Professional Documents
Culture Documents
McMillan ZC 13 14B Supplemental Filing Compiled 2016 02 18
McMillan ZC 13 14B Supplemental Filing Compiled 2016 02 18
McMillan ZC 13 14B Supplemental Filing Compiled 2016 02 18
PUD Application
20 Day Submission
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
ZItem
ONINGBelow
TABULATIONS
Site Area
Site Area
Minus Internal Streets / Easements
Effective Total
Parcel 4
95,984 sf
(32,006 sf)
71,909 sf
Street Widths
Gross
Floor Area
/ Unit
Required
Proposed
Retail
1 Space for 1st 3,000 sf, & 1 Space Per 750 sf of Gross
Floor Area in Excess of 3,000 sf
52,920
68
159
Evarts Street, NW
50 ft (private)
Retail Accessible
Parking
Quarter Street, NW
52 ft (private)
Retail Loading
117 ft (private)
2 Berths with
required
platforms
(3) 40 berths
with (3) 200 sf
platforms
1 Loading
space
(1) 20 Loading
space
CR PUD Guidelines
Permitted/Required
Provided
Retail Bicycle
Parking
110
78-8
Residential
281
8.0 Residential
4.0 Non-residential
Residential
Loading
8.0 Total
Residential
490,350
Total
490,350
310,283
100% non-residential
94
1 Berth with
required
platform
Residential
Accessible
Parking
Residential
Bicycle Parking
185
93
93
75% residential
Revision Descriptions
A. Previous Height was noted as 77-0
Penthouse
1 Loading
space
Area
Height
18-6 max
14-0 max
Setback
1:1 min
Notes
O 2. (411.3) All other screens and walls are less than four feet above parapet.
P 3. (630.4) Housing for mechanical equipment shall be set back from all exterior walls a distance at least equal to its heigh above the roof
1. (411.4) Permitted to provide multiple penthouses when multiple elevator or stair cores extend to roof.
S. Previously 278
T. Previously 93
U. Previously 175 Spaces
BALCONY / BAY
SCREEN WALL
+ 78-8
SEE NOTE 2
+ 92-8
+ 24-0
ROOF STRUCTURE
+
+ 78-8
+ 92-8
+ 24-0
A
SENIOR PENTHOUSE
MP 163
+ 92-8
+ 89-8
PENTHOUSE
ROOF STRUCTURE
QUARTER STREET
MULTI-FAMILY / GROCERY
GROCERY PENTHOUSE
Item DBelow
ZONING
IAGRAM
ROOF STRUCTURE
+ 78-8
SCREEN WALL
SEE NOTE 2
Revision Descriptions
A. Residential elevator core location adjusted as a
result of edited parking layout
BALCONY / BAY
EVARTS STREET
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
VItem
IEW FROM
NORTH CAPITOL STREET LOOKING SOUTH
Item
Below
ENTRANCE TO NORTH SERVICE COURT FROM NORTH C
APITOL
STREET
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
VItem
IEW FROM
NORTH CAPITOL STREET LOOKING SOUTH
Revision Descriptions
A. Grocery mezzanine included
Additional glazing included
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
6 February 18, 2016
Revision Descriptions
A. Grocery mezzanine included
Additional glazing included
B. Grocery entry revised
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
McMillan Stage Two Consolidated PUD Application
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
UPDATE
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
10 February 18, 2016
Revision Descriptions
A. Grocery mezzanine included
Additional glazing included
B. Grocery entry revised
C. Base treatment of metal screen revised
D. Plinth wall treatment along One Quarter Street
revised to connect to treatment along North
Service Court including sliding wWooden panels
E. Multifamily entrance presence strengthened
B
D
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
McMillan Stage Two Consolidated PUD Application
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
VItem
IEW FROM
CORNER OF ONE QUARTER STREET & EVARTS STREET
UPDATE
Item
Below
VIEW FROM CORNER OF EVARTS STREET & NORTH C
APITOL
STREET
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
VItem
IEW FROM
CORNER OF ONE QUARTER STREET & NORTH SERVICE COURT
Revision Descriptions
A. Plinth wall treatment along One Quarter Street
revised to connect to treatment along North
Service Court Including sliding wooden panels
B. Senior lobby frontage increased. Parking entry
moved
C. Loading doors revised and set in 6-0
B
A
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
14 February 18, 2016
Revision Descriptions
A. Senior lobby frontage increased. Parking entry
moved
C. Loading doors revised and set in 6-0
D. Parking entry moved to remove conflicts with
loading movements.
