South Service C S Court (Douglas Street NW

)

COMMUNITY CENTER

Channing ng Street NW

OWNER
DISTRICT OF COLUMBIA

CIVIL ENGINEER
BOWMAN CONSULTING

DEVELOPMENT TEAM

STRUCTURAL ENGINEER
ROBERT SILMAN ASSOCIATES

HISTORIC PRESERVATION REVIEW BOARD – MASTER PLAN UPDATE
FEBRUARY 27, 2013 REVISED MARCH 20, 2013

TRAMMELL CROW COMPANY JAIR LYNCH DEVELOPMENT PARTNERS EYA

TRAFFIC CONSULTANT
SYMMETRA DESIGN

MASTER PLAN ARCHITECT
EE&K, A PERKINS EASTMAN COMPANY

LAND USE COUNSEL
HOLLAND & KNIGHT

LANDSCAPE ARCHITECT
NELSON BYRD WOLTZ

BUILDING ARCHITECTS
SHALOM BARANES ASSOCIATES MV+A/DAVID JAMESON LESSARD DESIGN

HISTORIC PRESERVATION CONSULTANT
EHT TRACERIES, INC.

PROJECT DIRECTOR
ANNE CORBETT

THIS PAGE IS INTENTIONALLY LEFT BLANK.

VISION MCMILLAN PARTNERS
Date: To: Subject: From: March 20, 2013 Historic Preservation Review Board McMillan Sand Filtration Site | Revised Master Plan and Design Guidelines REVISED DOCUMENTS SUBMISSION Vision McMillan Partners (“V V MP”)
P age 1 0: : P reserved Historic Resources

VISION MCMILLAN PARTNERS

Plan diagram indicates historic resources slated for preservation in the Master Plan. P age 11: Building Heights & Massing Plan and 3-D diagram illustrate the overall building heights and massing proposed in the Master Plan. P ages s 1 2- 1 3: : Olmsted Plan & Perimeter Walk An archival version of the Olmsted, Jr. site plan is provided, along with VMP’s proposed approach to restoring and adapting that site plan, retaining both service courts in their entirety, recreating the Olmsted Walk around the entire perimeter, recreating three of the original four corner stairs and maintaining expansive open space. P ages 14- 1 5: Site Sections

NOTE: The e Master Plan Update document (da ated March 20, 2013) supersedes s t he document previously issued t o the HPRB (dated February 27, 2013). Minor corrections have been made t o drawings previously issued, and new supporting d iagrams and illustrations have been added. The following information is being provided to illustrate the revised Master Plan for the adaptive re-use of the McMillan Sand Filtration Site currently owned by the District of Columbia. Revisions are in response to the incorporation of public infrastructure planned by DC Water as well as comments by members of the Historic Preservation Review Board (HPRB) at the public hearing held September 27, 2012. We have provided the following items: 1. ) , under separate cov ver. In Revised Design Guidelines ( including new Architectural Cohesion appendix) response to comments received, VMP has realigned its Design Guidelines for McMillan to make them more specific to the site, more focused on the historic preservation approach to the plan, and more focused on creating a cohesive development that retains the historic sense of place, the holistic sense of the landmark as well as all the principal built resources. At the advisement of the HPO, we have limited the actual guidelines to our goals and principles towards preserving and enhancing the historic sense of place. Then we created an appendix that addresses implementation tactics for architectural cohesion. Our presentation on March 28, 2013 will illustrate some key examples of those tactics. More importantly, the results of the implementation tactics will be revealed promptly – as we submit the buildings for your consideration, including each and every component of the vertical development, the park design and landscape architecture over the course of April and May 2013. Master Plan Update – This document illustrates our approach to preserving and adapting this landmark as we developed the Master Plan. P ages 4- 5 : Existing Site Morphology Schematic 3D diagrams illustrate how the existing site is constructed, including above- and below-ground resources, and how the site relates topographically to its context. - 9 : Master Plan, , Topography & Site Sections P ages 6These drawings illustrate our approach to memorializing the plinth by setting aside the entire southern third of the tripartite site for open space – including preservation, recreation and interpretation. We intend on preserving the 170-ft elevation for much of these six-and-a-half acres, creating an expansive public park that incorporates the new water infrastructure, a community center, and a variety of interpretive elements that reveal the history of the site. This recreated plinth is accessed via berms, stairs and ramps as appropriate. In addition, the historic below-ground filter bed level is exposed on the east side and programmed with water features, creating a community amenity that also reveals and interprets the character of the site as well as its historical function. P age 1 0: : DC Water Proposed Projects Plan diagram overlays DC Water’s proposed projects on the current Master Plan.
1

