officespace•4spacesper1,000rentablesquarefeetof campusspace•1spaceperresidentialunit

Newbuildingshavebeendesignedtofacepublicopenspacesonatleastonesideandprovideparkingontheoppositeside.Twonewparkingdeckseastof LeagueIslandBoulevardareproposedinordertoparkthe12-storyand8-storybuildingsintheCanalDistrict.

Serviceanddeliveryspacesaretuckedawayfrompublicviewwhilestillbeingeasilyaccessibletotrucks.Vegetatedplazasandgreenwayshelpshieldbuildingservices.

Streetparkingisproposedalongallstreetstosupportparkingratiosandactivatethestreetscape.

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PARkINg DISTRIBUTION

Parkingisevenlydistributedacrossthesite,generallywithin400feetof employeeentrances,andwithinnomorethan600feetforlargersurfaceparkingareas.

Figure 2.13 Parking Distribution0 250’125’ 500’

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SUSTAINABILITYAdrivingprinciplethatshapedthe2004MasterPlanwasanemphasisondevelopingcomprehensivesustainabilityprin-ciplesandpracticesasafoundationforplanning,design,propertymanagement,andbranding.Manyof the2004objec-tivesdevelopedwithsoundsustainabilitypracticeshavebeencarriedout,orareinprogress,andthe2013Updateenvisionsacontinuedemphasisonthesepriorities.


OPEN SPACES AND THE COMMUNITY REALM

The2013MasterPlanUpdateproposesanetworkof newandexisting public open spaces, the incremental development of whichisakeycomponentof theoriginalPlanandcontinuesinthis2013Update.Byintegratingtheseopenspaceamenitiesintotheearlieststagesof developmentof eachdistrict,anewpublicrealmisestablishedwithinwhichindividualbuildingscanbein-troducedovertime.Theproposedopenspaceplanseeksto:

• Provide a framework for development that benefits frompublicopenspacesthatfunctiontoprovideidentityasneigh-borhoodswithinTheNavyYardandcreatelinkagesamongtheseneighborhoods.

• Add value to development parcels by providing adjacentgreenspaceandrecreationalamenities.

•Providepublicaccesstoacontinuous1.5milelengthof wa-terfront.

•ForgesocialcommunitieswithinTheNavyYard’sneighbor-hoods by providing public areas of gathering and outdooractivity.

•Createareasof pervioussurface,facilitatingnaturalwaterfil-trationand,onsomesites,providingwetlandsandstormwa-termanagement.

In addition to areas planned as part of the 2004Master Plan,threenewopenspaceswillbeintroducedaspartof therevised2013MasterPlan:MustinPark,theCanal,andtheBufferZone.Although these areas will work together as part of TheNavyYard’s unifiedopen spacenetwork, eachwill alsohave its own

distinctcharacter thatadds to thediverse rangeof experienceswithin each district. The core of public realm activitywill beaccomplishedwithinthecombinedMustinParkandCanalDis-trictareas,whichcreatealandscapeandrecreationcenteraroundwhichthebuildingprogramisdeveloped.Pedestrianentrywillbepossible fromnumerous locations,whereas vehicular accessacrossandaroundthiscombinedzonewillbelimited.Addition-ally,theBufferZone,whichisatransitionzonebetweenthecom-mercialbuildingsandindustrialportusestotheeast,willfeatureanaturalizedlandscapesettingconsistingof groves,grassland,andmowedpaths.

Thebalanceof openspace,landscapeprogram,andarchitecturalmassingswillevolvewitheachphaseof development,resultinginaseriesof interimconditionsthatarenotdependentonim-mediatefuturedevelopmenttosucceed.Intheplan, landscapeelementsareusedtoweavethenewdevelopmenttogetherwiththeHistoricCoreand,insomecases,separateincompatibleuses.

Figure 3.1 Open Spaces

OPEN SPACES

CRESCENTPARK

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Therelativelackof landscapevitalityintheexistingMustinParkandCanalDistrictsiteswillbetransformedthroughthestrategicintroductionof newlandscapetypologiesthatsupportsustainableecosystems. TheMustinPark,CanalDistrict,andBufferZoneareaswillincludevibrantlivinglandscapesthatofferrecreationaldiversityacrossthesitewithoutcreatinganunsustainabledemandonprojectresources.ProximitytothePhiladelphiaInternationalAirportplacesrestrictionsonthetypesof landscapesthatcanbedevelopedonthesite,forexample,discouragingthecreationof conditionsthatattractlargemigratingbirdslikeCanadaGeese.

Thecombinedpaletteof landscapeprogramwillofferaccessiblerecreation,relaxation,andexercise,alongwithprogressivestorm-watermanagement strategies. Shortor long tripscanbe takenalong pathways that create access to tree-lined greenways, pastsportingfieldsandcourts,alongcanalpathways,andthroughnewnaturalizedareas. Siteamenitiessuchasbenches,chairs, lights,pedestrian andbikepaths, bike racks, and shaded areaswill beincludedthroughouttoincreasethesenseof welcome.

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29SUSTAINABILITY

TheNavyYard’scloseproximity to thePhiladelphia InternationalAirport means that development will continue to abide by FAAregulations, to limit the potential for collisions between largemigrating birds, likeCanadaGeese, and aircraft. TheNavyYardalready includes a large number of open lawns, which are veryattractivetogeese,butthetotallawnareawillbegreatlyreducedasaresultof development.WithinMustinPark,thelandscapewillbedominatedbyplantcommunities thatdiscourageusebymigratingbirds.Similarly,wetlandsenvironments,whichmightotherwisehavebeenusedbyvirtueof theproximitytotheriverfront,willnotbecreatedonTheNavyYardsiteduetotheirfavorabilityashabitatforthetypesof birdsthathavebeeninvolvedinthegreatestnumberof incidents.

LAwN AREA

Figure 3.4 Brooklyn Bridge Park Figure 3.5 Existing and Proposed Open Lawn Spaces

Figure 3.3 Existing Open Lawn SpacesFigure 3.2 Brooklyn Bridge Park

Existing: 44.5 acres of open lawn Proposed: 3.4 acres of open lawn (93% total reduction)


MASS TRANSPORTATION:SHUTTLE SERVICES AND POTENTIAL SUBwAY ExTENSION

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Improvingpublictransitinfrastructureisanimportantpartof PIDC’scommitmenttoenvironmentalsustainabilityandtocreatingahigh-qualityworkenvironmentatTheNavyYard.Currently,justunder10%of workersatTheNavyYardcommutedailyusingmasstransitandthispercentagecanbeimproved.Twoimportantcomponentsexist concerning the overall effort to encourage the use of masstransportation,namely,thecontinuingevaluationandimprovementof shuttle bus transit services serving the property, and, for thelongertermbenefit,establishingthecaseforextensionof theBroadStreetSubwaysouthwithoneormorestopswithinTheNavyYard.

Two bus services currently exist, both provided by SoutheasternPennsylvania Transportation Authority (SEPTA). In late 2012,PIDC enhanced these services with the addition of an ExpressshuttleserviceconnectingTheNavyYarddirectlytotheMarketEastStationat10thandMarketStreetsinCenterCity,operatingduringabroadpeakservicetimeatthebeginningandendof theworkday.Additionally,PIDCreplacedoneof SEPTA’sexistingservices,theRoute71bus,withanexpandedLoopservice.PIDCisalsoworkingwithSEPTAtoincreasethefrequencyof itsRoute68servicetothewesternendof theproperty,viathe26thStreetentrance.

