MCMILLAN

STAGE ONE P.U.D. APPLICATION CONSOLIDATED P.U.D. APPLICATION
JULY 25, 2011

OWNER
DISTRICT
OF

COLUMBIA

HISTORIC PRESERVATION CONSULTANT
EHT TRACERIES, INC.

DEVELOPMENT TEAM

TRAMMELL CROW COMPANY JAIR LYNCH DEVELOPMENT PARTNERS EYA

CIVIL ENGINEER
BOWMAN CONSULTING

MASTER PLAN ARCHITECT
EHRENKRANTZ ECKSTUT & KUHN,
A

LAND USE COUNCIL
HOLLAND & KNIGHT

PERKINS EASTMAN COMPANY

LANDSCAPE ARCHITECTS
NELSON BYRD WOLTZ

BUILDING ARCHITECTS
SHALOM BARANES ASSOCIATES WDG ARCHITECTURE LESSARD DESIGN

TRAFFIC CONSULTANTS
SYMMETRA DESIGN

TABLE
INTRODUCTION
- Table of Contents - Title Page

OF CONTENTS


03 04

EXECUTIVE SUMMARIES
- Project Introduction - Site Sustainability - LEED ND Scorecard - Executive Summary


05 07 08

STAGE 1 P.U.D. DRAWINGS - MASTERPLAN
- Historic Maps and Imagery - Context Aerial Photographs - DC Comprehensive Plan - Neighboring Land Uses - Zoning - Existing - Zoning - Proposed - Site Plan - Existing - Illustrative Site Plan - Proposed - Land Use - Proposed - Site Tabulations - Proposed - Civil Drawings - Legend, Notes, and Abbreviations - Existing Conditions - Adjacent Property Owners - Storm Sewer Tabulations - Existing - Sanitary Sewer Tabulations - Existing - Washington Aqueduct D.C. Filtration Plant - Overall Plan - Site Conditions - Existing - Site Conditions - Preserved - Views - Existing - Views - Preserved - Vehicular Circulation - Existing - Vehicular Circulation - Proposed - Pedestrian Circulation - Existing - Pedestrian Circulation - Proposed - Open Space Plan - Landscape Plan - Conseptual - North Service Court - South Service Court - Building Heights - Allowable - Building Heights - Proposed - Site Sections

- Site Sections - Parking Location Diagram - Frontage Types - Parking Tabulations - Vehicle Turning Plan - Garbage Truck - Vehicle Turning Plan - Fire Truck - Vehicle Turning Plan - Tractor Trailer - Stormwater & Utility Demand Plan & Stormwater Sustainability - Stormwater & Utility Demand Calculations - Stormwater & Utility Demand Details

43 48 49 50 51 52 53 54 55 60


09 10 12 13 14 15 16 17 18 19 20 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 43

-

Site Development Overall Plan Site Development Partial Plan Site Development Partial Plan Site Development Partial Plan Subdivision Plat Subdivision Tabulations Demolition Plan Sediment & Erosion Control Sight Distance Plan Residential Site Circulation Commercial Site Circulation Medical Office Circulation Landscape Plan – Overall Landscape Partial Plan Landscape Partial Plan Landscape Partial Plan Historic Resource Reuse Recommendations Consolidated Site Development Diagram Section A – Landbay AB Section B – Landbay F Section C – Landbay E

64 65 66 67 68 69 74 75 76 78 79 80 82 83 84 85 86 91 92 116 150

APPENDIX
- Transportation Impact Study - McMillan Historic Preservation Report

McMillan - Stage  p.u.d. application

July , 

Introduction

STAGE 1 P.U.D. DRAWINGS - MASTERPLAN

CONSOLIDATED P.U.D. DRAWING, CONT.

62

PUD SUBMISSION TITLE PAGE

Introduction

McMillan
Submitted to: The District of Columbia Zoning Commission Z.C. Case #: Submitted on:

Owner: Development Team:

District of Columbia Trammell Crow Company JAIR LYNCH Development Partners EYA EE&K a Perkins Eastman Company Nelson Byrd Woltz EHT Traceries, Inc. Bowman Consulting Holland & Knight Shalom Baranes Associates Lessard Design WDG Architecture Symmetra Design

Master Plan Architect: Landscape Architects: Historic Preservation Consultant: Civil Engineer: Land Use Council: Building Architects:

Traffic Consultants:

