Professional Documents
Culture Documents
DRAFT McMillan PUD Application
DRAFT McMillan PUD Application
DRAFT McMillan PUD Application
OWNER
DISTRICT
OF
COLUMBIA
DEVELOPMENT TEAM
CIVIL ENGINEER
BOWMAN CONSULTING
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
- 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 Oce 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
July ,
Introduction
62
Introduction
McMillan
Submitted to: The District of Columbia Zoning Commission Z.C. Case #: Submitted on:
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:
Trac Consultants:
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 Commissions Plan of 1901 and its concomitant demonstration of the inuence 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 purication technology of the nineteenth century and organized to be efcient 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 citys rst steps towards becoming a modern metropolis, working to ltrate the water that arrived from the west and diffusing the puried contents to the burgeoning population of the District of Columbia. From a perspective of the water ltration 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 sites main function, the purication and ltration of water. Several main themes characterize the architecture of the historic site. The rst 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 innite 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 nal theme is one of distinction from the city as the overall level of the top of the ltration 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, dened by its rows of stately bay windows and Victorian detail. Views from the city to the site are most signicant 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 lEnfant 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 conuence 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 rst step in transforming this part of the Nations 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.
July , 5
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 ltration 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 ltration 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 ltration 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 Certied 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 faade 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 ofce 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 inuence 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 ltration cell # 14 becomes, on its surface, a new park permitting views to the sand cylinders from the north and its 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 ,
SITE
SUSTAINABILITY
Yes
No
22 Y Y Y Y Y 10 0 7 1 3 1
27 Points Possible
Yes ? No
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
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
6 1 1 1 1 1
6 Points
1 1 1 1 1 1
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
4 1 1 1 1
4 Points
1 1 1 1
0 1 0 2 1
Yes
No
8 Y Y Y Y
12
29 Points Possible
Required Required Required Required
58 22 22
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.
July , 7
8 July ,
HISTORIC
AERIAL PHOTOGRAPH OF SITE, C. 1925 FROM THE SWARTZELL RHEEM AND HENSEY COLLECTION
Masterplan
CONTEXT Masterplan
AERIAL PHOTOGRAPH
Park View
r th
Cap
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
CONTEXT
AERIAL PHOTOGRAPH
Masterplan
DC COMPREHENSIVE Masterplan
PLAN
NEIGHBORING
WASHINGTON HOSPITAL CENTER
FIRST ST, NW
LAND USES
EXISTING
PARK VIEW
PARK PLACE
TRINITY COLLEGE
CHILDRENS HOSPITAL
MICH
IGAN
W AVE, N
LEGEND
GLENWOOD CEMETERY
HOWARD UNIVERSITY
CHANNING ST, NW
BLOOMINGDALE
Masterplan
ZONING Masterplan
EXISTING
D/R-5
D/SP-2
R-5-B
McMillan Park
R-4
D/R-5-B
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
PROPOSED
D/R-5
D/R-5-B
R-5-B
R-5-D
C-2-A C-M-2
Masterplan
SITE Masterplan
PLAN
EXISTING
1.
2.
SITE
PLAN
PROPOSED
3.
4.
3.
4.
Masterplan
LAND Masterplan
USE
PROPOSED
Childrens Hospital Veterans Affairs Medical Center Trinity College
Stronghold
McMillan Reservoir
LEGEND
Residential Retail
Howard University
Glenwood Cemetery
SITE
TABULATIONS
PROPOSED
AB
PARCEL 2 C-1
F
PARCEL 1
C-2
Masterplan
CIVIL Masterplan
DRAWINGS
CIVIL
DRAWINGS
Masterplan
CIVIL Masterplan
DRAWINGS
EXISTING
CONDITIONS
OVERALL PLAN
Masterplan
ADJACENT Masterplan
PROPERTY OWNERS
EXISTING
Masterplan
EXISTING
Masterplan
26 July 25, 2011
WASHINGTON
OVERALL PLAN
THE EXISTING CONDITION OF CELL 14 SUBSURFACE FILTRATION BED EXISTS PARTIALLY IN PUBLIC SPACE AS SHOWN. SEE CITATION BELOW
Masterplan
SITE Masterplan
CONDITIONS
EXISTING
SERVICE COURT
Michiga , n Avenue NW
FILTER BED
TY
P.