TheBroadStreetLineExtensionFeasibilityStudyof 2008confirmstheviabilityof constructinga1.5mile,tunneledsubwayextensionintoTheNavyYard, adding one or two new stations.The studysubstantiatesthatthisextensionwillsupportasignificantincreaseinresidentialandcommercialusesatTheNavyYardbyconnectingtoCenterCityandtheregionaltransitsystem.Thestudydemonstratesthestrongridership,developmentpotential, andeconomicbenefitfortheCityof PhiladelphiaandtheCommonwealthof Pennsylvaniaasawhole.Thesubway’sexpansionalsoimpactslandvaluesandthepotentialforimproveddevelopmentopportunity.TheBroadStreetsubway extension would support greater densities and produce apositivenetbenefittopropertyvalueswithinawalkableproximityof itsstation(s).TheBroadStreetLineExtensionwillleverage,catalyze,andgreatlyenhancethedevelopmentpotentialof theentireNavyYard,generatinginvestment,employment,andtaxrateablesforthecityandstate.

Figure 3.7 Mass TransportationFigure 3.6 Broad Street Line Extension Feasibility Study

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Figure 3.8 Pedestrian and Bicycle Paths

PEDESTRIAN AND BICYCLE PATHSPedestrian Paths

Safe and convenient pedestrianmovement continues as a priorityin the 2013 Update’s proposed Main, Greenway, Secondary, andWaterfront Streets. Sidewalks are proposed adjacent to all thesestreets, and the proposed design of theCanalDistrict includes abroadpublicesplanadeadjacenttothewater.

Bicycle Paths

TheproposedNavyYardstreetnetwork isdesignedtoencouragebicycleuse.Aproposednetworkof bicyclepathsincludeson-streetbikerouteson11thStreet,KittyHawkAvenue,andBroadStreet,andanoff-streetbikepathalongthewaterfrontesplanadeandadjacenttoLeagueIslandBoulevardformorethan4.5milesof bicyclelanes.The2013Update’semphasisonbicycleuse isconsistentwith the2004 Plan’s sustainable design goals, and includes provision foradditionalbikeroutesonallstreetsinnewdistrictswithinthePlan.Mostof thetime,LEED®buildingswillalsoincludetheprovisionforbicyclelockersandshowerstofurthersupportbicycleusageforcommutingpurposes.

Network of Paths

The2013Updatecontinuestoplacefocusonencouragingpedestrianandbicyclecirculationbyenhancingthenetworkof pathsconnectingTheNavyYard’sdistricts.Inadditiontothenumeroustraditionalpathsbeingplannedandconstructed,Greenwayshavebeendesignedinthenewparkinglots,withpedestrianpathsoneithersidetoallowforpedestrianstosafelywalkbetweentheircarsandbuildings.TheseGreenwaysleadfromparkinglotstovegetatedplazasintheCanalandMustinParkdistricts.GreenwaysandpathsalsoconnecttotheBufferZone,wheremowedpathsprovideanetworkof walkableandridabletrailsforrecreation.ApedestrianandbicycletrailconnectstheCanalwaterfront andBufferZone to thehistorichangar andbackalongtheRiverfrontGreenway.Thewaterfront,theCanal,theEastEnd,andMustinParkarethusconnected,andprovideavarietyof pedestrianandbicycleroutesthroughoutthisareaof TheNavyYard.

Specific improvementsuniquetoboththeMustinParkandCanalDistrictsaredescribedingreaterdetailinthosesections.

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SURFACE AND STORMwATER MANAgEMENTInadditiontoprovidingconsiderableinterestaslandscapefeatures,thenewinlandwaterbodiesintroducedinthe2013Updatewillformthebackboneof watermanagementstrategiesfortheMustinParkandCanalDistricts.Giventhesitesarebeyondthecurrentextentsof thecitysewersystem,surfacewatercurrentlydrainsdirectlyintotheriver.Inthenewdevelopmentproposal,parkinglotsaregradedtodrainsurfacerunoff intoasystemof greenways.Thespeedof runoff isslowedbytheroughtextureof thegreenway,andisgraduallyconveyed to theCanalorReflectingPool,which together formalinkedsystemof collectedwateronthesite.Giventhecombinedcapacity of these two water bodies in relation to the estimatedamountof annualrainfall, therewillbesufficientholdingcapacitythroughouttheyear,withthepossibleneedforthereplenishingof wateratcertainpoints.

SpecificimprovementsuniquetoboththeMustinParkDistrictandCanalDistrictsaredescribedingreaterdetailinthosesections.

Figure 3.9 Water Management

Outfall to Existing Canal

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Working in conjunction with the parking areas, the greenwayscombinemultiple site functions, including circulation, stormwatermanagement, and environmental improvements, in a single sitefeature.Asshownintheprevioussection,eachgreenwayswathwillinclude apathwayoneither side, creating awelcomingpedestrianenvironmentthatwillhelpuserswalksafelyandcomfortablybetweenbuildingsandparkingareas. Theparking lotsaregraded todrainsurface water into the greenways, thus retaining stormwater on-site,ratherthandischargingitintocitywatersystems.Plantsinthegreenwaywillbeselectedforlandscapeeffectandfortheirtolerancewithinabroadrangeof moistureconditions,minimizingpotentialdamagecausedbyperiodsof droughtorinundation.

Juniperus virginianaJuniper

Panicum virgatumSwitchgrass

Aster spp.Asters

Amelanchier canadensisServiceberry

Betula nigraRiver Birch

Quercus phellosWillow Oak

Comptonia peregrinaSweet-Fern

Dryopteris marginalisMarginal Wood Fern

Aronia melanocarpaBlack Chokeberry

sidewalk sidewalkgreenway24’

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Figure 3.10 Section Through Greenways Figure 3.11 Sheet Drainage Strategy

Figure 3.12 Suggested Plantings

wATER MANAgEMENT IN THE gREENwAYS

Figure 3.13 Herman Miller Factory

SUSTAINABILITY


6’

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Waterfrontsareanexcellentmeanstocreatecommunityusageandcollaborationand toengageawide rangeof daily andoccasionalvisitors.Inadditiontotheattractionof thewateritself,shorelinescreateadrawbyofferingdifferenttypesof walkwayedgesandviews.The 2013 update includes strategies for bringing new waterfrontedgesdeeperintothesite.TheseincludethecanalfrontageandtheMustinParkreflectingpool,bothof whichareintegratedintothestormwatermanagement infrastructure of the site, aswell as therecreationalnetworkatthecenterof thedevelopment.Thisinlandwaterfrontnetworkwillalsoconnectsiteuserswiththeriverfrontitself throughthesystemof paths,esplanade,andbikeways.

ExPANDINg THE wATERFRONT

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Figure 3.16 Axonometric View of Waterfront

Figure 3.13 Section through Causeway

Figure 3.20 Proposed Water Edge: Linear Water BodiesFigure 3.19 Existing Condition

Figure 3.14 Cross-Section through Canal

Figure 3.15 Pedestrian Walkway Example: Nyhavn Canal, Denmark

Figure 3.18 Rip Rap Edge Example: Brooklyn Bridge Park

4,546 Linear feet of additional edges

Figure 3.17 Occupied Greenways: Kendall Square

SMART ENERgY AND THE ENERgY MASTER PLAN

Figure 3.21 Building 661

35SUSTAINABILITY

Another significant accomplishment since the publication of the2004 Master Plan is establishing The Navy Yard as the GreaterPhiladelphiaregion’spreeminentenergyandappliedscienceshub.