VIEW OF SERVICE COURT, C. 1920-25 FROM THE FISCHER-WALTZ PHOTOGRAPH COLLECTION

shalom baranes associates
4 July ,  McMillan - Stage  p.u.d. application

PROJECT
The site of the McMillan Reservoir is an important part of the city. Its key location within the extended boundaries of the city as envisioned by the McMillan Commission’s Plan of 1901 and its concomitant demonstration of the influence of the City Beautiful Movement on civic works is implicitly tied to its vital role in the technological advancement of the District of Columbia public health. However, the site enjoys a setting that over the years has grown to include various neighborhoods, institutions, landscapes, and infrastructure. This duality allows an understanding of the property from two distinctly different vantage points.. First, the site and its physical characteristics can be examined as a unique design largely the result of the water purification technology of the nineteenth century and organized to be efficient and promote public health through clean drinking water. Conversely, the site can be viewed absent the presence of the McMillan complex and through the lens of the adjacent neighborhoods, institutions, landscapes, and infrastructure that surround it. It is these two contrasting yet necessary modes of understanding the site that have informed our approach and led to the master plan organization for the Vision McMillan project. We articulate them separately below and them as an overall synthesis. The Site as Infrastructure The site was one of the city’s first steps towards becoming a modern metropolis, working to filtrate the water that arrived from the west and diffusing the purified contents to the burgeoning population of the District of Columbia. From a perspective of the water filtration site itself, all of the features that one sees above grade and those that are not exposed and remain below grade were built in a simple, functional manner to perform the site’s main function, the purification and filtration of water. Several main themes characterize the architecture of the historic site. The first theme is one of repetition above and below grade. The vast array of the underground cells are arranged in simple, geometric forms, sky-lit from above and suggesting an almost infinite expanse of space below grade. The second theme that emerges is one of simple geometry, with the overall rectangular site grid divided into three parts by the service courts with its three-dimensional forms of the cubic brick regulator houses and the cylindrical concrete forms of the sand storage bins. The third theme is one of landscape. The site is composed of the simple grassy plane formed by the surfaces of the below grade cells, while a tree-lined walkway borders the plane at its perimeter. The fourth and final theme is one of distinction from the city as the overall level of the top of the filtration cells and the service courts create a distinct and continuous form that makes only the most minimal accommodation with the grades of the adjacent streets. This theme is emphasized by the continuous views across the site east to west that tend to underscore its vastness and separation from the city. The Site in the City Urbanistically, the site is uniquely situated in the context of the capital city with highly diverse uses, heights, and urban contexts. To the north are the large, tall buildings of the VA Hospital and the Washington Hospital Center. To the west, are expansive views across the current McMillan Reservoir extending to Howard University and the residential neighborhoods to the northwest. To the east the neighbors are the small-scale row houses of the Stronghold community, while to the south, Bloomingdale, a similarly scaled neighborhood is located, defined by its rows of stately bay windows and Victorian detail. Views from the city to the site are most significant traveling south along North Capitol Street and westbound along Michigan Avenue. Long distance views from the west looking east from locations such as Howard University and First Street, N.W. also present the entirety of the site. Traveling south, the site rises out of the ground as the inclined berm becomes the primary experience along Channing Street and parts of First Street and North Capitol Street.

INTRODUCTION

The site is also located at en important gateway or threshold into the historic core. Michigan Avenue marks the point at which one experiences a shift from the small-scale gridded fabric of the l’Enfant plan extended, to a more open, pastoral setting described by the Armed Forces Retirement Home, Catholic and Trinity Universities and the VA/Washington Hospital Center complex. Michigan Avenue also marks the point at which North Capitol Street transforms from a rectilinear street to a curving boulevard. Traveling southbound on North Capitol Street one is struck by the unfolding of the historic core and the view of the US Capitol with the McMillan site as the foreground of the scene. Yet this confluence of scales and streets is not a welcoming pedestrian environment and much of the area remains today a car-dominated environment. The plan for McMillan by Vision McMillan Partners proposes the first step in transforming this part of the Nation’s Capital from a crossroads of diverse and unrelated “pods” to a walkable community that supports and enhances the existing residential neighborhoods, provides for a robust and carefully considered preservation and adaptive re-use strategy and includes a variety of much-needed open spaces, pathways and streets to stitch the McMillan site to its neighbors and transform the area into the next great community in our city.

McMillan - stage  p.u.d. application

July ,  5

Executive Summaries

PROJECT Executive Summaries

INTRODUCTION, CONT.
• Develop architectural language, heights and massing to relate to adjacent areas Each part of the Vision McMillan proposal relates to the surrounding context. To the south and east, heights, massing and architectural language are designed to weave the new development into a smooth relationship with the surrounding neighborhoods of Stronghold and Bloomingdale. In particular, the character and language of the proposed townhouse blocks from the middle to the south of the site propose a language based upon the historic buildings on the site when facing open space on the McMillan site, and alternatively a language based upon Bloomingdale and Channing Street facing those locations. Building heights increase from the south/southeast to the northwest of the site. The overall massing of the blocks from the middle of the site to the north provides a varied skyline with the tallest buildings at the extreme northwest corner of the site and larger blocks are articulated in massing to avoid large expanses of wall that would dominate the historic setting. • Design open spaces that offer a variety of experiences and incorporate existing site features to the extent possible Open spaces of diverse sizes and uses are included throughout the design and range from the public park just north of the south service court to the small pocket park that connects Channing Street to the south service corridor. The northeast corner of the site is host to a one acre public garden above one of the historic sand filtration cells. This public space connects to the mixed-use neighborhood center of the north service corridor, a space lined with shops and retail opportunities, including the incorporation of the existing cylindrical sand bins into small shops. The western part of the north service court can be used for public gatherings, concerts and other neighborhood activities such as a farmers market. The main park of the design is 3.3 acres in size and stretches from North Capitol Street to the McMillan reservoir site to the west, preserving the view across the site and including within the park design water features, a preserved portion of cell 20 and open space for passive recreation. The park is terraced to facilitate the ease of movement from the service court level to the grade of the sand filtration cells of cell 20. The south service court is united with the park design and provides access to the park though the historic portals of the sand filtration beds. Combined with the park, the total size of the public space in this area of the site is 5.2 acres. • Use sustainable design principles to inform building, site and landscape design The Vision McMillan team is committed to achieving a LEED ND (Neighborhood Development) Silver rating for the overall design. The site plan is designed to use public space to treat storm water and includes progressive methods such as rain gardens, bio-retention, and subsurface cisterns. Each building proposed for the project will minimally achieve the equivalent of LEED Certified standard. Tree cover for the site, currently non-existent, is increased substantially by the generous use of tree-lined streets, park plantings and ground cover. When completed, McMillan will be a unique, mixed-use community where city residents may work, live, shop or enjoy one of its many and diverse public spaces. It will make a physical connection possible to the VA/ Washington Hospital Center complex, reduce the isolation of the Stronghold neighborhood and provide a proper and active façade to Channing Street residents who for decades have looked out to a large, green berm of the historic site. The design will help to make the area safer by providing more “eyes on the streets’ looking out on to public spaces not possible today. Retail opportunities will be supported by resident activity during the evenings and weekends and during the week by the occupants and visitors to the new medical office facilities at the northernmost parts of the site. Finally, the design will revive an important part of our shared history and memorialize the important role that McMillan played in the history of our city through preservation, adaptive re-use and the strategic location of open spaces.