C
A
PROPOSED DESIGN
PREVIOUSLY
SUBMITTED
DESIGN
McMillan Stage Two Consolidated PUD Application
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Item
Below
P2
LEVEL
PLAN
Grocery
Line of Building Above
Residential
93 residential bike
storage spaces
93 residential bike
storage spaces
Senior Affordable
Residential
Up
Parking/
Loading/MEP
Up
Bicycle Storage,
Changing Rooms,
and Lockers
Revision Descriptions
PROPOSED DESIGN
Grocery
Residential
8 retail bike
storage spaces
Senior Affordable
Residential
Parking/
Loading/MEP
Bicycle Storage,
Changing Rooms,
and Lockers
B
155 Spaces
Revision Descriptions
A. Grocery vestibule shifted east
B. Increased efficiency of layout led to an increase
in spaces from 154 to 155.
8 retail bike
storage spaces
Item
Below
P1 LEVEL
PLAN
PROPOSED DESIGN
Grocery
Residential
Grocery
Entry
Grocery
Vestibule
Senior Affordable
Residential
Parking/
Loading/MEP
216-8
Exhaust
Trash
Market Rate
Residential
Lobby
5,265 sf
272
Extent of Parking
Below
Revision Descriptions
Residential
Entry
Trash
Res. Ramp
Loading
3,173 sf
Grocery Delivery
Trash
Senior
Residential Res. Loading
Lobby
2,113 sf
4,746 sf
Grocery
Extent of Mezzanine
Above
51,000 sf
+66
Flex Space
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
SItem
TREET LBelow
EVEL PLAN
Grocery
Vender
Ramp
Intake
Senior Res.
Entry
Down
Parking
Entry
EVARTS STREET
PROPOSED DESIGN
18 February 18, 2016
EVARTS STREET NW
51,000 sf
+66
B
Grocery
Vender
Ramp
Delivery
Res. Ramp
Extent of Parking
Below
Trash
Senior
Residential
Lobby
4,746 sf
Grocery
Loading
3,173 sf
Grocery Trash
Res. Loading
2,113 sf
Intake
Down
EVARTS STREET
PROPOSED DESIGN
Item
Below
LOADING
DOCK
PLAN
Revision Descriptions
A. Loading area revised
B. Parking ramp moved to avoid
conflicts with Loading movements
Grocery
Residential
Senior Affordable
Residential
Parking/
Loading/MEP
Grocery Mezzanine
4,251 sf
(3,251 sf Indoor
1,000 sf Outdoor)
Revision Descriptions
A. Grocery mezzanine added
Open To Below
Flex Space
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Item
Below
M
EZZANINE
LEVEL PLAN
EVARTS STREET
PROPOSED DESIGN
20 February 18, 2016
Grocery
Flex Space
Revision Descriptions
ONE QUARTER STREET
Item
LEVELBelow
2 PLAN
EVARTS STREET
PROPOSED DESIGN
McMillan Stage Two Consolidated PUD Application
EVARTS STREET NW
Grocery
Flex Space
Revision Descriptions
A. Residential elevator core location
adjusted as a result of edited parking
layout
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Item3-6
Below
LEVEL
PLAN
EVARTS STREET
PROPOSED DESIGN
22 February 18, 2016
EVARTS STREET NW
Grocery
Parking/
Loading/MEP
Grocery
Mechanical
Penthouse
Approx.
Height 14-0
Flex Space
Revision Descriptions
Grocery
Mechanical
Penthouse
Approx.
Height 11-0
Market Rate
Penthouse
Approx
Height: 14-0
Grocery
Mechanical
Penthouse
Approx.