The organizers of the EEB Hub, a 27-member consortium of educationalinstitutionsandcorporations,choseTheNavyYardasitsheadquartersand“livinglaboratory”forthediversityof buildings–oldandnew,largeandsmalloffice,retail,andmanufacturing-allserved by the independent unregulated electric distribution grid,managedbyPIDC.

Oneof the core functions inwhich theEEBHubwill continueto deploy and demonstrate its mission will be the full-spectrumretrofitof Building661,aformerNavyrecreationcenterbuilding.Inaddition,PennStateUniversity isconstructinga25,000squarefootbuildingadjacenttoBuilding661,whichwillbeananchortotheeducationandresearchcampusintheHistoricCore(asdescribedingreaterdetailintheHistoricCoresectionof thisupdate).

Center for Distributed Power

TheCenterforDistributedPoweratTheNavyYardisafast-growingconsortiumof organizationsfocusedonsolvingthechallengesof distributed power production andmanagement at scales, rangingfrommicro-districts to regional grids.Foundingmembers includeBenFranklinTechnologyPartnersof SoutheasternPA,DelawareValleyIndustrialResourceCenter,NAVSEA,PennStateUniversity,andPIDC. Technology commercialization, collaborative researchand development, and Science, Technology, Engineering, andMath(STEM)educationarekeyfocusareas.TheCenter’sresearch,development,andtechnologycommercializationemphasisincludesanumberof areasof state-of-the-art green technology, includingfuelcells,powergeneration,anddistributionandrenewableenergy.

The Navy Yard Energy Master Plan

Coterminouswiththecompletionof thisNavyYardMasterPlan2013Update,PIDCcompleteda10-yearEnergyMasterPlanthatdefines an infrastructure investment and business plan that willprovide a strategic and implementation plan for deployment of significantsmartgridtechnologies,withresultingreductionsintheneed for off-site external energy consumption. This progressivestrategicplanisorganizedaroundfivecorefocusareas–infrastructureimprovements, thebusinessplan and tariff structures,NavyYardstakeholderinvolvementarounddistributivegenerationandenergyefficiency, test bedding opportunities for technology deployment,andcarbonfootprintreduction.

The 10-year Energy Master Plan provides a unique opportunityfor the deployment of numerous “smart grid” technologies. Thesmartgridwillbeimplementedinphases.Thefirstphasewillfocuson creating a basic gridNetworksOperation Center (NOC) andinstallingcapableandprovensmartmeteringtechnologyalongwitharobust,securecommunicationsnetwork.Theadvancedmeteringwillsupportactivebusiness-to-gridinteractionsfordemandresponseandenergymarkettransactions.Thecommunicationsbackbonewill

The Smart Energy Campus

Commencing after the completionof the2004MasterPlan, theSmartEnergy Campus was establishedby various Navy Yard stakeholders.The Smart Energy Campus hasmatured as a diverse collaboration

of businesses, universities, and government, focused on makingTheNavy Yard a national center for energy research, education,andcommercialization.Byactivelyengagingallof TheNavyYard’sassets–itspeople,infrastructure,andbuildings–theSmartEnergy

Campusiswherenextgenerationsolutionsarebeingresearchedandactivelydeployedintheenergyefficiency,smartgridtechnology,andrelateddistributivegenerationandstoragefields.

TheSmartEnergyCampuscontinuestoevolveasauniqueplatformfor a number of programs that are being developed for scalablesmartenergysolutionsthatcanbeexpandedthroughouttheregionandthenation.

Energy Efficient Buildings Hub (EEB Hub)

TheEnergy Efficient BuildingsHub(EEB Hub) was created by the U.S.Departmentof EnergyasanEnergyRegional Innovation Hub (E-RIC),and is led by the Pennsylvania StateUniversity.TheEEBHubisfundedbysevenfederalagencies,functioningwitha unique dual mission of improvingenergyefficiencyincommercialbuildings,whilepromotingregionaleconomicgrowthandjobcreation.

facilitate thedevelopmentof acommonutility real-timedatabase,allowingTheNavyYardtoimprovesituationalawarenessandbettermanage current grid operations.Tenantswill also have the abilitytoengagedirectly inmonitoringtheirenergyuse,andwillbeableto earn revenue through demand response, supply capacity, andancillaryserviceprograms.Thesecond,long-termphasewillfocuson improving operating economics and system reliability throughdigitalsubstationandadvancedNOCfunctions.

In addition to addressing the challenges within The Navy Yardrelating to its projected energy requirements brought on by theanticipated internalprogramgrowthdefinedby this2013Update,theEnergyMasterPlanprovidesscalablesolutionsthatwillpossiblyapplytonumeroussimilarly-sizedeconomiccommunitiesacrossthenation.Manyof theproposeddeploymentstepswilllikelyencourageconsiderable increase in the location of various technology andeducationalinstitutionsasasignificantcontributortoTheNavyYardcommunity’sSmartEnergyCampus.

HISTORIC CORE

37CENTRAL PARk DISTRICTCENTRAL PARk DISTRICT


HISTORIC CORE: OVERVIEwThe2004MasterPlanguidingprinciplesfortheHistoricCorecon-tinueforthe2013Update.GreateremphasisisplacedontheHis-toricCore’spurposeinhousingmoreamenitiesandastheprimaryresidentialcommunity,bothfunctionssupportingtheentiretyof TheNavyYardcommunity.

While the2004MasterPlanproposed850 residentialunits in theHistoricCore,the2013Updateproposesatotalof 1,018residentialunitsasnewandrenovatedunits,plannedwithanaverageratioof 1parkingspaceperresidentialunit,distributedacrossparkinglots,streetparking,andparkingintegraltorenovatedbuildings.

Theblockeastof Building100isredesignedasaresidentialquadran-gleframedbya6-storytoweratthesouthwestcorner,anda10-storyresidential tower anchoring the northeast corner. This quadranglealsoactsasavisualandpedestrianconnectionbetweenBuildings100and640,extendingeasttowest;andasaconnectionextendingdi-agonallybetweenBuilding101,thechapel,andopeningintoLeagueIslandParkandtheEducationalandResearchCampus.

Tothenorthof thisblockandeastof Building101,thelargeofficebuildingproposedinthe2004MasterPlanhasbeenredesignedasa4-story75,000squarefootofficebuilding,anda5-story,64-unitresidentialbuilding, inparttoavoidanexistingutility linethroughthatsite.

Atthesouthwestcornerof 11thStreetandKittyHawkAvenue,anewtwo-story,40,000squarefootoffice/researchbuildingwithan-cillaryparkingisproposedfortheremainderof thesite.

TheproposedEducation andResearchCampushas been slightlymodifiedtotietheproposedPennStatebuildingandLeagueIslandParktothesubwaypavilionandMustinParktotheeast.TheCampusfeatures410,000squarefeetspreadacrosssixbuildings,andisservedbyaparkingstructureandstreetparkingatanaverageof fourcarsper1,000squarefeet.

TheNavy sitehasbeen redesigned tomeet theNavy’sexpansionneedsanduniquefederalregulatorycriteria.TheNavywouldnolon-gerexpandtothewestasproposedinthe2004MasterPlan,buttothenorthandeastof itsexistingfacilities.TheNavywouldretaincontrolof aportionof LeagueIslandBoulevardcrossing its site,whilethatportionof theBoulevardwouldremainasavisualcorridordowntothewater.