Several important design principles inform our approach and are derived from the inherent physical and historical characteristics of the site itself and the influence of the surrounding urban fabric of the city. They are: • Connect the site to the city via a system of walkable streets and blocks As mentioned above, the site is currently an island in the city. The proposal introduces a series of streets and blocks that provide connection from the VA/Washington Hospital Center to the north to Channing Street and the Bloomingdale neighborhood to the south via Half Street and the park system introduced for the site. East/west connection is achieved by re-using the north and south service corridors as part of the street system, as well as introducing two new streets in the plan north and south of the south service court. All streets in the plan are designed with sidewalks and generous pedestrian accommodations as well as a perimeter sidewalk systems that recalls, in places, the historic perimeter walk of the site. • site Preserve, re-use and enhance the unique historical elements of the

The Vision McMillan team proposes to incorporate and re-use the most characteristic elements of the historic McMillan site. The cylindrical sand bins of the north and south service courts are to remain and be incorporated, along with the rectangular regulator houses, into the park at the south service corridor and also into the urban, mixed-use street at the north service corridor. The northwest filtration cell # 14 becomes, on its surface, a new park permitting views to the sand cylinders from the north and it’s underground structure is reserved for future uses to enhance the public and retail activities in that area of the site. Cell 20 is also preserved for future use and is incorporated into the 3.3 acre public park. Approximately 1.25 acres of the underground cells are to be preserved and slated for a future use as part of this plan.

6 July , 

McMillan - stage  p.u.d. application

SITE

SUSTAINABILITY

- LEED ND SCORECARD Executive Summaries

LEED 2009 for Neighborhood Development Project Scorecard

Project Name: Date:

Yes

?

No

22 Y Y Y Y Y 10 0 7 1 3 1

0

5

Smart Location and Linkage
Prereq 1 Smart Location Prereq 2 Imperiled Species and Ecological Communities Prereq 3 Wetland and Water Body Conservation Prereq 4 Agricultural Land Conservation Prereq 5 Floodplain Avoidance

27 Points Possible
Yes ? No

Green Infrastructure and Buildings, Continued
5 0 0 0 0 0 0 2 0 0 1 0 2 1 2 1 1 1 0 3 0 2 1 1 1 1 1 2 1 0 Credit 1 Certified Green Buildings Credit 2 Building Energy Efficiency Credit 3 Building Water Efficiency Credit 4 Water-Efficient Landscaping Credit 5 Existing Building Use Credit 6 Historic Resource Preservation and Adaptive Reuse Credit 7 Minimized Site Disturbance in Design and Construction Credit 8 Stormwater Management Credit 9 Heat Island Reduction Credit 10 Solar Orientation Credit 11 On-Site Renewable Energy Sources Credit 12 District Heating and Cooling Credit 13 Infrastructure Energy Efficiency Credit 14 Wastewater Management Credit 15 Recycled Content in Infrastructure Credit 16 Solid Waste Management Infrastructure Credit 17 Light Pollution Reduction 0 5 2 1 1 1 1 1 4 1 1 3 2 1 2 1 1 1

Required Required Required Required Required 10 2 7 1 3 1 1 1 1

0 2 0 0 0 1 0 0 1 1

Credit 1 Preferred Locations Credit 2 Brownfield Redevelopment Credit 3 Locations with Reduced Automobile Dependence Credit 4 Bicycle Network and Storage Credit 5 Housing and Jobs Proximity Credit 6 Steep Slope Protection Credit 7 Site Design for Habitat or Wetland and Water Body Conservation Credit 8 Restoration of Habitat or Wetlands and Water Bodies Credit 9 Long-Term Conservation Management of Habitat or Wetlands and Water Bodies

Yes

?

No

28 Y Y Y 12 4 2 2 1 1 1 0 1

0

8

Neighborhood Pattern and Design
Prereq 1 Walkable St P W lk bl Streets t Prereq 2 Compact Development Prereq 3 Connected and Open Community Credit 1 Walkable Streets

44 Points Possible
Required R i d Required Required 12 6 4 7 1 2 1 2 1 1 1 2 1 2 1
Yes

0

6 1 1 1 1 1

Innovation and Design Process
Credit 1.1Innovation and Exemplary Performance: Provide Specific Title Credit 1.2Innovation and Exemplary Performance: Provide Specific Title Credit 1.3Innovation and Exemplary Performance: Provide Specific Title Credit 1.4Innovation and Exemplary Performance: Provide Specific Title Credit 1.5Innovation and Exemplary Performance: Provide Specific Title Credit 2 LEED® Accredited Professional

