McMillan

Stage one p.u.d. application
HpRB SuBmiSSion
FeBRuaRy 24, 2012
owneR
diStRict oF columBia
development team
tRammell cRow company
JaiR lyncH development paRtneRS
eya
maSteR plan aRcHitect
eHRenkRantz eckStut & kuHn, a peRkinS eaStman company
landScape aRcHitectS
nelSon ByRd woltz
tRaFFic conSultantS
SymmetRa deSign
HiStoRic pReSeRvation conSultant
eHt tRaceRieS, inc.
civil engineeR
Bowman conSulting
land uSe council
Holland & knigHt
Building aRcHitectS
SHalom BaRaneS aSSociateS
wdg aRcHitectuRe
leSSaRd deSign

EXECUTIVE SUMMARIES 05
STAGE 1 P.U.D. DRAWINGS - MASTERPLAN 09
- Project Introduction 05
- Site Sustainability - LEED ND Scorecard 07
- Executive Summary 08
- Historic Maps and Imagery 09
- Context Aerial Photographs 10
- DC Comprehensive Plan 12
- Neighboring Land Uses 13
- Zoning - Existing 14
- Zoning - Proposed 15
- Site Plan - Existing 16
- Illustrative Site Plan - Proposed 17
- Land Use - Proposed 18
- Site Tabulations - Proposed 19
- Site Conditions - Existing 20
- Site Conditions - Preserved 21
- Views - Existing 24
- Views - Preserved 25
- Vehicular Circulation - Proposed 26
- Pedestrian Circulation - Proposed 27
- Open Space Plan 28
- Landscape Plan 29
- North Service Court 30
- South Service Court 31
- Building Heights - Allowable 32
- Building Heights - Proposed 33
- Site Sections 35
- Parking Location Diagram 40
- Building Measuring Points 41
- Stormwater & Utility Demand Plan & Stormwater Sustainability 42
- Table of Contents 03
- Title Page 04
INTRODUCTION 03


- Design Guidelines
APPENDIX
McMillan - Stage 1 p.u.d. application - HPRB Submission
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taBle oF contentS
VIEW OF SERVICE COURT, C. 1920-25 FROM THE FISCHER-WALTZ PHOTOGRAPH COLLECTION
McMillan
Submitted to: Te District of Columbia Zoning Commission
Z.C. Case #:
Submitted on:
Owner: District of Columbia
Development Team: Trammell Crow Company
JAIR LYNCH Development Partners
EYA
Master Plan Architect: EE&K a Perkins Eastman Company
Landscape Architects: Nelson Byrd Woltz
Historic Preservation Consultant: EHT Traceries, Inc.
Civil Engineer: Bowman Consulting
Land Use Council: Holland & Knight
Building Architects: Shalom Baranes Associates
Lessard Design
WDG Architecture
Trafc Consultants: Symmetra Design
shalom baranes associates architects
McMillan - Stage 1 p.u.d. application - HPRB Submission 4
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pud SuBmiSSion title page
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 infuence 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 purifcation technology of
the nineteenth century and organized to be effcient 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 frst steps towards becoming a
modern metropolis, working to fltrate the water that arrived from
the west and diffusing the purifed contents to the burgeoning
population of the District of Columbia.
From a perspective of the water fltration 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 purifcation and fltration of
water.
Several main themes characterize the architecture of the historic
site. The frst 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 inf-
nite expanse of space below grade. The second theme that emerg-
es is one of simple geometry, with the overall rectangular site grid
divided into three parts by the service courts with its three-dimen-
sional 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 fnal theme is
one of distinction from the city as the overall level of the top of the
fltration cells and the service courts create a distinct and continu-
ous 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 capi-
tal city with highly diverse uses, heights, and urban contexts. To the
north are the large, tall buildings of the VA Hospital and the Wash-
ington 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 neigh-
bors are the small-scale row houses of the Stronghold community,
while to the south, Bloomingdale, a similarly scaled neighborhood
is located, defned by its rows of stately bay windows and Victorian
detail.