Figure 4.1 New and Existing Buildings

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ThebuildingmassingintheHistoricCoreisintendedtoreinforcetheurbangridandthemainstreetaxesof BroadStreet,11thStreet,andKittyHawkAvenue.AhighpriorityisgiventoenhancingthestrongpedestriancharacterintheHistoricCoreinordertoencouragethisdistrictof TheNavyYardasacenterforvibrantresidentialandamenityprograms.Thecombinedmassingof newconstructionwithpreservationof thehistoricstructureshelpstodefineLeagueIslandPark,whilepreservingtheopencharacterof thehistoricMarineParadeGroundsandtheDelawareRiverandReserveBasinwaterfrontsbyminimizingtheimpactof newconstructionintheseareas.Importantdesigncriteriacontinueasproposedinthe2004MasterPlan:

•NewbuildingsshallbeconstructedwithintheBuildingZone.•Newbuildingsshallbeatleast30feetinheight.•NewbuildingfacadesshallbeconstructedatorneartheBuild-tolines.•Buildingfacadesshallnotbelessthan30feettallalongBuild-tolines.•GroundfloorbuildingfacadesalongBuild-tolinesshouldbeactivatedwithwindows,lighting,andpedestrianscaleelements.Blandwallsandunvariedmaterialsarestronglydiscouraged.•ParkingandserviceareasshallbebuiltwithinParking&ServiceZones.

MASSING SUMMARY

CAMPUS NEW CONSTRUCTIONH-1 126,000 GSFH-2, H-3, H-4 60,000 GSF (each)H-5, H-6 52,000 GSF (each)H7 40,000 GSFTOTAL CAMPUS 450,000 GSF

RESIDENTIAL NEW RENOV. UNITSH-8 151,700 GSF 115H-9 151,700 GSF 115H-10 124,000 GSF 94H-11 168,850 GSF 128H-12 84,425 GSF 64TOTAL NEW 680,675 GSF 516624 428,000 GSF 26883 292,130 GSF 166608 107,760 GSF 68TOTAL RENOVATED 827,890 GSF 502TOTAL RESIDENTIAL 1018

OFFICE AREAH13 76,000 GSFTOTAL OFFICE 76,000 GSF

1,508,565 GSF

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EDUCATIONANDRESEARCHCAMPUS

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HISTORIC CORE:VEHICULAR AND PEDESTRIAN CIRCULATION

ThecirculationintheHistoricCoreisintendedtoreinforcethehi-erarchyof theurbangrid,withBroadStreet,11thStreet,andKittyHawkAvenueactingasmainstreets.Parkingisconcentratedprimar-ilyinfreestandingandembeddedparkingstructures.VehicularaccesstoparkingareasiskeptawayfromBroadStreetand11thStreetasthemajor,green,park-linedroutestothewaterfront.Keypedestrianpathsthroughblocks,andalongopenspacesandwaterfrontareasaredesignatedtomaintainawalkableenvironment.TheCampusAreaisintendedasapedestrian-friendlyzone,withrestrictedvehicleaccess.

Vehicular Circulation

Proposedvehicularcirculationremainsasspecifiedinthe2004Mas-terPlan,asidefromtheclosingof LeagueIslandBoulevardthroughtheNavy’spropertyrelatingtotheproposedexpansionof theNa-vy’s77-complex(see“NavyExpansion”).LeagueIslandBoulevardwouldremainanimportantvehicularthroughwayuntilreachingKittyHawkAvenueandwillcontinueasavisualcorridortothewaterfront.

Pedestrian Circulation

TheHistoricCoreisdesignedtoencouragestrongpedestriancharac-tergiventheconcentrationof amenitiesandthesignificantresiden-tialprogram.Importanttoachievingtheseelements:

•KeypedestrianroutesshallbecreatedasshowninFigure4.3.Theseroutesshouldallowandencouragepedestriancirculation.

•Pedestrianroutesshallbepaved,handicapaccessible,andatleastsixfeetinwidth.

•Shadingfromtreesorman-madestructuresalongtheseroutesisencouraged.

•Lightingandotherway-findingenhancementsarealsoencour-aged.Pedestrian routesmaybe coveredor in some cases en-closed,butshallbeaccessibleatalltimes.

Figure 4.3 Vehicular and Pedestrian Circulation0 100’50’ 200’

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PRIMARYVEHICULARCIRCULATION

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41

HISTORIC CORE:NAVY ExPANSION TheNavyexpansionsiteprovidesanet265,000squarefeetof newconstruction infournewbuildings.Thisstageddevelopment, thatwillbemanagedbytheNavy,willincludedemolitionof Buildings75,76,and77Ltomakeroomfora555-spaceparkinglotanda160-spacesinglelevelparkingdeck.Additionaldemolitionof Buildings752and79couldmakeroomforupto44additionalspaces,foratotalof 759spaceson-site.

In order tomeet unique federalmilitary building requirements, a148-foot standoff dimension is respected between all new Navybuildingsandpubliccurbs,aswellasbetweenNavybuildingsandNavyparkinglots.Withinthestandoff zone,a40-footlandscapedbufferlinestheeast,north,andwestedgesof theNavyproperty.

Figure 4.4 Navy Expansion

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SHIP TO SHORE ENERGY

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INNOVATIONIN

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MASSING SUMMARY

BUILDINGP-311P-964SHIP TO SHORE ENERGY SECURITY INNOVATION IN MACHINERYTOTAL NEW NAVY BUILDING

50,000 GSF80,000 GSF

265,000 GSF

50,000 GSF85,000 GSF

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CANAL DISTRICT

THE Mustin Park DISTRICTTHE Mustin Park DISTRICT


TheCanalDistrictconsistsof approximately38acresandincludestwo-thirds of a mile of waterfront - over 1,000 feet along theDelawareRiver,andover2,000feetof buildingfrontagealonganewinlandcanal.

Stretchingfromtheeastwardexpansionof KittyHawkAvenuesouthto theDelawareRiverwaterfront, theCanalDistrict is organizedalonga100-foot-wideby1,000-foot-long“canal”juttinginlandfromtheriver.Thecanalisaseriesof fourpools,separatedbycauseways,thatprovideapedestrianconnectionbetweenthetwobanks.Aspartof thestormwatermanagementsystem,thecanalcollectsstormwaterfrom the adjacent greenways and provides controlled connectiondirectlytotheDelawareRiver.Flankedby4-storybuildings,thecanaland its pedestrian-friendly esplanades create a sense of opennessandexpansiontowardsthewaterfront,andhelptobringthewater’sedgeinlandonthesiteinordertotienorthwardtotheMustinParkDistrict.Oneof theprominentfeatures,a12-storytower,willanchorthesoutheastendof RouseBoulevard,standingasagatewaytotheCanalDistrict. This buildingwill be designed to be highly visiblefromI-95anddownRouseBoulevardwhenapproachingfromtheCentralGreenDistrict.Allof thebuildingsaredesignedtoprovideoutstandingviewsalongtheDelawareRiverwaterfront.

TheCanalDistrictsupportsupto950,000squarefeetof ClassAoffice space in 10 buildings, ranging from four stories to twelvestories in height. Parking is planned in a combination of surfaceparking,structuredparking,andstreetparking,withaparkingratioof approximately3.5spacesper1,000rentablesquarefeetof officespace.AstudyhasalsobeencompletedtoplantheCanalDistrictmoredenselyintheeventthatasubwayextensioniscompletedwithastationplannedontheedgeof theCanalDistrict.