6 Points
1 1 1 1 1 1

2

Credit 2 Compact Development Credit 3 Mixed-Use Neighborhood Centers Credit 4 Mixed-Income Diverse Communities Credit 5 Reduced Parking Footprint Credit 6 Street Network Credit 7 Transit Facilities

0
Yes

1
? No

2 0 1 1 1 1 0 0
? No

Credit 8 Transportation Demand Management Credit 9 Access to Civic and Public Spaces Credit 10 Access to Recreation Facilities Credit 11 Visitability and Universal Design Credit 12 Community Outreach and Involvement Credit 13 Local Food Production Credit 14 Tree-Lined and Shaded Streets Credit 15 Neighborhood Schools

0

4 1 1 1 1

0

Regional Priority Credit
Credit 1.1Regional Priority Credit: Region Defined Credit 1.2Regional Priority Credit: Region Defined Credit 1.3Regional Priority Credit: Region Defined Credit 1.4Regional Priority Credit: Region Defined

4 Points
1 1 1 1

0 1 0 2 1
Yes

0

?

No

8 Y Y Y Y

12

9

Green Infrastructure and Buildings
Prereq 1 Certified Green Building Prereq 2 Minimum Building Energy Efficiency Prereq 3 Minimum Building Water Efficiency Prereq 4 Construction Activity Pollution Prevention

29 Points Possible
Required Required Required Required

58 22 22

Project Totals (Certification estimates) er rtification

110 Points

Certified: 40-49 points, Silver: 50-59 points, G nt ts, Gold: 60-79 points, Platinum: 80+ points

IN ADDITION TO EACH OF THE ARCHITECTURAL COMPONENTS PRESENTED IN THIS PUD APPLICATION COMMITTING TO A LEED OR LEED EQUIVALENT STANDARD, THE PROJECT AS A WHOLE IS PLANNING ON A LEED ND OR LEED ND EQUIVALENT DESIGN. PROGRESSIVE STORM WATER MANAGEMENT METHODS ARE ADDRESSED SEPARATELY IN THE PUD APPLICATION.

McMillan - stage  p.u.d. application

July ,  7

EXECUTIVE SUMMARY Executive Summaries
The 24.69-acre McMillan Slow Sand Filtration Plant (McMillan) is proposed for redevelopment as a new mixeduse center combining retail, office, and townhouse-style and multi-family residential uses, a series of passive and active open spaces placed throughout the site to provide a diversity of recreational programming, and an active and passive preservation program designed to protect, respect, and promote the site’s historic character. Part of a local historic landmark, the McMillan Site offers the District of Columbia an extraordinary opportunity to introduce a new center of activity that balances the equities of economics with public benefit, community amenities, and preservation. The site is located on the eastern edge of the northwest quadrant of the city, and was once part of the larger 92-acre McMillan Reservoir and Filtration Plant, owned and operated by the United States.. The development site is defined by First Street to the west, Michigan Avenue to the north, North Capitol Street to the east, and Channing Street to the south. Critical to the project’s success is its treatment of the site’s historic character. The McMillan Site is within the McMillan Park Reservoir Historic Landmark, which was listed in the District of Columbia Inventory of Historic Sites in 1991. As such, the McMillan Site is protected under the District of Columbia’s preservation law (Historic Landmark and Historic District Protection Act of 1978, DC Law 2-144 as amended). VMP retained EHT Traceries to prepare an independent study of the site history and significance with the goal of recommending an approach to its preservation within the context of mixed-use development. The study provided the developer with an understanding of the site’s historic integrity and recommendations, based on the Secretary of the Interior’s Standards for the Treatment of Historic Properties, for an approach to preserving the site’s historic character and resources in the midst of development. General recommendations and resource-specific recommendations have been incorporated into the redevelopment plan as much as possible. Knowing that full preservation of the site was not feasible, additional recommendations for the mitigation of the loss of historic fabric and integrity were made and incorporated into the amenities package for the Planned Unit Development application. Recommendations, including the retention, preservation, and adaptive re-use of the key above-ground historic resources: service courts, sand bins, regulator houses, sand washers, and portals, and the retention of at least one complete below–grade cell, have been incorporated into the development scheme. Plans for educational programming related to the site’s history as a part of the District’s water system is also included in the application. Beyond water, themes of health, healing and sustainability hold critical roles in site’s development and proposed uses.

