Highlights of the Oct 19 Site Plan review Committee meeting:
by Jennifer Zeien, Community Representative to the SPRC for Central Place

The meeting followed a tight schedule covering the agenda items distributed in advance. JBG presented the principal aspects of the building's exterior and massing, retail levels, garage ventilation and illumination, and plaza/streetscape. Another presentation looked at the parking and circulation issues, and a third presentation presented some initial landscaping information.

There was a brief recitation of the variances, amendments, and rezoning required including modifications to the GLUP, Transportation Plan, and easement agreements before the project can be approved. The developer is anxious to obtain approval before the end of 2006.

JBG expects their proposed buildings to receive FAA approval, although they have not yet received confirmation. The previous approval obtained when the park was at the southern end of the property does not apply, but the office tower is now further from the flight path than in their previous proposal.

The National Park Service expressed disapproval on two aspects of the design. First, they were critical of the building tops on the grounds that they unnecessarily extend into the sky -- in NPS's opinion, it is entirely unnecessary to have a 50-foot observation deck, and second, the top of the building "glows" excessively -- lighting patterns on the buildings were unexplained.

Another major criticism was going forward with street level approval in advance of having the Transportation Study -- and this document is at least 6 months away. The projection is for 377/387 trips to be generated per day owing to activity (business/residential) on the site and the effect of this increased traffic on the character of Moore St. was of concern. Also in regard to the transportation plan, there was some indication that WMATA was dissatisfied with the present location of the "bus pass through" -- it is too close to the south end of N. Moore Street and buses would have to wait for car traffic turning onto Wilson Blvd. JBG said there may be no ideal solution to the problem and, at more than one juncture, reference was made to the possibility it might be eliminated altogether at some future date. The large building pass throughs for trucks and buses have the unfortunate side effect of making the retail fronting on Wilson Blvd. into an "envelope store" (i.e., very shallow and long). If the bus alley were eliminated at some future date, that space would be incorporated into the Wilson Blvd. retail. There are also related concerns with regard to the number and size of curb cuts. N. Moore St. will be narrowed by 3 feet as part of development. It was proposed to narrow the 8-foot wide island on Wilson Blvd. to allow an increase in width of the westbound travel lanes from their present 9.5 feet to the county standard.

There was a discussion of sidewalk widths -- the proposed sidewalks would have a minimum of 8-feet clear walking area. Additional width is taken by tree planters and possible outdoor furniture and turf. The plan was criticized as having too much green that would become trampled owing to the excessive foot traffic. There was also a request to examine widening the sidewalks, particularly on the Lynn St. side.

McDonalds will be taking the prime retail location in the residential building, fronting on the plaza. It was hoped that this would be a more upscale restaurant, perhaps one serving alcoholic beverages, but McDonalds is a necessary player as their land is being acquired for the development.

It was felt that the developer did not provide enough in terms of the LEED description -- a silver rating is being sought for the office building.

There will be a further SPRC meeting November 9, focusing on community benefits and wrapping up any remaining issues. Monday Properties' proposed 1812 N. Moore development is also presently scheduled to be reviewed at that meeting.
Additional information will be circulated or posted on the County's web site prior to the next meeting to resolve these and other issues raised at the meeting. A criticism was that there was insufficient information circulated via handout and therefore few materials were available for review.

Jennifer