The front doors of the office buildings are located on the sidesoppositethecanal,frontingEastCanalandWestCanalStreets,thuskeepingthecanaland itsplazaexclusivelypedestrian. Parkingforthesebuildingsislocatedacrossthestreetfromtheirfrontentrances.The60,000 square footbuildings are servicedby surfaceparking,while the12-storytowerat theendof RouseBoulevard isservedbyafive-levelparkingdeck.The8-storytowerattheendof KittyHawkAvenueisservedbyaone-leveldeck.Greenwayswithintheparkinglots,whichfunctionaswatermanagementfeatures,alsoofferpedestrianpaths leadingusersfromtheirvehiclestothebuildings.Thesegreenwaysterminateatthecanalplaza,softeningthehardscapeandallowingshadeinthesummermonths.Ontheeasternsideof theCanalDistrict,thegreenwaystieintothelandscapedBufferZonelocated in thePortExpansionArea,making this open space alsoeasilyaccessibletopedestriansfromthecanal.

CANAL DISTRICT:OVERVIEw

Figure 5.1 New and Existing Buildings0 100’50’ 200’

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45CANAL DISTRICT

CANAL DISTRICT:MASSINg AND zONINgBuilding massing in the Canal District is organized to create apedestrianurbanenvironment along thecanal,with the two tallerbuildingsprovidingfocalpointsformajorstreetsandwell-definedbuildingedgeshelpingtoframethemajorpublicspaces.

Designelementsof theCanalDistrictinclude:

•BuildingsshallbeconstructedwithintheBuildingZone.

•Buildingsshallbeatleast60feetinheight.Portionsof buildingsmay be lower than 60 feet but the average must meet thisminimumthreshold.

•BuildingfacadesshallbeconstructedatorneartheBuild-tolines.

•Buildingfacadesshallnotbelessthan60feettallalongBuild-tolines.

•Groundfloorbuilding facades alongBuild-to lines shouldbeactivatedwithwindows,lighting,andpedestrianscaleelements.Bland walls and unvaried materials are strongly discouragedwhereasamenitiesareencouraged.

•ParkingandserviceareasshallbebuiltwithinParking&ServiceZones.

C-1C-2

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Figure 5.2 Massing and Zoning

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MASSING SUMMARY

OFFICE NEW CONSTRUCTIONC-1 308,000 GSFC-2 through C-9 60,000 GSF (each)C-10 160,000 GSFTOTAL OFFICE 948,000 GSF

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ThefuturesubwayimplementationatTheNavyYardwoulddecreasedependencyonsurfaceparkingandallowforahigherbuildingdensityonthesite.Inthisfuturephase,theCanalDistrictcantakeadvantageof itsprimelocationonthewaterfrontwithfouradditional60,000squarefootbuildingsalongtheriver,foratotalbuild-outof 1,188,000squarefeetof officespace.

Theparkingreductionforthesefouradditionalbuildingsresultsinaparkingratioof 2.2spacesper1,000squarefeetof officespace.

CANAL DISTRICT:FUTURE PHASE

Figure 5.3 New and Existing Buildings0 100’50’ 200’

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47CANAL DISTRICT

CANAL DISTRICT: VEHICULAR AND PEDESTRIAN CIRCULATION

TheCanalDistrictoffersseparatebutlinkednetworksof vehicularandpedestriancirculation.

Vehicular Circulation:

•VehicularcirculationthroughtheCanalDistrictisprovidedviathe eastward expansionof KittyHawkAvenue andEast andWest Canal Streets, which connect Kitty Hawk Avenue withAdmiralPearyWayalongthewaterfront.

•Buildingdrop-off areasare locatedalongKittyHawkAvenueandEastCanalandWestCanalStreets.

•ParkingareasareaccessedfromEastCanalStreetandWestCanalStreet,andfromtheinternalparkingdrivesontheeastandwestendsof theCanalDistrict.

Pedestrian Circulation:

•Theesplanadesliningthecanalaremajorpedestrian,vehicular-freezones thatalso linkMustinParkand thewaterfrontwithassortedamenitiesatstreetlevel.

•Theeast-westgreenwaysactasbothpedestrianfriendlypathsand bicycle trails that lead users from the parking lots to thebuildingentrances,andlinktheCanalDistrictwiththeBufferZoneopenarea.

•Causeways,separatingthecanalintofourquadrants,allowforpedestrianandbicyclemovementacrossthecanal.

Figure 5.4 Vehicular and Pedestrian Circulation0 100’50’ 200’

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CANAL DISTRICT: PEDESTRIAN AND BICYCLE PATHS

Anactive,accessiblebicycleandpedestrianfriendlysystemof pathsthroughout theCanalDistrictwill connect theHistoricCore andMustinParkwiththeDelawareRiver’sedge.Thevehicle-freespaceof thecentralcanalesplanadewillprovideawelcomingenvironmentforavarietyof usersandactivities

Bicycleandpedestrianpathsshallbepaved,accessible,andatleastsixfeetinwidth.Shadingfromtreesorman-madestructuresalongtheseroutesisencouraged.Lightingandotherway-findingenhancementsarealsoencouraged.Pedestrianroutesmaybecovered,orinsomecasesenclosed,butshallbeaccessibleatalltimes.

BicyclepathsintheCanalDistrictarepartof thelargernetworkof bicyclecirculationthroughoutTheNavyYard.TheCanalesplanadeallowsaconnectionforbicyclesbetweenthewaterfrontbicyclepathandMustinPark.ThewaterfrontpathalsoconnectstotheBufferZoneopenareatotheeast.

Figure 5.5 Pedestrian and Bicycle Circulation

CANAL

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Figure 5.6 Water Management

ADMIRALPEARYWAY

KITTYHAWKAVENUE

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LEAGUEISLANDBLVD.

The new canal forms the heart of theCanalDistrict, framed byadjacentbuildings,andcreatingasenseof opennessandexpansionalonganurbanesplanadethatispunctuatedwithbenches,cafesandotheruseramenities,andperiodicgrovesof trees.Thegreenwaysconnect across the canal space, creating separationsbetweeneachlink in the canal, allowing for a gradual stepping down in waterelevationasusersapproachtheDelawareRiverwaterfront.

Steepcanaledgeswillbelinedwithlargerockstocreateanangledslopealongthewaterfront.Thisdesignprovidesanaffordableapproachthathastheaddedbenefitof notattractinglargewaterfowl.TheCanalEsplanade,workinginconjunctionwiththereflectingpooltothenorthandtheDelawareRivertothesouth,isacontinuouslinkinalargernarrativeof waterthatinformstheentiresite.

CANAL DISTRICT:wATER MANAgEMENT

CANAL DISTRICT

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ON-SITEWATERFLOWS

MUSTIN PARk DISTRICT

CENTRAL PARk DISTRICTCENTRAL PARk DISTRICT


MUSTIN PARk DISTRICT:OVERVIEwThis81-acreDistrict isorganized aroundamajornewseven-acrelandscapedrecreationalpark.ThenewMustinParkfeaturesrollinghills,athleticfields,andareflectingpoolonthesoutheasternendallconnectedbyanetworkof pedestrianandbicyclepaths.

Twobuildingsoneithersideof RouseBoulevardactastheprimarygateway to theMustinParkDistrict, accompaniedby twosubwaystationpavilions,while theCanalDistrictTower acts as a beaconforbothDistricts.UponarrivingintheMustinParkDistrictfromRouseBoulevard,thefirstglimpseof parklandscapewillbevisible,dramaticallyunfoldingasoneturnsoff-axisandbeginstoheadeast.MustinPark’sreflectingpoolwillaccentthesurroundinglandscapeandprovideacenterof activity.MustinParkrevealsitself totheleftwhendrivingeastonKittyHawkAvenue,thenopensuptotheCanaltothesouth.