8 July , 

McMillan - stage  p.u.d. application

HISTORIC

MAPS AND IMAGERY

AERIAL PHOTOGRAPH OF SITE, C. 1925 FROM THE SWARTZELL RHEEM AND HENSEY COLLECTION

ORIGINAL LOT DESIGNATIONS, C. 1899

AERIAL PHOTOGRAPH LOOKING NORTH, C. 1920

SITE ORGANIZATION, C. 1930

AERIAL PHOTOGRAPH OF SITE, C. 1930

McMillan - stage 1 p.u.d. application

July 25, 2011 9

Masterplan

CONTEXT Masterplan

AERIAL PHOTOGRAPH
Park View

Old Soldiers Home

The Catholic University of America

r th

Cap

Washington Hospital Center Children’s Hospital Pleasant Plains
Michigan Ave, NW

Veterans Affairs Medical Center
First St, NW

itol

St,

NW

Park Place

No

Trinity College

MD

MD

McMillan Reservoir

Stronghold

DC
VA
Glenwood Cemetery
Channing St, NW

DC

Howard University

VA
Site LOCATION SITELocation

Bloomingdale

LEGEND
PUD Site Boundary

LeDroit Park

10 July 25, 2011

McMillan - stage 1 p.u.d. application

CONTEXT

AERIAL PHOTOGRAPH

McMillan - stage 1 p.u.d. application

July 25, 2011 11

Masterplan

DC COMPREHENSIVE Masterplan

PLAN

12 July 25, 2011

McMillan - stage 1 p.u.d. application

NEIGHBORING
WASHINGTON HOSPITAL CENTER
FIRST ST, NW

LAND USES

-

EXISTING

PARK VIEW

VETERANS AFFAIRS MEDICAL CENTER

PARK PLACE

TRINITY COLLEGE

CHILDREN’S HOSPITAL

MICH

IGAN

W AVE, N

STRONGHOLD MCMILLAN RESERVOIR
NORTH CAPITOL ST, NW

LEGEND

Residential Institution Federal

GLENWOOD CEMETERY

HOWARD UNIVERSITY

CHANNING ST, NW

BLOOMINGDALE

Commercial PUD Site Boundary

McMillan - stage 1 p.u.d. application

July 25, 2011 13

Masterplan

ZONING Masterplan

EXISTING

D/R-5

Veterans Affairs Medical Center

D/R-5-A R-5-A Trinity

D/SP-2

R-5-B

McMillan Park

R-4

D/R-5-B

Glenwood Cemetery R-3

R-5-D

C-3-A R-5-E C-M-2 LEGEND D/SP-2 D/R-5-B R-5-B R-4 Prospect Hill Cemetery Saint Marys Cemetery

PUD Site Boundary
C-2-A C-M-2

14 July 25, 2011

McMillan - stage 1 p.u.d. application

ZONING Veterans Affairs Medical Center

PROPOSED

D/R-5

D/R-5-A R-5-A Trinity

D/SP-2 C-3-C R-5-B McMillan Park C-2-C R-4

D/R-5-B

R-5-B

Glenwood Cemetery R-3

R-5-D

C-3-A R-5-E C-M-2 D/SP-2

D/R-5-B R-5-B R-4

Prospect Hill Cemetery

Saint Marys Cemetery

C-2-A C-M-2

McMillan - stage 1 p.u.d. application

July 25, 2011 15

Masterplan

SITE Masterplan

PLAN

-

EXISTING

1

2

1.

VIEW WEST THROUGH NORTH SERVICE COURT

2.

VIEW NORTH TOWARDS VETERANS AFFAIRS MEDICAL CENTER

16 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE

PLAN

-

PROPOSED

3.

4.

3.

VIEW NORTH ALONG GROCERY STORE TOWARDS NORTH SERVICE COURT

4.

VIEW NORTH AT ROW HOUSE PARK AND GARDEN

McMillan - stage 1 p.u.d. application

July 25, 2011 17

Masterplan

LAND Masterplan

USE

-

PROPOSED
Children’s Hospital Veterans Affairs Medical Center Trinity College

Stronghold

McMillan Reservoir

LEGEND
Residential Retail
Howard University

Glenwood Cemetery

Office Open Space
Bloomingdale

18 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE

TABULATIONS

-

PROPOSED

AB
PARCEL 2 C-1

F
PARCEL 1

C-2

E

McMillan - stage 1 p.u.d. application

July 25, 2011 19

Masterplan

CIVIL Masterplan

DRAWINGS

-

LEGEND, NOTES, AND ABBREVIATIONS

20 July 25, 2011

McMillan - stage 1 p.u.d. application

CIVIL

DRAWINGS

-

LEGEND, NOTES, AND ABBREVIATIONS

McMillan - stage 1 p.u.d. application

July 25, 2011 21

Masterplan

CIVIL Masterplan

DRAWINGS

-

LEGEND, NOTES, AND ABBREVIATIONS

22 July 25, 2011

McMillan - stage 1 p.u.d. application

EXISTING

CONDITIONS

-

OVERALL PLAN

McMillan - stage 1 p.u.d. application

July 25, 2011 23

Masterplan

ADJACENT Masterplan

PROPERTY OWNERS

24 July 25, 2011

McMillan - stage 1 p.u.d. application

STORM SEWER TABULATION

-

EXISTING

McMillan - stage 1 p.u.d. application

July 25, 2011 25

Masterplan

SANITARY SEWER TABULATION

-

EXISTING

Masterplan
26 July 25, 2011

McMillan - stage 1 p.u.d. application

WASHINGTON

AQUEDUCT D.C. FILTRATION PLANT OVERLAY

-

OVERALL PLAN

THE EXISTING CONDITION OF CELL 14 SUBSURFACE FILTRATION BED EXISTS PARTIALLY IN PUBLIC SPACE AS SHOWN. SEE CITATION BELOW

McMillan - stage 1 p.u.d. application

July 25, 2011 27

Masterplan

SITE Masterplan

CONDITIONS

-

EXISTING

SERVICE COURT
Michiga , n Avenue NW

FILTER BED

North Service Court
Subsurface Filter Bed - Typical Sand Storage Bin

TY

P.

View into underground cells
North Capitol Street, NW First Street, NW

South Service Court
Regulator House

Subsurface Filter Bed - Typical

McMILLAN FOUNTAIN

LEGEND
Sand Chamber
Channing Street, NW

Approx. existing location of partial fountain Filter Bed Portal with wood door and Service Court Wall McMillan Fountain

Service Court

28 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE
Olmsted Walk Recreated

CONDITIONS

-

PRESERVED

Filter Bed (1 acre) Preserve for future reuse as open space. Relocate and Restore Historic McMillan Fountain North Service Court Preserve sand storage bins and regulator houses for future reuse.