Views from the city to the site are most signifcant 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.
The site is also located at en important gateway or threshold into the his-
toric 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 unfold-
ing of the historic core and the view of the US Capitol with the McMillan
site as the foreground of the scene.
Yet this confuence of scales and streets is not a welcoming pedestrian
environment and much of the area remains today a car-dominated envi-
ronment. The plan for McMillan by Vision McMillan Partners proposes the
frst step in transforming this part of the Nation’s Capital from a cross-
roads of diverse and unrelated “pods” to a walkable community that sup-
ports 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.
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
pRoJect intRoduction
pRoJect intRoduction, cont.
Several important design principles inform our approach and are derived
from the inherent physical and historical characteristics of the site itself
and the infuence of the surrounding urban fabric of the city. They are:
• Connectthesitetothecityviaasystemofwalkablestreetsand
blocks
As mentioned above, the site is currently an island in the city. The pro-
posal 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 pedestri-
an accommodations as well as a perimeter sidewalk systems that recalls,
in places, the historic perimeter walk of the site.
• Preserve,re-useandenhancetheuniquehistoricalelementsofthe
site
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 incorpo-
rated, 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 fltration 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 activi-
ties 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.

• Developarchitecturallanguage,heightsandmassingtorelateto
adjacent areas
Each part of the Vision McMillan proposal relates to the surrounding con-
text. 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 Chan-
ning 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.
• Designopenspacesthatofferavarietyofexperiencesandincor-
porate 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 cor-
ridor.
The northeast corner of the site is host to a one acre public garden above
one of the historic sand fltration 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 fltration cells of cell 20. The south ser-
vice court is united with the park design and provides access to the park
though the historic portals of the sand fltration beds. Combined with the
park, the total size of the public space in this area of the site is 5.2 acres.
• Usesustainabledesignprinciplestoinformbuilding,siteand
landscape design
The Vision McMillan team is committed to achieving a LEED ND (Neigh-
borhood 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 equiva-
lent of LEED Certifed 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 Strong-
hold 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 provid-
ing 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 offce 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.
McMillan - stage 1 p.u.d. application - HPRB Submission 6
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LEED 2009 for Neighborhood Development Project Name:
Project Scorecard Date:
Yes ? No
22 0 5 Smart Location and Linkage 27 Points Possible Green Infrastructure and Buildings, Continued
Yes ? No
Y Prereq 1 Smart Location Required 5 0 Credit 1 Certified Green Buildings 5
Y Prereq 2 Imperiled Species and Ecological Communities Required 0 2 Credit 2 Building Energy Efficiency 2
Y Prereq 3 Wetland and Water Body Conservation Required 0 1 Credit 3 Building Water Efficiency 1
Y Prereq 4 Agricultural Land Conservation Required 0 1 Credit 4 Water-Efficient Landscaping 1
Y Prereq 5 Floodplain Avoidance Required 0 1 Credit 5 Existing Building Use 1
10 0 Credit 1 Preferred Locations 10 0 1 Credit 6 Historic Resource Preservation and Adaptive Reuse 1
0 2 Credit 2 Brownfield Redevelopment 2 0 1 Credit 7 Minimized Site Disturbance in Design and Construction 1
7 0 Credit 3 Locations with Reduced Automobile Dependence 7 2 0 2 Credit 8 Stormwater Management 4