North-south and east-west site sections illustrate the overall Master Plan approach, with emphasis on maintaining the “plinth” in the Park and scaling townhouses appropriately for surrounding neighborhoods. P ages 16- 1 8: Site Hydrology, Topography & Water Diagrams illustrate the site’s location within the watershed, historic hydrology, and historic and proposed topography. The Master Plan approach to water includes extensive onsite stormwater management as well as an interpretive water program in the public park at the exposed filter bed level. Linear rain gardens along Half Street create an axial connection between the North and South Service Courts as well as the Healing Gardens. P ages s 1 9- 2 1: : P ark Design A park plan diagram shows how the park design is informed by the historic cell organization of the site. Detail site sections and a concept perspective further illustrate the design intent of the park. In conclusion, VMP maintains its goal is to put forth a world-class vision that is both imaginative and viable. We have altered t he plan to remove all private development south of the South Service Court, , instead designating that entire area as public space including preserved and interpreted historic assets, public park, community center and ements: water infrastructure. This revised plan includes the following improve a. More preservation of the historic topography and the plinth in its historic context at the 170-ft elevation. By setting aside the lower third of the tripartite site as public space, we can eloquently preserve the sense of place on the plinth where the elevation is most dramatic, retain the visual link between North Capitol Street and the Reservoir and maintain the identity of the landmark to a greater degree than seen in previous plans. Incidentally, this approach addresses a variety of residents’ concerns regarding open space, park accessibility, community center accessibility and townhouse height. Stronger sense of the site as a whole via a reconstructed/reinterpreted Olmsted walk around the entire perimeter of the site, a limited color/material palette and articulated design aesthetics. Improved preservation of the experience of the Olmsted walk, especially along all three sides of the southern third of the site where the historic elevation and the differential with the street grade is preserved. Improved preservation of the tripartite organizational framework.

2.

b. c.

d.

Thank you for your thoughtful consideration.

2

McMillan

march 20, 2013

3

Cover Letter

Existing Site Morphology

1

UNDERGROUND FILTER BED STRUCTURE

3

“PLINTH” COVERING UNDERGROUND FILTER BEDS

2

DETAIL – UNDERGROUND FILTER BED STRUCTURE

4

BERMS

4

march 20, 2013

McMillan

6

ABOVE-GROUND STRUCTURES

McMillan

march 20, 2013

5

Existing Site Morphology

5

SERVICE COURTS & PERIMETER WALK

Master Plan

Michig

nu an Ave

e NW

A
CELL 14

HEALTHCARE 1

HEALTHCARE 2

North Service Court

HEALTHCARE 3

MULTIFAMILY

Half Street NW

GROCERY/ MULTIFAMILY

North Capitol Street

Evarts Street NW First Street NW

PARK CONCEPT PERSPECTIVE FROM CHANNING STREET FACING NORTHEAST

TOWNHOUSES

B

Middle Street NW (Name TBD)

B

South Service Court (Douglas Street NW)

COMMUNITY CENTER

SITE PLAN
6 march 20, 2013

A

Channing Street NW

C
0' 100' 200'