The Park is surrounded by 710,000 square feet of office space.Theseofficebuildingsrangeinsizefrom60,000to250,000squarefeet.Parkingisorganizedontheoppositesidesof thesebuildings,shieldedfromthePark.SimilartotheCanalDistrict,theseparkinglots feature greenways that manage stormwater, provide bicyclepaths,andincludewalkwaysforpedestrians.TheParkisframedonitssouthwestendbytheCanalDistrict’s12-storytower,andonitsnortheastendbya250,000squarefootofficebuilding.

Within theMustinParkDistrict landscape, plantswill be used toprovide microclimatic comfort, create views from surroundingbuildings,andincreasethesenseof ecologicvitalityonthesite.Byselectinghigh-branchedshadetrees,carewillbe takentopreservevisibilitythroughthepark,whileprovidinglandscapediversityanda rangeof viewsandexperiences. Abalanceof open landscape,denseplantings,accessiblepathways,andlandscapefurnishingswillprovide multiple opportunities for pedestrian activity around thePark.AswiththeCanalDistrict,thedecisiontoconcentrateparkingononeside,andtheParkontheother,willsupportthesocialandrecreationalusesof thisDistrict.

Ontheoutskirtsof theMustinParkDistrict,tothenorthwestandtheeast,areasforflexdevelopmentwillallowforanadditional190,000squarefeetforlightmanufacturingandflexindustrialrequirementsatTheNavyYard.


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MUSTIN PARk DISTRICT:MASSINgThe building massing in theMustin Park District is intended toreinforcethemajorpublicspaces,givingthemstrong,well-definededgesaroundMustinPark,withthefollowingdesignguidelines:

•BuildingsshallbeconstructedwithintheBuildingZone.

•Buildingsshallbeatleast60feetinheight.Portionsof buildingsmay be lower than 60 feet but the average must meet thisminimumthreshold.

•BuildingfacadesshallbeconstructedatorneartheBuild-tolines.

•Buildingfacadesshallnotbelessthan60feettallalongBuild-tolines.

•Groundfloorbuilding facades alongBuild-to lines shouldbeactivatedwithwindows,lighting,andpedestrianscaleelements.Blandwallsandunvariedmaterialsarestronglydiscouraged.

•ParkingandserviceareasshallbebuiltwithinParking&ServiceZones.

Figure 6.2 Massing and Zoning

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OFFICE NEW CONSTRUCTIONMP1, MP3, MP4, MP5, MP7 60,000 GSF (each)MP2, MP8 80,000 GSF (each)MP6 250,000 GSFTOTAL OFFICE 710,000 GSF

FLEX SPACE NEW CONSTRUCTIONMP9 19,000 GSFMP10 82,000 GSFMP11, MP12 45,000 GSF (each)TOTAL NEW FLEX 191,000 GSF

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MUSTIN PARk DISTRICT: VEHICULAR AND PEDESTRIAN CIRCULATION

ThelooparoundMustinPark isthemaincirculationspine inthisdistrictandisintendedtobeanactive,pedestrianandbicycle-friendlyroute.Parkinglotsaretobelocatedbehindtheofficebuildingsthatfronton thePark.Keypedestrian routes throughandaround thePark,andalongthegreenwaysconnectingtothePark,aredesignedtomaintainawalkableenvironment.

Vehicular Circulation:

•VehicularcirculationthroughMustinParkDistrictisrestrictedtothelooparoundthepark.

•Buildingentrancesfacetheparkanddrop-off areasarelocatedalongtheloop.

•Parkingareasareaccessedfromtheparkloop.

•Asecondarythrough-lotcirculationconnectsthelooptoMustinRoad.

Pedestrian Circulation:

•Pedestriancirculationbenefitsfromthelocationof thetransitstationatthewestendof MustinParkDistrict.

•KeypedestrianroutesthroughandaroundtheParkaredesignatedtomaintainawalkableenvironment.

•GreenwaysthroughparkinglotsprovidepedestrianconnectionsbacktothebuildingsandtothePark.

Figure 6.3 Vehicular and Pedestrian Circulation

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BUILDINGENTRY

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MUSTIN PARk DISTRICT:PEDESTRIAN AND BICYCLE PATHS

MustinParkDistrictisorganizedaroundamajorlandscapecenter.Buildingsareaccessedbygreenwaysthatcrossparkinglotslocatedalong the northern and eastern perimeters of the district. Thesouthernandwesternfacadesof thesamebuildingsfacearecreationalgreen space that accommodates multiple types of circulation,includingpedestrians,bicycles,andlimitedvehicularaccessarounditsperimeter.Withintheparkspace,thereflectingpoolandagentlyrollingtopographyandpaletteof seasonallydistincttreesandshrubs,willmake theMustinParkDistrictdistinctive inTheNavyYard’ssystemof open spaces, creating a comfortable environment for avarietyof recreationandactivities.

Pedestrianandbicycleroutesshallbepaved,atccessible,andatleastsixfeetinwidth.Shadingfromtreesorman-madestructuresalongtheseroutesisencouraged.Lightingandotherway-findingenhancementsarealsoencouraged.Pedestrianroutesmaybecovered,orinsomecasesenclosed,butshallbeaccessibleatalltimes.

BicyclepathsintheMustinParkDistrictformanimportantconnec-tionbetween thepathsalongRouseBoulevardand in theCentralGreenDistrictandtheCanalDistrict,allowinguserstoreachtheriv-erfronttravelingalongpathsthroughtheparkitself andonroadwayswithlessvehiculartraffic.

Figure 6.4 Pedestrian and Bicycle Circulation

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Platanus acerfoliaLondon Plane Tree

Poa pratensiskentucky Bluegrass

Fagus grandifloraAmerican Beech

Rip-Rap at water’s Edge

Quercus palustrisPin Oak

Waterconveyedthroughgreenwaysfromparkinglotstothenorthandeastof MustinParkwillbepipedunderneaththeroadwayintothereflectingpool.Surfacewaterwithintheshapedtopographyof theparkwillbeabsorbedintothelandscape.Asubsurfaceconnectionbetween the reflecting pool and the canal system will allow formaximumflexibilityinsite-widewatermanagement.

MUSTIN PARk DISTRICT:wATER MANAgEMENT

Figure 6.5 Suggested Planting and Materials Figure 6.6 Water Management

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ON-SITEWATERFLOWS

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playing fieldlandform path

softballsun bathersspectators

landscape typology

user group

TheMustinParkDistrictreflectingpoolwillbeadramaticanchorfeaturewithinitslargerlandscapesetting,providinglandscaperangeandexperientialdiversityalongitsprimaryeast-westaxis.Althoughitwillbesimilarlycalmandreflective,thewaterbodyintheMustinParkDistrictwillbedistinctivefromtheCanalDistrictbyvirtueof its landscape setting. The articulated topography,open lawn, andsurroundingtreeswillsupportthecasualandorganizedrecreationalactivitiesthatwilltakeplacearoundthewaterfeature.

AregulationsoftballfieldinMustinParkwillbeavailableforpick-upgames,ororganized leagueplay. Giventhepopularityof existingcivicfields,theintroductionof thisrecreationalfacilityinTheNavyYardmight be used as away tobuild camaraderiewithin offices,acrossthemultipledistrictsof TheNavyYard,orwiththeGreaterPhiladelphiacommunityatlarge.