1 0 Credit 4 Bicycle Network and Storage 1 0 1 Credit 9 Heat Island Reduction 1
3 0 Credit 5 Housing and Jobs Proximity 3 0 0 Credit 10 Solar Orientation 1
1 Credit 6 Steep Slope Protection 1 1 3 Credit 11 On-Site Renewable Energy Sources 3
1 0 0 Credit 7 Site Design for Habitat or Wetland and Water Body Conservation 1 0 2 Credit 12 District Heating and Cooling 2
1 Credit 8 Restoration of Habitat or Wetlands and Water Bodies 1 1 Credit 13 Infrastructure Energy Efficiency 1
1 Credit 9 1 2 Credit 14 Wastewater Management 2
Yes ? No 1 Credit 15 Recycled Content in Infrastructure 1
28 0 8 Neighborhood Pattern and Design 44 Points Possible 1 Credit 16 Solid Waste Management Infrastructure 1
1 Credit 17 Light Pollution Reduction 1
Y P 1 W lk bl St t R i d
Long-Term Conservation Management of Habitat or Wetlands and Water Bodies
Y Prereq 1 Walkable Streets Required
Y Prereq 2 Compact Development Required 0 6 0 Innovation and Design Process 6 Points
Y Prereq 3 Connected and Open Community Required
12 Credit 1 Walkable Streets 12 1 Credit 1.1Innovation and Exemplary Performance: Provide Specific Title 1
4 2 Credit 2 Compact Development 6 1 Credit 1.2Innovation and Exemplary Performance: Provide Specific Title 1
2 Credit 3 Mixed-Use Neighborhood Centers 4 1 Credit 1.3Innovation and Exemplary Performance: Provide Specific Title 1
2 Credit 4 Mixed-Income Diverse Communities 7 1 Credit 1.4Innovation and Exemplary Performance: Provide Specific Title 1
1 Credit 5 Reduced Parking Footprint 1 1 Credit 1.5Innovation and Exemplary Performance: Provide Specific Title 1
1 Credit 6 Street Network 2 0 1 Credit 2 LEED
®
Accredited Professional 1
1 Credit 7 Transit Facilities 1 Yes ? No
0 2 Credit 8 Transportation Demand Management 2 0 4 0 Regional Priority Credit 4 Points
1 Credit 9 Access to Civic and Public Spaces 1
0 1 Credit 10 Access to Recreation Facilities 1 1 Credit 1.1Regional Priority Credit: Region Defined 1
0 0 1 Credit 11 Visitability and Universal Design 1 1 Credit 1.2Regional Priority Credit: Region Defined 1
1 1 Credit 12 Community Outreach and Involvement 2 1 Credit 1.3Regional Priority Credit: Region Defined 1
0 1 Credit 13 Local Food Production 1 1 Credit 1.4Regional Priority Credit: Region Defined 1
2 0 Credit 14 Tree-Lined and Shaded Streets 2
1 0 Credit 15 Neighborhood Schools 1
Yes ? No Yes ? No
8 12 9 Green Infrastructure and Buildings 29 Points Possible 58 22 22 Project Totals (Certification estimates) 110 Points
Certified: 40-49 points, Silver: 50-59 points, Gold: 60-79 points, Platinum: 80+ points
Y Prereq 1 Certified Green Building Required
Y Prereq 2 Minimum Building Energy Efficiency Required
Y Prereq 3 Minimum Building Water Efficiency Required
Y Prereq 4 Construction Activity Pollution Prevention Required
Site SuStainaBility - leed nd ScoRecaRd
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 AD-
DRESSED SEPARATELY IN THE PUD APPLICATION.
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
The 24.69-acre McMillan Slow Sand Filtration Plant (Mc-
Millan) is proposed for redevelopment as a new mixed-
use center combining retail, offce, 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 intro-
duce a new center of activity that balances the equities of
economics with public beneft, 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
defned 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 signifcance with
the goal of recommending an approach to its preserva-
tion within the context of mixed-use development.
The study provided the developer with an understand-
ing 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 pre-
The 24.69-acre McMillan Slow Sand Filtration Plant (McMillan) is proposed for redevelopment
as a new mixed-use 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
serving the site’s historic character and resources in the
midst of development.
General recommendations and resource-specifc rec-
ommendations have been incorporated into the rede-
velopment 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 ap-
plication.
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 sustainabil-
ity hold critical roles in site’s development and proposed
uses.