Filter Bed (1/2 acre) Preserve for future reuse as open space. South Service Court Preserve sand storage bins, regulator houses, and filter bed portals with wood doors and service court walls for future reuse.

LEGEND
Fountain - relocated and restored Subsurface Filter Bed - preserved Service Court - preserved Olmsted Walk - recreated
Approx. existing location of partial fountain

McMillan - stage 1 p.u.d. application

July 25, 2011 29

Masterplan

VIEWS Masterplan

EXISTING

Michiga

, n Avenue

NW

Into

the

site

View into site from North Capitol St, NW

View across North Service Court towards North Capitol St.

North Service Court
E/W along Service Cou rt

North Capitol Street, NW

Across the site
First Street, NW

N/S between Service Courts

View south between Service Courts

Howard Univ. & Reservoir

View east across site towards North Capitol

View west to the McMillan Reservoir and Howard University
Image source: McMillan Historic Preservation Report

South Service Court

Berm at southern portion of site

Dow

nto

wn

Channing Street, NW

View south down North Capitol St, NW towards the capitol

View at corner of First St and Channing St towards the site

Capitol 2.5 Mile

s

30 July 25, 2011

McMillan - stage 1 p.u.d. application

VIEWS Children’s Hospital Veterans Affairs Medical Center
the site

PRESERVED

Trinity College

Stronghold
North Service Court E/W along the service court N/S between Service Courts N/S between Service Courts

Howard Univ. & Reservoir

McMillan Reservoir

Across the site South Service Court E/W along the service court

Howard University Bloomingdale

Dow

nto

wn

Glenwood Cemetery

Capitol

2.5 Miles

McMillan - stage 1 p.u.d. application

July 25, 2011 31

Masterplan

Into

VEHICULAR Masterplan

CIRCULATION

-

EXISTING
Children’s Hospital Veterans Affairs Medical Center

Trinity College

Michiga

, n Avenue

NW

Stronghold

McMillan Reservoir

North Capitol Street, NW

First Street, NW

Glenwood Cemetery

LEGEND
Howard University

Channing Street, NW

Traffic Direction
Bloomingdale Capitol 2.5 Miles

32 July 25, 2011

McMillan - stage 1 p.u.d. application

VEHICULAR

CIRCULATION

-

PROPOSED

Michiga

, n Avenue

NW

LEGEND
Channing Street, NW

Traffic Light - Proposed Traffic Direction

North Capitol Street, NW

First Street, NW

McMillan - stage 1 p.u.d. application

July 25, 2011 33

Masterplan

PEDESTRIAN Masterplan

CIRCULATION

-

EXISTING
Children’s Hospital Veterans Affairs Medical Center

Trinity College

Michiga

, n Avenue

NW

Stronghold

McMillan Reservoir

North Capitol Street, NW

First Street, NW

Glenwood Cemetery

LEGEND
Pedestrian Access
Howard University
Channing Street, NW

Pedestrian Circulation Bus Stop
Bloomingdale Capitol 2.5 Miles

34 July 25, 2011

McMillan - stage 1 p.u.d. application

PEDESTRIAN

CIRCULATION

-

PROPOSED

Michiga

, n Avenue

NW

LEGEND
Channing Street, NW

Pedestrian Access Pedestrian Circulation Bus Stop

First Street, NW

North Capitol Street, NW

McMillan - stage 1 p.u.d. application

July 25, 2011 35

Masterplan

OPEN Masterplan

SPACE PLAN

“Community Garden” over Preserved Cell “Healing Gardens”

“North Court”

Linear “Rain Gardens”

“The Central Park”
“South Court”

LEGEND
Park/Plaza/Open Space Linear Rain Gardens

“Channing Gardens”

36 July , 

McMillan - stage  p.u.d. application

LANDSCAPE

PLAN

Terraced Medicinal/ Healing Garden

Preserved Cell

Retail Coordinate Relocation of Historic McMillan Fountain Retail

Retail with Office above

Retail with Office above

Rain Gardens Bioswales

Garden Court

Garden Court

Preserved Cell Views to Howard and downtown

Stormwater Basin and Tree Grove Informal Playfield Children’s Play Area

Grass Amphitheater

Storm Water Pond

Row House Park and Garden

0’

100’

200’

300’

McMillan - stage 1 p.u.d. application

July 25, 2011 37

Masterplan

NORTH Masterplan

SERVICE COURT

Re-purpose Sand Storage Bin as elevator

Re-purpose Sand Storage Bins Future use TBD Re-purpose Regulator Houses Future use TBD

Paving Surface to Replicate Historic Condition Pattern TBD

North Service Court

38 July 25, 2011

McMillan - stage 1 p.u.d. application

SOUTH
Re-purpose Sand Storage Bins Future use TBD Re-purpose Regulator Houses Future use TBD Restore & preserve one Regulator House as a historic relic Restore & preserve on Sand Storage Bin as a historic relic

SERVICE COURT

South Service Court

McMillan - stage 1 p.u.d. application

July 25, 2011 39

Masterplan

BUILDING Masterplan

HEIGHTS

-

ALLOWABLE

Children’s Hospital

Veterans Affairs Medical Center

Trinity College

C-3-C Max. 130’

Stronghold

C-2-C Max 90’

McMillan Reservoir

R-5-B Max 60’