VISION MCMILLAN MASTER PLAN | MARCH 20, 2013

PARK CONCEPT PLAN SKETCH

McMillan

PARK CONCEPT BIRDSEYE VIEW FROM NORTH CAPITOL FACING NORTHWEST

McMillan

march 20, 2013

7

Master Plan

C

Topography

A
MICHIG AN AVE

A

NORTH SERVICE COURT

B
NORTH CAPITOL ST SOUTH SERVICE COURT FIRST ST NW

C

B
CHANNING ST NW

8

march 20, 2013

EXISTING TOPOGRAPHY PHOTOS

EXISTING TOPOGRAPHY

0'

McMillan

C

175
AN AVE MICHIG 178

176

181

179
ET

175

170
CH AN NIN
NO RT H

P CA

ITO

T LS

RE

GS

TN

W

174

NORTH SERVICE COURT

167
NORTH CAPITOL ST

165

FIRST ST NW

HALF ST

165

PROPOSED / ADAPTED BERMS

B
167
EVARTS ST NW

165

164

162

160 165

160

168 160
T LS RE ET

MIDDLE ST NW

163
CH AN
NO RT H CA

O PIT

160 168 165 161
SOUTH SERVICE COURT

160 168

168

NIN

GS

TN

W

165 170

156

PROPOSED / ADAPTED “PLINTH”
170 158 156 153

170 170 155 152
CHANNING ST NW

150

A/B
0'

PROPOSED TOPOGRAPHY McMillan

march 20, 2013

9

Topography

173

A

DC Water & Preserved Historic Resources

Interim stormwater storage in Cells 14 and 15

OTHER Olmsted Perimeter Walk (3) Corner Stairs

All of Cell 14 Preserved for Future Reuse

Corner Stair

Cell 10

11

12

13

14

15

16

17

18

19

North Service Court All (10) Sand Bins All (2) Regulator Houses Partial (2) Filter Bed Portals Partial Service Court Walls

20

21

22

23

24

Recreated Elevated Landscape “Plinth” & Berms

South Service Court All (10) Sand Bins All (2) Regulator Houses All (10) Filter Bed Portals (1) Sand Washer Partial Service Court Walls

Permanent First Street Tunnel with Access Hatch

26 25

27

28

29

Tunnel Construction Staging Area – Cells 25 and 26

Portion of Cell 28 Preserved or Reconstructed, Pending Feasibility Study

Corner Stair

Corner Stair

DC WATER PROPOSED PROJECTS | OVERLAY
VISION MCMILLAN MASTER PLAN | MARCH 20, 2013
0' 100' 200'

PRESERVED HISTORIC RESOURCES
VISION MCMILLAN MASTER PLAN | MARCH 20, 2013
0' 100' 200'

10

march 20, 2013

McMillan

CELL 14 HEALTHCARE 1 HEALTHCARE 2
R ST EE T

Up to 130'

Up to 110'
CH AN NIN
NO RT H

P CA

ITO

L

GS

TN

W

MULTIFAMILY

HEALTHCARE 3

GROCERY/ MULTIFAMILY

Up to 110'

110' to 75'
CONCEPT BUILDING MASSING

45' 45' 45' 45'

45'
TOWNHOUSES

45' 45' 45'

40'
COMMUNITY CENTER

BUILDING HEIGHTS
VISION MCMILLAN MASTER PLAN | MARCH 20, 2013
0' 100' 200'

A
march 20, 2013 11

McMillan

Building Heights & Massing

A

Olmsted Plan & Perimeter Walk

Curvilinear Path with Tree Clusters Integrated into Healing Gardens

Corner Stair

Reinterpreted Street-Level Perimeter Walk with Double Row of Trees

Reconstructed Elevated Perimeter Walk with Double Row of Trees

Corner Stair

Corner Stair

ADAPTED OLMSTED PLAN ELEMENTS
12 march 20, 2013 OLMSTED SITE PLAN, CIRCA 1911
VISION MCMILLAN MASTER PLAN | MARCH 20, 2013
0' 100' 200'