McMillan - stage 1 p.u.d. application - HPRB Submission 8
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executive SummaRy
HiStoRic mapS and imageRy
AERIAL PHOTOGRAPH LOOKING NORTH, C. 1920 AERIAL PHOTOGRAPH OF SITE, C. 1930 SITE ORGANIZATION, C. 1930 ORIGINAL LOT DESIGNATIONS, C. 1899
AERIAL PHOTOGRAPH OF SITE, C. 1925 FROM THE SWARTZELL RHEEM AND HENSEY COLLECTION
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McMillan - stage 1 p.u.d. application - HPRB Submission 10
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context aeRial pHotogRapH
Veterans
Affairs Medical
Center
Washington
Hospital
Center
Glenwood
Cemetery
Stronghold
Channing St, NW
Michigan Ave, NW
F
ir
s
t S
t, N
W
N
o
r
th
C
a
p
ito
l S
t, N
W
McMillan
Reservoir
Trinity
College
Bloomingdale
Howard
University
The Catholic
University of America
Old Soldiers
Home
Pleasant
Plains
Park View
Park
Place Children’s
Hospital
LeDroit Park
PUD Site Boundary
LEGEND
SITE LOCATION Site Location
VA
MD
DC
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context aeRial pHotogRapH
dc compReHenSive plan
McMillan - stage 1 p.u.d. application - HPRB Submission 12
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neigHBoRing land uSeS - exiSting
Residential
legend
Institutional
Federal
Commercial
PUD Site Boundary
HOWARD
UNIVERSITY
MCMILLAN
RESERVOIR
WASHINGTON
HOSPITAL
CENTER
VETERANS
AFFAIRS MEDICAL
CENTER
TRINITY
COLLEGE
STRONGHOLD
BLOOMINGDALE
GLENWOOD
CEMETERY
MICHIGAN AVE, NW
PARK VIEW
PARK PLACE
CHILDREN’S
HOSPITAL
zoning - exiSting
McMillan - stage 1 p.u.d. application - HPRB Submission 14
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Veterans
Affairs Medical
Center
D/R-5
D/SP-2
McMillan
Park
R-5-B
D/R-5-B
R-5-E D/SP-2
C-M-2
D/R-5-B
R-5-B
R-4
R-3
Glenwood
Cemetery
Prospect
Hill
Cemetery
Saint
Marys
Cemetery
R-4
R-5-D
C-3-A
R-5-A
D/R-5-A
Trinity
C-M-2
C-2-A
legend
PUD Site Boundary
legend
PUD Site Boundary
Veterans
Aairs Medical
Center
D/R-5
D/SP-2
McMillan
Park
R-5-B
D/R-5-B
R-5-E D/SP-2
C-M-2
D/R-5-B
R-5-B
R-4
R-3
Glenwood
Cemetery
Prospect
Hill
Cemetery
Saint
Marys
Cemetery
R-4
R-5-D
C-3-A
R-5-A
D/R-5-A
Trinity
C-M-2
C-2-A
R-5-B
C-2-C
C-3-C
zoning - pRopoSed
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legend
PUD Site Boundary
legend
PUD Site Boundary
1
2
Site plan - exiSting
VIEW WEST THROUGH NORTH SERVICE COURT
1.
VIEW NORTH TOWARDS VETERANS AFFAIRS MEDICAL CENTER
2.
McMillan - stage 1 p.u.d. application - HPRB Submission 16
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Site plan - pRopoSed
VIEW NORTH ALONG GROCERY STORE TOWARDS NORTH SERVICE COURT
3.
VIEW NORTH AT ROW HOUSE PARK AND GARDEN
4.
4.
3.
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land uSe - pRopoSed
LEGEND
Residential
Retail
Office
Open Space
Howard
University
Glenwood
Cemetery
Trinity
College
Veterans Affairs
Medical Center
McMillan
Reservoir
Bloomingdale
Stronghold
Children’s
Hospital
McMillan - stage 1 p.u.d. application - HPRB Submission 18
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Site taBulationS - pRopoSed
AB
F
E
C
D
PARCEL 1
PARCEL 2
PARCEL 3
LANDBAY/PARCEL
LAND BAY AREA 
(SF)
LAND BAY AREA 
(Ac)
BUILDING
NUMBER
BLDG
FOOTPRINT
AREA/LB (SF)
PARCEL 
OCCUPANCY PER 
LAND BAY MAX.