Glenwood Cemetery

LEGEND
Max. 60’ Building Height Max. 90’ Building Height
Howard University

Max. 130’ Building Height
Bloomingdale Capitol 2.5 Miles

40 July 25, 2011

McMillan - stage 1 p.u.d. application

BUILDING
Children’s Hospital Veterans Affairs Medical Center

HEIGHTS

-

PROPOSED

Trinity College

100’-130’

84’-110’

Stronghold

40’-90’ AERIAL MODEL LOOKING NORTH WEST

McMillan Reservoir

0’-40’

Glenwood Cemetery

LEGEND
0’-40’ Building Height 40’-90’ Building Height
Howard University

84’-110’ Building Height 100’-130’ Building Height
Bloomingdale Capitol 2.5 Miles

McMillan - stage 1 p.u.d. application

July 25, 2011 41

Masterplan

Masterplan

PAGE INTENTIONALLY LEFT BLANK

42 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE

SECTIONS

140’-0” 118’-0” 115’-0”

+165

SECTION 05

SECTION 05

SECTION 07
15’-0” 40’-0” 63’-0” 35’-0”

+165

SECTION 07

SECTION 09

10’-0”

+165

30’-0”

SECTION 09

McMillan - stage 1 p.u.d. application

July 25, 2011 43

Masterplan

SITE Masterplan

SECTIONS

+165

SECTION 06

SECTION 06

+165

SECTION 08

SECTION 08
SECTION 11

+165

SECTION 11

44 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE

SECTIONS

10’-0”

+165

30’-0”

SECTION 10

10’-0”

+165

30’-0”

SECTION 12

SECTION 10 SECTION 12

McMillan - stage 1 p.u.d. application

July 25, 2011 45

Masterplan

SITE Masterplan

SECTIONS

15’-0” 5’-0” 35’-0” 10’-0” 35’-0”

120’-0” 90’-0”

+165

30’-0”

SECTION 01

30’-0”

42’-0” 110’-0” 10’-0” 55’-0” 63’-0”

+165

30’-0”

SECTION 03

SECTION 03

SECTION 01

46 July 25, 2011

McMillan - stage 1 p.u.d. application

SITE

SECTIONS

+165

SECTION 02

+165

SECTION 04

SECTION 04

SECTION 02

McMillan - stage 1 p.u.d. application

July 25, 2011 47

Masterplan

PARKING Masterplan

LOCATION

Michiga

, n Avenue

NW

LEGEND
Public Street Parking Below Grade Garage Parking Below Grade Garage and/or Roof Parking
G

G

G

G
Channing Street, NW

G

Integral Townhouse Garage Parking

48 July 25, 2011

North Capitol Street, NW

First Street, NW

McMillan - stage 1 p.u.d. application

FRONTAGE

TYPES

Michiga

, n Avenue

NW

LEGEND
Frontage Type A: No Loading, Service, or
Garage Access

Frontage Type B: Garage Entry Permitted
No Loading or Service Access
Channing Street, NW

Frontage Type C: Loading, Service, Garage
Entry Permitted

North Capitol Street, NW

First Street, NW

McMillan - stage 1 p.u.d. application

July 25, 2011 49

Masterplan

PARKING Masterplan

TABULATIONS
SUMMARY OF REQUIRED/PROVIDED PARKING
1. Required Parking (Based off of Chapter 2101 of the Zoning Ordinance)
Landbay AB: Medical Office (860,000): 1 space for 1st 2,000 sf, & 1 space per 1,800 sf of gross floor area in excess of 2,000 sf x 2 medical = Retail (15,000 sf): 1 space for 1st 3,000 sf, & 1 Space per 750 sf of gross floor area in excess of 3,000 sf = Landbay C-1 (Office/Retail): 1 space for 1st 2,000 sf, & 1 space per 1,800 sf of gross floor area in excess of 2,000 sf. Landbay C-2 (Retail): 1 space for 1st 3,000 sf, & 1 Space per 750 sf of gross floor area in excess of 3,000 sf = Landbay C-3 (Residential, Multiple dwelling): 1 Space per dwelling unit = 72 units x 1 = *Landbay D (Residential): 1 Space per 2 dwelling units = 21 units x 1 = *LandBay E (Residential): 1 Space per 2 dwelling units = 164 units x 1 = Landbay F (Residential, Multiple Dwelling/Retail): 1 Space per 4 dwelling units = 485 units x1 = Retail (3,150 sf): 1 space for 1st 3,000 sf, & 1 Space per 750 sf of gross floor area in excess of 3,000 sf = Parcel 1 (Public Recreation - South Service Court/Central Park): 1 Space per 2,000 sf of use = Parcel 2 (Public Recreation - North Service Court): 1 Space per 2,000 sf of use = Sub-total parking spaces required = Total Accessible Parking required from subtotal above = 1,001 and over: 20 plus 1 for each 100 over 1,000 956 17 107 137 36 11 82 121 2 101 43 657 26

Grand Total of parking spaces required =

657

2. Townhouse Additional Parking Information (Included in "Provided Parking Tabulations")
*LANDBAY D Type of Parking Space . Total Parking 21 17 8-25* 0 0 25-42* Unit Ocurrance Regular Compact Non-Standard Accessible Total

*LANDBAY E6 Type of Parking Space Total Garage Parking Grand total parking provided in townhomes Unit Ocurrance 164 185 Regular 108 125 Compact 112-203* 120-228* Non-Standard 0 0 Accessible 0 0 Total 220-311* 245-353*