Height 11-0
Item
Below
ROOF
PLAN
Senior
Penthouse
Approx
Height: 14-0
Senior
Penthouse
Approx
Height: 16-0
B
5'-6"
5-6"
PROPOSED DESIGN
McMillan Stage Two Consolidated PUD Application
N CAPITOL ST
QUARTER ST
NORTHNORTH
CAPITOL
CAPITOL
ST
ST
QUARTER
QUARTER
ST
ST
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Item
N
ORTH Below
ELEVATION
EVARTS STREET
EVARTS STREET
Revision Descriptions
A
N CAPITOL ST
QUARTER ST
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
RVICE
T
NORTH CAPITOL ST
QUARTER ST
EVARTS ST
EVARTS STREET
Revision Descriptions
A
PROPOSED DESIGN
Below
WItem
EST ELEVATION
RVICE
T
EVARTS
ST
F. Core penthouses reduced in height
from 16-0 to 14-0
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
D
NORTH CAPITOL ST
QUARTER ST
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
SItem
OUTH Below
ELEVATION
N CAPITOL ST
QUARTER
ST
1
EVARTS STREET
Revision Descriptions
A
FROM 163
MEASURING POINT
PROPOSED DESIGN
N CAPITOL
L ST
QUARTER
ST
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
EVARTS
ST
QUARTER ST
NORTH SERVICE
COURT
NORTH CAPITOL ST
EVARTS STREET
Revision Descriptions
A. Grocery mezzanine included
B. Grocery mechanical penthouses
added
FROM 163
MEASURING POINT
PROPOSED DESIGN
Below
EItem
AST ELEVATION
NORTH SERVICE
COURT
EVARTS
ST
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
B
NORTH CAPITOL ST
QUARTER ST
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
BItem
UILDING
SECTION
EVARTS STREET
Revision Descriptions
A. Grocery mezzanine included
B. Grocery mechanical penthouses
added
C. Core penthouses reduced in
height from 16-0 to 14-0
PROPOSED DESIGN
NORTH CAPITOL ST
QUARTER ST
EVARTS STREET
Revision Descriptions
A. Grocery mechanical penthouses
added
PROPOSED DESIGN
Item SBelow
BUILDING
ECTION
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Below
BItem
UILDING
SECTION - MARKET RATE RESIDENTIAL PENTHOUSE
PROPOSED DESIGN
PROPOSED DESIGN
Charcoal Metal Panel
12-0"
PROPOSED DESIGN
Item
Below
BUILDING SECTION - GROCERY
PENTHOUSES
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
PROPOSED DESIGN
PROPOSED DESIGN
Item
Below
BUILDING SECTION - GROCERY
PENTHOUSES
E X E Multifamily
CUTIVE SUM
MARIES
Mixed-Use
Building
Item
Below
StoreMMaterials
GGrocery
ROCERY
STORE
ATERIALS
01 ALUMINUM STOREFRONT SYSTEM
02 WOOD-CLAD SLIDING SCREEN
04
03 GLASS
04
04 LIMESTONE
03
01
02
02
05
03
05 GRANITE BASE
05
02
04
01
04
03
02
NOTES:
1. Flexibility is requested to vary the final selection of the exterior materials within the color ranges and general material types proposed,
based on availability at the time of construction without reducing the quality of materials.
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
06
07
08
09
10
07
08
10
11
10
10
11
09
06
06
06
10
10
06
Item M
Below
RESIDENTIAL COMPONENT
ATERIALS
08
07
10
09
11
NOTES:
1. Flexibility is requested to vary the final selection of the exterior materials within the color ranges and general material types proposed,
based on availability at the time of construction without reducing the quality of materials.
2. Flexibility is requested to make minor refinements to exterior details and dimensions, including belt courses, sills, bases, cornices,
railings and trim, or any other changes to comply with the building codes or that are otherwise necessary to obtain a final building permit.
TECHNICAL MEMORANDUM
To:
From:
Anthony J. Startt
Peter Kauffmann, PE
Rob Schiesel, PE
Dan VanPelt, PE, PTOE
Date:
Subject:
Overview
This memorandum provides a Transportation Statement in support of the PUD modification application for Parcel 4 at the
McMillan Sand Filtration Site PUD (Zoning Commission Case No. 13-14B).