(%)
PARCEL 
OCCUPANCY PER 
LAND BAY PROV.
GROSS FLOOR 
AREA/LAND
BAY (SF)
FLOOR AREA 
RATIO/LAND BAY
MAX. (2405.2)
FLOOR AREA 
RATIO/LAND BAY
PROV.
AGGREGATE 
ZONING AREA
AGGREGATE 
FAR/ZONING
DISTRICT MAX.
(2405.2)
AGGREGATE 
FAR/ZONING
DISTRICT
COMMERCIAL PROV
AGGREGATE 
FAR/ZONING DISTRICT
RESIDENTIAL PROV
PROPOSED 
ZONING
PROPOSED USE
BUILDING
HEIGHT MAX.
(2405.1)
BUILDING
HEIGHT
PROV.
BUILDING
STORIES
MAX.
BUILDING
STORIES
PROV.
AB-1 (Office) 860,000 3.94
AB-1 (Retail) 15,000 0.07
C 127,237.31 2.9210 C-1, C-2, C3 88,550 80% 70% 396,902 2.5 / 6.0 3.12 311,164.05 6.0 1.3 C‐2‐C
RESIDENTIAL (SENIOR
HOUSING), COMMERCIAL,
OFFICE/RETAIL
90 90 No Limit 9
D* 23,556.78 0.5408 D-1 11,843 60% 50% 44,205 3.0 1.88 517,494.56 3.0 0.8 R‐5‐B RESIDENTIAL/TOWNHOUSES 60 45' N/A 4
E* 248,511.87 5.7050 E-1 THRU E-16 97,258 60% 39% 356,782 3.0 1.44 3.0 R‐5‐B RESIDENTIAL/TOWNHOUSES 60 45' N/A 4
F-1 25,630 80% 23% 172,000 6.0 3.86 6.0 C‐3‐C/C‐2‐C RESIDENTIAL 130/90 58'-0"-100'-0" No Limit 5-10
F-2 (Residential) 44,880 80% 23% 263,255 6.0 6.0 C‐3‐C/C‐2‐C RESIDENTIAL/RETAIL 130/90 66'-2"-100'-0" No Limit 6-10
F-2 (Retail) 0 100% 3,150 2.5 2.5 C‐3‐C/C‐2‐C RETAIL/RESIDENTIAL 90 No Limit 1
PARCEL 1 (Central
Park & South
Service Court)
200,947.23 4.6131 N/A 0 0% 0 3.0 0 3.0 R‐5‐B PUBLIC RECREATION 60 N/A N/A N/A
PARCEL 2 (Priate
Street & North
Service Court)
77,433.33 1.7776 N/A 0 0% 0 2.5 0 2.5 C‐2‐C & R‐5‐B
PUBLIC RECREATION &
STREETS
90/60 N/A N/A N/A
PARCEL 3 (Private
Streets)
65,735.08 1.5091 N/A 0 0% 0 2.5 0 2.5 C‐2‐C & R‐5‐B
PUBLIC RECREATION &
STREETS
90/60 N/A N/A N/A
TOTAL 1,075,355.37 24.69 383,161 36% 2,111,294 1.96 1,075,355.37 3.2 0.8
* REFER TO SHEET C 5.1 FOR TOWNHOUSE UNIT BREAKDOWN.
AB (Including Cell 
14)
218,228.19 5.0098 115,000 100% 8.0 246,696.76 8.0
F** 113,705.58 2.6103
**FINAL ZONING AND HEIGHT SHALL BE SUBMITTED AT THE CONSOLIDATED PUD STAGE FOR REVIEW AND APPROVAL BY APPROPIATE AGENCIES.
No Limit 9 3.5 C‐3‐C
COMMERCIAL - MEDICAL
OFFICE/RETAIL
130 84'-0"-130'-0" 53%
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
Site conditionS - exiSting
Michigan Avenue, NW
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Channing Street, NW
North Service Court
View into underground cells
South Service Court
SERVICE COURT
FILTER BED
McMILLAN FOUNTAIN
T
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P
.