MUSTIN PARk DISTRICT: REFLECTINg POOL, LANDFORMS, ATHLETIC FIELD, AND PARkSCAPE

3:1 slope3:1 slope

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pedestrianscyclists

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3:1 slope

Figure 6.7 Cross-Section through the athletic field

Figure 6.8 Reflecting Pool Precedent: Courances, France Figure 6.9 Topography Precedent: Mill Race ParkFigure 6.11 Athletic Fields Precedent: Penn Park

Figure 6.10 Athletic Fields Precedent: Lower Don Park


PORT ExPANSION

59

PORT ExPANSION: OVERVIEwThe2013UpdatereflectsthatthePhiladelphiaRegionalPortAuthor-ity(PRPA)nowcontrolstheportionof TheNavyYardlocatedsouthof theKittyHawkAvenueextensionandeastof theCanalDistrict.Inthisarea,thePRPAhascommittedtoa140-footlandscapebuffer.The2013UpdateenvisionsthatthisBufferZonemightalsoserveasanOpenAreaamenitythatcanbedesignedforrecreationaluse.

Becauseof itsproximitytotheportfacilities,androad,rail,andship-pingtransportationnetworks,theareabetweentheBufferZoneandtheHangarisideallysuitedforadistributioncenter.Thisdocumentillustratesonepotentialindustrialdevelopmentoptionforthispor-tionof thePortExpansionArea,containingtwowarehouse/distri-butionfacilities,of approximately615,000and350,000squarefeetrespectively.Thesefacilitiescanbe40-foot-highbaybuildingswithattachedoffice/administrationspace.Acounterclockwiselooproadallowstruckaccesstoallsidesof bothbuildings.Parkingforemploy-eesisprovidedattheeastendof theseproposedbuildings.VehicularaccesstothesefacilitiesisprovidedviatheplannedDelawareAvenueconnectionfromtheeast.


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Figure 7.2 Cross-Section through swale

PORT ExPANSION:PORT BUFFER zONE A140-footbufferzoneisprovidedbetweenthefareasternparkingareaof theCanalDistrictandtheternedgeof thePortExpansionArea.Althoughthisareawillbefreeof buildingsorotherstructures,itneedstobedevelopedwithalow-maintenancelandscapethatwillcreateaneffectivetransitionbetweentwovastlydifferentscalesof use.AswiththeMustinParkDistrict,theoverallelevationwillberaisedtoprovidegreaterrangeof experienceandamoreeffectiveseparationbetweenthetwoareas.

Initialplantingswillincludealargeproportionof meadowgrasses,punctuatedbyperiodicgrovesof treesandshrubs.Theoveralleffectwillbeanaturalizedlandscape,withmownpathratherthanpavedwalkways.

Theraisedelevationof thesouthernedgeof thePortBufferZonewill produce anunparalleledprospect out across the river. At itsriverfrontedge,itwillconnectintoacontinuouswaterfrontcirculationnetworkthatwillprovidedirectpedestrianaccessbetweenthePortExpansionArea,theCanalDistrict,andtheHistoricCore.

ADMIRALPEARYWAY

Figure 7.3 Port District Buffer Zone

CLEARING

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61PORT ExPANSION

Andropogon geradiiBig Blue Stem

Schizachryium scopariumLittle Blue Stem

Sorgastrum nutansIndiangrass

Rudbekia hirtaBlack Eyed Susan

Solidago canadensisgoldenrod

Betula nigraRiver Birch

Juniperus virginianaJuniper

Panicum virgatumSwitchgrass

Aster spp.Asters

Figure 7.4 Landscape Typology

grasslandsSwale grove

grasslands swaleLANDSCAPE TYPOLOgY

USER gROUP

riverlawnpath pathgrasslandsmowed paths

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IMPLEMENTATION

63IMPLEMENTATION

PROgRAM SUMMARY AND INFRASTRUCTURE COSTS

Figure 8.2 Program summary of The Navy Yard

Figure 8.1 Configuration of the proposed roadway phasing system at The Navy Yard

Program Summary

TheMasterPlan2013Updateproposesstrategiesforcontinuingde-velopmentatTheNavyYard.Thepurposeof thissectionistosum-marizethetotaldevelopmentprogramthatisenvisionedasdescribedinearliersectionsof the2013Update,andtodefinetheinfrastruc-turecostsassociatedwithproceedingwiththeserecommendedpro-gramobjectives. Solutions are proposed that address the variousinfrastructureconstraintsandphasesequencing,whileprovidingtheflexibilitytoadapttochangingmarketdynamics.

DevelopmentatTheNavyYardhasprogressedsubstantiallysincecreationof the2004MasterPlan.Withmorethan6.5millionoc-cupiedsquarefeetandapproximately10,000jobs,TheNavyYardhasreestablisheditself asamajorcenterof economicactivityinthePhiladelphiaregion.This2013Updatebuildsuponthesesuccessesandredefinesandupdatesastrategywithwhichtocontinuebuild-ingavibrantandviablesubmarketintheregion.Figure8.2summa-rizestheoveralldevelopmentprogramcomponentsproposedbythis2013Update.

Infrastructure Costs

Significantpublicandprivateinvestmentwillberequiredtosupporttheproposeddevelopment.Thoughdetailedcostsaretypicallydif-ficulttoobtainatamasterplanningstage,ongoingdesignandcon-structionworkthathasbeenoccurringatTheNavyYardprovidesabasisforincreasedcostaccuracy.ThetableinFigure8.3providesin-formationontheconceptualcostsof theMasterPlan(2013dollars).

Aninfrastructureimplementationandstagingplanhasbeencreated

fordevelopmentof theMustinParkDistrictandCanalDistrict.Asthesedistrictsare largedevelopmentareas, theywill likelybecon-structedinphases.Thephasingof specificbuildingsiteswithineachdistrictisalsoanticipated,asdeterminedbymarketdemand.Inor-dertoestablishabalancebetweentheamountof baseinfrastructurethatwouldlikelyberequiredtomarketthisareaof TheNavyYard,whileallowingmaximumflexibilityinthesizingandlocationof newbuildingsites, thisphased infrastructureplanwasdeveloped. Theinfrastructureplanproposesfourseparateanddistinctphases:

1) Base Scope: Thisistheminimalareaandinfrastructurere-quiredinordertoprovidethebasisforinfrastructureandtie-instotheremainingphasesof development.

2) North Scope: Thisscopewill includeproceedingwiththemajorityof theMustinParkDistrictimprovementsbutdoesnotincludetie-insforthetwolightindustrialbuildingsproposedforthisarea.

3) South Scope: Thisscopewillincludeproceedingwithallof theCanalDistrict improvementsnot already addressed in theBaseScope.

4) East scope: Anticipatedasthefinalphase,theEastScopewillprovideroadwaysandutilitytie-instoservicethePortExpansionareaandtoservicethetwolight industrialbuildingsproposedintheMustinParkDistrict.Alternatively,acombinationof theBaseandEastscopescouldproceedinitiallyif developmentof thePortExpansionAreaandMustinParkindustrialbuildingsisrequiredsooner.