The impetus for the PUD modification is that Harris Teeter is expected to be the tenant for the grocery component of Parcel
4. As such, slight changes to the loading plan and subsequent building design are proposed to accommodate the specific
needs of Harris Teeters operations. In addition, the Loading Management Plan included in the original Parcel 4 approval
specifically stated that the assumptions that went into developing the plan were generic, and recommended that the Loading
Management Plan be revised once a specific grocery tenant was identified to reflect their known operational requirements.
The main components of the proposed Transportation Statement are as follows:
1.
2.
A summary of loading activity at comparable Harris Teeter locations in the District, including a review of truck sizes;
3.
An analysis of potential queuing concerns along Evarts Street stretching back towards North Capitol Street; and
4.
www.goroveslade.com
Page 2
Figure 1: Comparison of Previous and Current Loading Dock Plans (not to scale)
Gorove/Slade
www.goroveslade.com
Page 3
The most significant difference between the plans is the reduction in size of the grocery loading berths. Unlike other local
grocery stores, Harris Teeter can use smaller tractor-trailers. For urban locations such as Parcel 4, Harris Teeter uses a double
tractor-trailer for transportation to the region and then breaks down the trailers to two trailers, splitting the double-trailer
into two smaller single tractor-trailers at a location outside of the city. The resulting trucks, which are shorter than traditional
tractor-trailers, are then used locally within an urban area to reach their final destination. The resulting tractor-trailers are
similar in size and maneuverability to a WB-40 truck, much smaller than the WB-67 trucks that were accommodated in the
original Parcel 4 plan, and are more typical of other grocers.
Additionally, the change to smaller trucks allows for exiting trucks to go directly back to North Capitol Street instead of
travelling around the block on McMillan internal streets or exiting via First Street to Michigan Avenue.
Size of trucks
The comparable Harris Teeter locations are served primarily by small trucks. Table 1 provides a summary of
deliveries by truck size.
Table 1: Weekly Deliveries by Truck Size
Jenkins Row (Hill East)
1350 Potomac Avenue SE
Weekly Deliveries
128
Tractor-Trailers (>30)
41
Single-Unit Trucks (30)
87
Average
126
40
86
As stated above, Harris Teeter stores use smaller tractor-trailers than typical grocers do, although the Jenkins Row
location can and does accommodate some larger vehicles.
Distribution
43%
38%
9%
9%
Gorove/Slade
www.goroveslade.com
Page 4
2) Vendor deliveries, of which the majority are done using small single-unit trucks (although some vendors,
particularly beverage distributors, use small tractor-trailers).
Table 3: Type of Deliveries per Week
Jenkins Row (Hill East)
Truck Type
1350 Potomac Avenue SE
14
Harris Teeter Warehouse
114
Vendors (23% tractor-trailers)
Bakery
21
Beer/Wine
17
Chips
11
Cookies
9
Drinks
7
Specialty Goods
24
Newspaper
12
Frozen Foods
6
Other
7
Average
Weekly Trucks
14
113
24
17
10
8
7
24
12
6
5
Table 4 below provides a comparison of the assumptions used to develop the original Loading Management Plan, and the
new data from comparable Harris Teeter locations. The overall activity is about the same, or slightly lower, with the main
difference being the size of the tractor-trailers making deliveries. Note that the daily numbers below are based on Harris
Teeters delivery schedule that occurs across six days per week, not seven. Harris Teeter has no deliveries scheduled on
Sundays, and Saturday activity is similar to weekdays.
Table 4: Comparison of Loading Assumptions
Projected Daily Deliveries
Total
Large Tractor-Trailers (55)
Small Tractor-Trailers (<55)
Single-Unit Trucks (30)
PUD Assumption
(June 18, 2014 Loading Memo)
22
6
0
16
Gorove/Slade
www.goroveslade.com
Page 5
Assume 2.68 trucks arrive during AM peak hour, translating to 6 Evarts Street blockages per hour
This assumption is based on a combination of the daily rate of truck activity and the distribution of truck activity
within that day as provided by Harris Teeter at their comparable District stores, and adding in a peaking factor of
0.85 to estimate the peak hour of activity within that 4-hour block. This calculation resulted in a projection of 2.68
trucks arriving at the dock per hour.