3. Total Provided Parking
Type of Parking Space A. Parking Spaces for Landbay AB provided in garage structure B. Parking Spaces for Landbays C-1, C-2 and C-3 provided in garage structure (based on square foot) C. Parking Spaces Landbay F provided in garage structure (parking provided up to 485) D. Townhouse Garage Parking Spaces* E. Parallel Parking Spaces (delineated) Total Parking Spaces for A, B ,C, E, AND D E. Loading Zone Parking Spaces for Landbay AB F. Loading Zone Parking Spaces for Landbays C-1, C-2 and C-3 G. Loading Zone Parking Spaces for Landbay F Total Loading Provided Regular 1900 280 485 125 123 2913 8 6 6 20 Compact 0 0 0 120-228* 0 120-228* 0 0 0 0 Non-Standard 0 0 0 0 0 0 0 0 0 0 Accessible 0 0 0 0 0 0 0 0 0 0 Total 1900 280 485 245-353* 123 3,033-3,141 8 6 6 20

Notes: 1. Regular Parking Space (PS) is 9.0' x 19' 2. Compact Parking Space (PS) is 8.0' x 16' 3. Parallel Parking spaces (PPS) is 9.0' x 19'/8.0 x 16' 4. Loading Zone Parking space is 12' x 33' 5. Non standard Parking Space is 9.5' x 16.5' 6. A and B units on buildings E-7 and E-8 to have 1 car garage only. * Number of compact spaces on unit types A and B vary based on optional ground floor; therefore, a minimum and maximum number is provided.

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McMillan - stage 1 p.u.d. application

VEHICLE

TURNING

-

GARBAGE TRUCK

-

OVERALL PLAN

McMillan - stage 1 p.u.d. application

July 25, 2011 51

Masterplan

VEHICLE TURNING

-

FIRE TRUCK

-

OVERALL PLAN

Masterplan
52 July 25, 2011

McMillan - stage 1 p.u.d. application

VEHICLE

TURNING

-

TRACTOR TRAILER

-

OVERALL PLAN

McMillan - stage 1 p.u.d. application

July 25, 2011 53

Masterplan

STORMWATER & UTILITY Masterplan
McMillan Site Sustainability

DEMAND PLAN

-

SUSTAINABILITY AND OVERALL SITE PLAN

The McMillan Sand-Filtration site is approximately 24.69 acres (1,075,355.00 square feet), and located in northwest Washington DC. The property is bound by Channing Street, Michigan Avenue NW, North Capitol Street, and 1st Street NW. A unique feature of this site is that it served as an aqueduct and a water filtration facility for Washington DC. In keeping with the site’s history for clean water and sand filtration, and in compliance with a memorandum from DC Water and DDOE (dated July 21, 2010), Vision McMillan Partners (VMP) is proposing a project that is striving for LEED ND; potential LEED certification of its buildings; and implementation of various low impact design elements for its infra-structure. The foundation of our sustainable strategy is to intercept runoff from various surfaces (i.e. rooftops, parking lots, roads and other paved elements) as close to the “source” as possible, and then direct runoff into either a vegetative recharge and/or filtration facility prior to conveyance into the overall storm system. Sustainable features proposed for the site include pervious pavers (i.e. pavers, pavement or concrete), bio-retention, rain gardens, cisterns, potential green roofs, and the implementation of other green technologies. These sustainable features are first implemented into the project’s infra-structure through pervious paved areas within both the North Service Court and South Service Court areas. Furthermore, these areas will facilitate infiltration through lawn and park open space areas. Storm conveyance from roads, streets, and alleys will be directed to rain gardens and other bioretention features along streets and medians. Buildings and parking garages will use storm water vaults and cisterns for storm water management, as well as other filtration methods for water quality. The proposed redevelopment of this site proposes a gross site imperviousness area of 18.23 acres, or 74.65% of the total site area. The site’s design is based on “proposed amendments for soil erosion and sediment control, and storm water management features according to Chapter 5, Title 21 of the District of Columbia Municipal Regulation (DCMR).” The project will incorporate the use of micro-scale practices to achieve the target rainfall to the maximum extent possible. Based on these criteria, the storm water strategy for this site is to treat the Water Quality Volume (WQv) of the first 1 inch rainfall by way of proprietary water quality devices. Specifically, these devices include underground systems (such as filter/cistern system), bioretentions and pervious surfaces. This project proposes a goal of 75% site retention, and 25% site treatment as stated on the referenced regulations. These computations are shown within the plan set and demonstrate how these volumes are achieved within both the site’s infra-structure and land bays.

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McMillan - stage 1 p.u.d. application

STORMWATER & UTILITY

DEMAND CALCULATIONS

McMillan - stage 1 p.u.d. application

July 25, 2011 55

Masterplan

STORMWATER & UTILITY Masterplan

DEMAND CALCULATIONS CONT.

56 July 25, 2011

McMillan - stage 1 p.u.d. application

STORMWATER & UTILITY

DEMAND CALCULATIONS CONT.

McMillan - stage 1 p.u.d. application

July 25, 2011 57

Masterplan

STORMWATER & UTILITY Masterplan

DEMAND CALCULATIONS CONT.

58 July 25, 2011

McMillan - stage 1 p.u.d. application

STORMWATER & UTILITY

DEMAND CALCULATIONS CONT.

McMillan - stage 1 p.u.d. application

July 25, 2011 59

Masterplan

STORMWATER & UTILITY Masterplan

DEMAND DETAILS

60 July 25, 2011

McMillan - stage 1 p.u.d. application

STORMWATER & UTILITY

DEMAND DETAILS

McMillan - stage 1 p.u.d. application

July 25, 2011 61

Masterplan