Figure 8.3 Capital Costs Summary for the Mustin Park and Canal Districts

Central Green Historic Core Canal DistrictMustin Park

District Port ExpansionShipyard and Commerce

CenterTOTALS

ACRES 72 194 38 81 192 623 1,200

OCCUPIED (SF) 478,796 1,718,402 - 101,344 106,050 3,933,449 6,338,041FUTURE RENOVATIONS (SF) - 1,352,380 - - - 332,185 1,684,565NEW CONSTRUCTION (SF) 921,000 1,420,673 948,000 901,000 965,000 235,000 5,390,673TOTAL (SF) 1,399,796 4,491,455 948,000 1,002,344 1,071,050 4,500,634 13,413,279

RESIDENTIAL UNITS - 1,018 - - - - 1,018EMPLOYMENT 5,599 17,392 3,792 4,009 1,071 4,501 36,364

*Square Feet of Residential Units are included in Future Renovations and New Construction Area Totals**Assumes an average ratio of 250 square feet per employee in Office/R&D and 1,000 square feet per employee in Industrial areas

PROGRAM SUMMARY

kEY

BASE PHASENORTH PHASESOUTH PHASEEAST PHASE

Base Scope North Scope South Scope East Scope Total

Demolition, Clearing, and Earthwork 1,775,324.00$ 10,519,125.00$ 7,409,822.00$ 2,413,496.00$ 22,117,767.00$ Roads and Sidewalks 3,873,392.00$ 7,389,875.00$ 5,171,083.00$ 930,884.00$ 17,365,234.00$ Environmental Remediation 2,507,658.00$ In Base Phase In Base Phase In Base Phase 2,507,658.00$ Site Utilities 10,456,818.00$ 8,908,315.00$ 6,045,138.00$ 6,416,971.00$ 31,827,242.00$ Electrical Distribution Expansion 12,758,190.00$ Green Space, Canal, Reflecting Pool, Park 2,101,913.00$ 7,888,667.00$ 2,641,560.00$ 21,942.00$ 12,654,082.00$ Wetlands 2,507,658.00$ 2,507,658.00$

TOTAL: 23,222,763.00$ 34,705,982.00$ 21,267,603.00$ 9,783,293.00$ 101,737,831.00$

SUMMARY OF CAPITAL COSTS


Theimplementationanalysisforthe2013Areaof Studyfocusedonsevenareasof infrastructureimprovement:

1) Sanitary Sewer SystemAsinallareasof TheNavyYard,theproposedsanitarysewersystemwillbeconstructedseparately fromthestormsewersystem. ThenewpublicsanitarysewersystemwillbeconstructedinaccordancewithPhiladelphiaWaterDepartment(PWD)standardsanddedicat-

edtotheCity.Duetoanticipatedsiteconditions,costestimatingforsanitarysewerserviceincludesapilesupportsystem.

SanitarysewerservicefortheofficebuildingsintheMustinParkandCanalDistrictswillbeprovidedbyanewgravitysewersystemthatwillcollectwastefromthesitesandconveythemtotheexistingsani-tarysewersysteminKittyHawkAvenue.

SanitarysewerfortheindustrialsiteswithintheMustinParkDistrictwillbeprovidedbyapublicpumpstationandforcemainthatwillservicebothbuildingsitesandwillhavetheflexibilitytobesizedtoaccommodateadditionalgravitylateralsfromtheindustrialbuildingsinthePortExpansionarea.

2) Electrical SystemElectricservicefortheMustinParkandCanalDistrictswillbepro-videdfromanewPECOservicefeedertoTheNavyYard.Thiswillthenrequireaserviceextensionfromtheintersectionof LeagueIs-landBoulevardandCrescentDrivetoanewsubstationintheMustinParkDistrict.Fromthisnewsubstation,thenewelectricalservicewillbeloopedwithintheMustinParkandCanalDistrictstoallowforredundancy.Theelectricalservicewillbeprovidedinconcreteen-casedductsconstructedinaccordancewithDTEEnergystandards.

3) Water Main SystemThenewpublicwatermainsewersystemwillbeconstructedinac-cordancewithPhiladelphiaWaterDepartment(PWD)standardsanddedicatedtotheCity.WaterservicefortheMustinParkandCanal

Figure 8.4 Configuration of the existing and proposed sanitation system at The Navy Yard

Figure 8.5 Configuration of the existing and proposed water main system at The Navy Yard Figure 8.7 Configuration of the existing and proposed natural gas system at The Navy Yard

Figure 8.6 Configuration of the existing and proposed electrical system at The Navy Yard0 250’ 1000’500’

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Districtswillbeprovidedintheformof threeproposedloops:onefortheofficebuildingsintheMustinParkDistrict,asecondonefortheofficebuildingsintheCanalDistrict,andthethirdseparateloopfortheindustrialbuildingsintheMustinParkDistrict.Theproposedwatermain loopswill connect to the existingPWDwater systemlocatedinKittyHawkAvenueandRouseBoulevard.

4) Natural Gas SystemThenaturalgassystemwilloriginate fromtherecentlycompletedPhiladelphiaGasWorks(PGW)highpressuregasmainlocatedinKittyHawkAvenue. Thehighpressure systemwill allowforco-generationorcombinedheatandpower(CHP),inaccordancewithTheNavyYardEnergyMasterPlan.AlowpressuregasmainwillprovideservicetobuildingsitesintheMustinParkandCanalDis-

INFRASTRUCTURE COMPONENTS

65IMPLEMENTATION

tricts.ThegasmainswillbeconstructedinaccordancewithPGWstandards.

5) Stormwater SystemThenewpublicstormsewersystemlocatedwithintheroadwayswillbeconstructedinaccordancewithPhiladelphiaWaterDepartment(PWD)standardsanddedicatedtotheCity.Duetoanticipatedsiteconditions,costestimatingforthepublicsewerserviceincludesapilesupportsystem.

Aprivatelymaintainedwaterqualitysystem,consistingof areflectingpondandcanals,willhelpsupport thebuildingsite systemscom-prisedof greenroofs,raingardens,bio-retentionandporouspave-ment.Thepondandcanalswillbepartof aregionalstormwatermanagementsystem,andwillsupplementtheindividualbuildingsitesystems.Intandem,theregionalandsitespecificsystemswillpro-videqualityandquantitymanagementtomeetPWDrequirements.

TheMustinParksitewillbeelevatedtodrainbygravitytothepro-posedreflectingpond.Thereflectingpondwillthendrainbygrav-itytotheseriesof fourcanalbasinswithintheCanalDistrict.TheproposedcanalswillhaveanoverflowdraindirectedtotheDelawareRiver.Thecanalsystemisproposedtobeisolatedfromtheriver.

Thewaterfeaturesof thereflectingpondandcanalswillcontainapumpingsystemtocirculateandaeratethewatertomaintainanac-ceptablelevelof waterquality.Basedonanassumedlossof 1”-2”perweekduringdrymonths,approximately17,000gal/dayof ad-ditionalwaterwouldberequiredforthecanal,and7,500gal/dayforthereflectingpool,inordertokeepwaterlevelsatanacceptablelevel.

Moredetailedengineeringwouldbeneededtoevaluatealternativemethodstosupportminimumwaterlevels.

6) Communication SystemThenewcommunicationserviceswillbeloopedwithintheMustinParkandCanalDistrictstoallowforredundancy.Thecommunica-tionservicewillbeprovidedinconcrete-encasedductsconstructedinaccordancewithutilityproviderstandards.ThenewloopedductswillconnecttoexistingserviceslocatedinLeagueIslandandRouseBoulevards.

7) FillInordertoaccommodatethesitedesignfortheMustinParkandCanalDistricts,alargevolumeof importedfillwillberequired.Inordertominimizesitecosts,PIDCiscompletingaproceduretoal-lowcontractorstoplaceimportedfillinstagingareas,sothatasfillbecomesavailableatdifferenttimes,thesecostscanbesubstantiallyreduced.TheMustinParkDistrictrequiresthelargestamountof filltoprovideanelevatedsite,whichallowsforthegravitysanitarysewercollectionsystemaswellastheflowpathforthestormwaterthrougheachdistricttotheDelawareRiver.

Figure 8.8 Configuration of the existing and proposed stormwater system at The Navy Yard

Figure 8.9 Configuration of the existing and proposed communication system at The Navy Yard0 250’ 1000’500’

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