Sand Storage Bin
Regulator House
Filter Bed Portal with wood door and Service Court Wall
Subsurface Filter Bed - Typical
Subsurface Filter Bed - Typical
McMillan Fountain
LEGEND
Sand Chamber
Service Court
Approx. existing location
of partial fountain
McMillan - stage 1 p.u.d. application - HPRB Submission 20
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LEGEND
Fountain - relocated and restored
Subsurface Filter Bed - preserved
Olmsted Walk - recreated
Service Court - preserved
Filter Bed (1 acre)
Preserve for future reuse
as open space.
Filter Bed (1/2 acre)
Preserve for future reuse
as open space.
South Service Court
Preserve sand storage bins,
regulator houses, and lter bed portals
with wood doors and service court
walls for future reuse.
North Service Court
Preserve sand storage bins and
regulator houses for future reuse.
Olmsted Walk
Recreated
Relocate and Restore Historic
McMillan Fountain
Approx. existing location
of partial fountain
Site conditionS - HiStoRic pReSeRvation
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
Site conditionS - HiStoRic pReSeRvation
Historic Preservation
The McMillan site is within the McMillan Park
Reservoir Historic Landmark and is a rare
surviving example of a slow sand fltration
plant of an urban scale in the United States.
The site holds historical and architectural
signifcance and exemplifes the pride in
design and innovation of public works at the
turn of the century. The preservation of the
McMillan site is an integral component of
the master plan and a major public beneft
of the PUD.
Preservation Strategy: Preservation of the
McMillan Slow Sand Filtration plant is critical
to the success of the site’s redevelopment.
Preservation on the site must ensure that
the landmark continues to convey its unique
character and its signifcance to the history
of public works in the city and the country.
To this end, the Master Plan incorporates a
holistic preservation strategy that is based on
a thorough analysis of the site’s historic sig-
nifcance and integrity. The strategy includes
the preservation and adaptive use of historic
built resources, the development of interpre-
tive programs, the incorporation of signif-
cant views and landscape features, and the
implementation of design guidelines.
Built Resources: The strategy for the preser-
vation of historic built resources on the site
is based on the resource-specifc treatment
recommendations provided in the McMillan
Sand Filtration Plant Historic Preservation Re-
port (2010). These recommendations refect
the relative importance of the resources to
the signifcance of the landmark. The design
guidelines provide direction on the treatment
of these resources and address the distinc-
tion between the character of the resources
located above and below ground. The pres-
ervation strategy for built resources can be
summarized as follows:
• Above-GroundBuildingsandStruc-
tures
o Regulator Houses: All regulator
houses (4/4) will be retained in place and
adaptively used as appropriate and feasible.
o Sand Bins: All sand bins (20/20) will
be retained in place and adaptively used as
appropriate and feasible.
o Sand Washers: All sand washers
(12/12) will be preserved, with the possibil-
ity of relocating and adaptively using select
sand washers as landscape features within
the site’s various open spaces.
o Service Court Walls and Portals:
 A majority of the walls and portals in
the south service court will be retained, in-
cluding stairs and ramps as possible. These
features will be incorporated into the park
design and the residential development to
the south.
 The walls, portal, and stairs associ-
ated with Filter Bed 14 in the north service
court will be preserved to provide an intact
representation of the resource type.
• Below-GroundBuildingsandStruc-
tures
o Filter Beds: Preservation of Filter Bed
14 and Filter Bed 20.
 Filter Bed 14 will be preserved as an
McMillan - stage 1 p.u.d. application - HPRB Submission 22
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Site conditionS - HiStoRic pReSeRvation
intact artifact in the northwest corner of the site.
 Filter Bed 20 will be incorporated into the
park design along the south service court.
Adaptive Use: The slow sand fltration plant is no
longer in operation and its historic use is obsolete.