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
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
Masterplan
VIEWS Masterplan
EXISTING
Michiga
, n Avenue
NW
Into
the
site
Dow
nto
wn
Channing Street, NW
PRESERVED
Trinity College
Stronghold
North Service Court E/W along the service court N/S between Service Courts N/S between Service Courts
McMillan Reservoir
Across the site South Service Court E/W along the service court
Dow
nto
wn
Glenwood Cemetery
Capitol
2.5 Miles
Masterplan
Into
VEHICULAR Masterplan
CIRCULATION
EXISTING
Childrens Hospital Veterans Affairs Medical Center
Trinity College
Michiga
, n Avenue
NW
Stronghold
McMillan Reservoir
First Street, NW
Glenwood Cemetery
LEGEND
Howard University
Channing Street, NW
Traffic Direction
Bloomingdale Capitol 2.5 Miles
VEHICULAR
CIRCULATION
PROPOSED
Michiga
, n Avenue
NW
LEGEND
Channing Street, NW
First Street, NW
Masterplan
PEDESTRIAN Masterplan
CIRCULATION
EXISTING
Childrens Hospital Veterans Affairs Medical Center
Trinity College
Michiga
, n Avenue
NW
Stronghold
McMillan Reservoir
First Street, NW
Glenwood Cemetery
LEGEND
Pedestrian Access
Howard University
Channing Street, NW
PEDESTRIAN
CIRCULATION
PROPOSED
Michiga
, n Avenue
NW
LEGEND
Channing Street, NW
First Street, NW
Masterplan
OPEN Masterplan
SPACE PLAN
North Court
LEGEND
Park/Plaza/Open Space Linear Rain Gardens
Channing Gardens
36 July ,
LANDSCAPE
PLAN
Preserved Cell
Garden Court
Garden Court
Stormwater Basin and Tree Grove Informal Playfield Childrens Play Area
Grass Amphitheater
100
200
300
Masterplan
NORTH Masterplan
SERVICE COURT
Re-purpose Sand Storage Bins Future use TBD Re-purpose Regulator Houses Future use TBD
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
Masterplan
BUILDING Masterplan
HEIGHTS
ALLOWABLE
Childrens Hospital
Trinity College
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
BUILDING
Childrens Hospital Veterans Affairs Medical Center
HEIGHTS
PROPOSED
Trinity College
100-130
84-110
Stronghold
McMillan Reservoir
0-40
Glenwood Cemetery
LEGEND
0-40 Building Height 40-90 Building Height
Howard University
Masterplan
Masterplan
SITE
SECTIONS
+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
Masterplan
SITE Masterplan
SECTIONS
+165
SECTION 06
SECTION 06
+165
SECTION 08
SECTION 08
SECTION 11
+165
SECTION 11
SITE
SECTIONS
10-0
+165
30-0
SECTION 10
10-0
+165
30-0
SECTION 12
SECTION 10 SECTION 12
Masterplan
SITE Masterplan
SECTIONS
120-0 90-0
+165
30-0
SECTION 01
30-0
+165
30-0
SECTION 03
SECTION 03
SECTION 01
SITE
SECTIONS
+165
SECTION 02
+165
SECTION 04
SECTION 04
SECTION 02
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
Channing Street, NW
First Street, NW
FRONTAGE
TYPES
Michiga
, n Avenue
NW
LEGEND
Frontage Type A: No Loading, Service, or
Garage Access
First Street, NW
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
657
*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*
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.
VEHICLE
TURNING
GARBAGE TRUCK
OVERALL PLAN
Masterplan
VEHICLE TURNING
FIRE TRUCK
OVERALL PLAN
Masterplan
52 July 25, 2011
VEHICLE
TURNING
TRACTOR TRAILER
OVERALL PLAN
Masterplan
DEMAND 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 sites 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 projects 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 sites 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 sites infra-structure and land bays.
DEMAND CALCULATIONS
Masterplan
Masterplan
Masterplan
DEMAND DETAILS
DEMAND DETAILS
Masterplan