2.68 truck arrivals per hour translates to 5.36 truck moves per hour, so the study rounded up to 6 truck moves and
therefore 6 Evarts Street blockages per hour to be conservative.
Assume peak hour of truck activity overlaps with intersection peak hour at North Capitol Street
This is a conservative assumption, as Harris Teeter believes that the peak hour of loading activity will occur before
the peak hour of commuter traffic. Peak hour traffic volumes and North Capitol signal operations were be based on
the Synchro model developed in support of the McMillan TIS Revised Recommendations document dated April 16,
2014, which covered projected 2025 AM peak hour conditions with recommended improvements.
The main metric used to judge the loading docks impact was the westbound queue lengths at the loading dock signal, namely
whether the expected queues along Evarts Street that would occur during truck maneuvers would stretch from the loading
dock back to North Capitol Street. Table 5 shows the queuing metrics derived from the simulation.
Gorove/Slade
www.goroveslade.com
Page 6
Average Queue(1)
Available Stacking
Distance(3)
34
105
95
1 Average of the highest queue observed in the model every two minutes
2 Defined as the average queue plus 1.65 standard deviations
3 Between dock and crosswalks, measured from site plans
These model results show two notable results: (1) the 95th percentile queue exceeds the stacking distance, and (2) the 95th
percentile queue is significantly larger than the average queue, indicating high variability in queue length. Prior to concluding
that the AM restriction must stay in place because the 95th queue exceeds the storage length, Gorove/Slade reviewed the
simulation model in more detail. This review found that the vast majority of times when the loading dock signal blocked
Evarts Street traffic, no issues occurred in the model. Only when the loading dock signal turned red for Evarts Street right
before the northbound left turn protected green arrow on North Capitol Street turned green did a large queue occur. This
explains the significant difference between the average and 95th percentile queues.
Based on this review, Gorove/Slade concludes that the truck restriction can be lifted during the AM peak hour as long as
trucks do not begin to maneuver into or out of the docks while the northbound North Capitol Street left turn arrow is green.
Thus instead of a complete removal of the restriction, Gorove/Slade recommends the AM peak hour restriction be changed
to a management solution. There is sufficient room on Evarts Street for a truck to pull to the curb and wait before backing
into the docks, while still allowing for two-way traffic. Thus, if a loading dock manager were to ensure that maneuvering
occurred just after the northbound North Capitol Street left turn signal turned red, then no negative impacts to North Capitol
Street would occur due to dock operations. A figure depicting this concept is attached to this Statement.
Gorove/Slade
www.goroveslade.com
Page 7
The grocery store will issue plans to all drivers and delivery
companies. These plans include any restrictions on vehicle
size and type, the hours of operations, scheduling rules,
noise control rules, and ingress and egress routes.
The loading dock manager will issue plans to all drivers and
delivery companies. These plans will include scheduling
rules, noise control rules, and ingress and egress routes.
Gorove/Slade
www.goroveslade.com
WB-40
95'
65'
10'
WB-40
1" = 40'
WB-40
WB-40
Custom
Custom
Harris Teeter 2
Harris Teeter 2
SU-30
SU-40
SU-30
SU-40
WB-40
AASHTO 2011 (US)
WB-40
AASHTO 2011
(US)
Washington, DC
1" = 30'
WB-40
WB-40
Custom
Custom
Harris Teeter 2
Harris Teeter 2
SU-30
SU-40
SU-30
SU-40
Harris Teeter 2
Custom
Harris Teeter 2
Custom
Washington, DC
1" = 30'
WB-40
WB-40
Custom
Custom
Harris Teeter 2
Harris Teeter 2
SU-30
SU-40
SU-30
SU-40
SU-40
AASHTO 2011 (US)
SU-40
AASHTO 2011 (US)
Washington, DC
1" = 30'
WB-40
WB-40
Custom
Custom
Harris Teeter 2
Harris Teeter 2
SU-30
SU-40
SU-30
SU-40
SU-30
AASHTO 2011 (US)
SU-30
AASHTO 2011 (US)
Washington, DC
1" = 30'