The master plan encourages the adaptive use of
the retained historic resources, and the accompany-
ing design guidelines address balancing alterations
with the preservation of character-defning features.
Landscape and Views: The views and landscape
resources on the McMillan site are a key character-
defning feature of the landmark and will be incor-
porated into the master plan to enhance the qual-
ity and character of the redevelopment. Although
many of the landscape features designed by Fred-
erick Law Olmsted, Jr., are no longer intact, the
landscape design for the McMillan site will honor
his design intentions through the restoration of a
perimeter pedestrian path and the selection of new
plantings. Open space and new buildings have
been confgured and designed so as to preserve
and enhance some of the site’s most signifcant
views.
Interpretive Programs: A signifcant component of
the public benefts afforded by the master plan is
the incorporation of an interpretive program to
preserve and celebrate the site’s architectural and
historical signifcance. A holistic interpretation of
the landmark requires a variety of mediums that
appeal to a range of ages and interests. The quality
and content of the interpretive program is of key
importance to its success and viability.
Design Guidelines: The master plan is accompa-
nied by design guidelines that will ensure that the
redevelopment preserves McMillan as a distinct landmark
while affording a built environment that will exist harmoni-
ously within its unique setting in the city. The design guide-
lines provide direction on how to:
• Defnetheexistingandhistoriccharacterofthe
landmark;
• Preserveandadaptthehistoricresourcesonthe
McMillan site;
• Designapublicrealmandbuiltenvironmentthatis
compatible with the site and its context; and
• Achievetheurbandesignprinciplesandobjectives
established in the Master Plan.
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
viewS - exiSting
Michigan Avenue, NW
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Channing Street, NW
Capitol
2.5 Miles
Howard Univ. & Reservoir
In
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North Service Court
View into site from North Capitol St, NW
View south down North Capitol St, NW towards the capitol
View west to the McMillan Reservoir and Howard University
Image source: McMillan Historic Preservation Report
View across North Service Court towards North Capitol St.
View into underground cells
South Service Court
E/W along Service Court
Berm at southern portion of site
View at corner of First St and Channing St towards the site
D
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Across the site
N
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View south between Service Courts
View east across site towards North Capitol
McMillan - stage 1 p.u.d. application - HPRB Submission 24
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viewS - pReSeRved
Howard
University
Glenwood
Cemetery
Trinity
College
Veterans Affairs
Medical Center
McMillan
Reservoir
Bloomingdale
Stronghold
Children’s
Hospital
Capitol
2.5 Miles
Howard Univ. & Reservoir
In
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North Service Court
South Service Court
D
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Across the site
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S
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C
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E/W along the service court
E/W along the service court
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
veHiculaR ciRculation - pRopoSed
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Michigan Avenue, NW
F
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Channing Street, NW
LEGEND
Trac Direction
Trac Light - Proposed
McMillan - stage 1 p.u.d. application - HPRB Submission 26
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pedeStRian and Bicycle ciRculation - pRopoSed
Michigan Avenue, NW
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LEGEND
Pedestrian Circulation
Pedestrian Access
Bus Stop
Bicycle Circulation
Bicycle Rack
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
open Space plan
LEGEND
Park/Plaza/Open Space
“Healing Gardens”
“The Central Park”
“Community Garden”
over Preserved Cell
“Channing Gardens”
Linear “Rain Gardens”
“North Court”
Linear Rain Gardens
“South Court”
McMillan - stage 1 p.u.d. application - HPRB Submission 28
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landScape plan