McMillan

AERIAL VIEW, CIRCA 1930

PERIMETER PATH

CORNER STAIR

• Recycled/reclaimed concrete paving • Steel edge • Sand or DG setting and in joints • Grass
PROPOSED OLMSTED WALK SKETCH

• Hawthorns

The recreated/adapted Olmsted Walk will be lined by two rows of thornless Hawthorn trees. This tree is true to the Olmsted planting plan (minus the thorns). The thornless cultivar “Winter King” is: • A historically accurate plant
PERIMETER WALK, CIRCA 1946 PERIMETER PLANTING REMNANTS

• An urban-tolerant species • A species with great 4-season qualities • A native American species • A food source for wildlife

PERIMETER WALK, CIRCA 1910

CURVILINEAR SECTION OF PERIMETER PATH

THORNLESS HAWTHORN

HISTORIC CONDITIONS McMillan

EXISTING CONDITIONS

PROPOSED CONDITIONS

march 20, 2013

13

Olmsted Plan & Perimeter Walk

Site Sections

A

170' Top of Cells 165' Service Court Level

Retail

Grocery / Retail

VA Hospital Property

Michigan Ave

Medical Office Buildings, Healing Gardens and Retail

North Service Court

Grocery Level One / Multifamily Above

Evarts Street

Townhouses

Middle Street

Townhouses

0

50

100

B

170' Top of Cells

165' Service Court Level

Reservoir

First Street

Townhouses

Half Street

Townhouses

North Capitol Street

Stronghold

0

50

100

14

SITE SECTIONS march 20, 2013

McMillan

Townhouses

South Service Court

Community Center

Preserved/Reconstructed Cell 28

The Park

Channing Street

Bloomingdale

A

B

B

KEY PLAN McMillan

A
march 20, 2013 15

Site Sections

Site Hydrology

DALECARLIA RESERVOIR

ROCK CREEK MCMILLAN RESERVOIR

GEORGETOWN RESERVOIR

POTOMAC RIVER

SPRING/WELL RESERVOIR MCMILLAN SITE

WATERSHED DIAGRAM

16

march 20, 2013

HISTORIC HYDROLOGY CIRCA 1859

McMillan

+169 HP

16

5

+170

165 +167

165

+170

165

+156

+170

LP + 156
+150

TOPOGRAPHY DIAGRAM: PRE-DEVELOPMENT

TOPOGRAPHY DIAGRAM: EXISTING

McMillan

march 20, 2013

17

Site Hydrology & Topography

+173

Water

Fountains/Reflecting Pools Incorporated into Healing Gardens

PARC DE CLOT, BARCELONA

Half Street Rain Gardens

Sand Bin Reflecting Pool and Cascade

SPLASH POOLS & RAIN GARDENS

Community Center Pool

Splash Jets

Stormwater Pond Referencing Site’s Buried Natural Hydrology

WATER ELEMENTS
VISION MCMILLAN MASTER PLAN | MARCH 20, 2013
0' 100' 200'

PADDINGTON RESERVOIR PARK, AUSTRALIA

18

march 20, 2013

PRECEDENTS

McMillan

PLAZA
STORMWATER INFRASTRUCTURE

PRIMARY SITE CIRCULATION

COMMUNITY CENTER

FILTER CELL WALL

SPORT FIELDS

PORTION OF CELL 28 PRESERVED PENDING FEASIBILITY STUDY

PRESERVED FILTER CELL COLUMN GRID

STORMWATER INFRASTRUCTURE ACKNOWLEDGED
PARK SCHEMATIC DIAGRAM McMillan

PLAY

WATER PLAY

COMMUNITY

STREAM/ HYDROLOGY RECALLED
march 20, 2013 19

Park Design

WATER PLAY

PERENNIAL GARDENS

HISTORIC STRUCTURES

Park Design

A

B

B

DETAIL SITE SECTIONS AT PARK

A

A

C
B

20

march 20, 2013

KEY PLAN

McMillan

PARK CONCEPT PERSPECTIVE

McMillan

march 20, 2013

21

Park Design

C

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