0’ 100’ 200’ 300’
Relocated Historic
McMillan Fountain
North Court Civic Plaza
Rain Garden Linear Path
Community
Garden
over
Preserved
Cell
Olmsted
Walk
Preserved Cell
Views to Howard
and downtown
Terraced Medicinal/Healing
Gardens
Garden
Court
Garden
Court
Pedestrian Walk
Rain Gardens
Bioswales
Storm
Water
Pond
Informal Playfield
Grass Terrace Amphitheater
Children’s
Play Area
Interactive
Water
Basin
Shallow
Water Basin
Cafe in Regulator House
Row House Park and Garden
Stormwater Basin
and Tree Grove
Preserved Mulberry
Preserved Elm
Green Roof
Green Roof
Green Roof
Green Roof
Green
Roof
0’ 100’ 200’ 300’
Terraced Medicinal/ Healing
Garden
Retail
Retail
Retail with Oce above
Retail with Oce above
Coordinate Relocation
of Historic McMillan
Fountain
Rain Gardens
Bioswales
Garden
Court
Preserved
Cell
Garden
Court
Preserved Cell
Views to Howard
and downtown
Stormwater Basin
and Tree Grove
Informal Playeld
Grass Amphitheater
Children’s
Play Area
Row House Park and Garden
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noRtH SeRvice couRt
North 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
McMillan - stage 1 p.u.d. application - HPRB Submission 30
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SoutH SeRvice couRt
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
South Service Court
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Building HeigHtS - allowaBle
LEGEND
Max. 130’ Building Height
Max. 60’ Building Height
Max. 90’ Building Height
R-5-B
Max 60’
C-2-C
Max 90’
Veterans Aairs
Medical Center
McMillan
Reservoir
Children’s
Hospital
Stronghold
Howard
University
C-3-C
Max. 130’
McMillan - stage 1 p.u.d. application - HPRB Submission 32
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Building HeigHtS - pRopoSed
Capitol
2.5 Miles
Glenwood
Cemetery
Trinity
College
Bloomingdale
LEGEND
84’-110’ Building Height
0’-40’ Building Height
40’-90’ Building Height
0’-40’
Veterans Aairs
Medical Center
McMillan
Reservoir
Children’s
Hospital
Stronghold
Howard
University
100’-130’ Building Height
84’-110’ 100’-130’
40’-110’
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
PAGE INTENTIONALLY LEFT BLANK
McMillan - stage 1 p.u.d. application - HPRB Submission 34
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Site SectionS
SECTION 05
SECTION 07
SECTION 05
SECTION 07
SECTION 09
SECTION 09
+165
+165
+165
35’-0”
40’-0”
15’-0”
63’-0”
30’-0”
10’-0”
140’-0”
118’-0”
115’-0”
35
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
Site SectionS
SECTION 06
SECTION 06
SECTION 08
SECTION 08
SECTION 11
+165
+165
+165
SECTION 11
McMillan - stage 1 p.u.d. application - HPRB Submission 36
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Site SectionS
SECTION 10
SECTION 12
SECTION 10
SECTION 12
+165
+165
30’-0”
10’-0”
10’-0”
30’-0”
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
Site SectionS
SECTION 03
SECTION 01
SECTION 01
SECTION 03
+165
+165
10’-0”
30’-0”
10’-0”
30’-0”
35’-0”
35’-0”
5’-0”
15’-0”
55’-0”
42’-0”
63’-0”
30’-0”
110’-0”
90’-0”
120’-0”
McMillan - stage 1 p.u.d. application - HPRB Submission 38
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Site SectionS
+165
+165
SECTION 02
SECTION 04
SECTION 04 SECTION 02
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
paRking location
LEGEND
Integral Townhouse Garage Parking
Public Street Parking
Below Grade Garage Parking
Below Grade Garage and/or Roof Parking
G
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Michigan Avenue, NW
F
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Channing Street, NW
McMillan - stage 1 p.u.d. application - HPRB Submission 40
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Building meaSuRing pointS
Michigan Avenue, NW
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F
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M.P. +165.94
M.P. +170.00
M.P. +177.30
M.P. - T.O. Finish Floor to T.O. Finish Roof
M.P. +T.B.D.
SEPERATE PUD
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McMillan - stage 1 p.u.d. application - HPRB Submission February 24, 2012
StoRmwateR & utility demand plan - SuStainaBility and oveRall Site plan
McMillan Site Sustainability
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 bio-
retention 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), bio-
retentions 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.
McMillan - stage 1 p.u.d. application - HPRB Submission 42
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