Pentagon Centre - Arlingtonva
Pentagon Centre LRPC
CPHD December 18, 2014
Meeting Agenda
• Background on relevant planning context, guidance, and County policy • Brief update of original approval • Presentation of current proposal and comparison against original approval • Committee discussion on major PDSP changes to help inform review of specific project components at SPRC
2
General Land Use Plan • Medium OfficeApartment-Hotel –
Up to 2.5 FAR Office
–
Up to 115 units/acre apartment
–
Up to 180 units/acre hotel
–
Typical zoning: C-O-2.5
3
Zoning C-O-2.5 (site plan) •
Use – – – –
•
Height – – –
•
12 stories office/commercial 16 stories apartment 16 stories hotel
Site area: –
•
Office Service commercial/retail Multi-family Hotel
731,873 sf (16.8 ac)
Density – – –
2.5 FAR office/commercial (1,829,682.5 sf) 115 units/acre multi-family (1932 units) 180 units/acre hotel (3,024 units)
4
Planning history • Coordinated Development District – approved February 9, 1974
5
Planning history • Pentagon City Master Development Plan – approved February 1976 – Majority of 116 acre site was vacant at time of approval – Rezoned property to C-O-2.5 • • • •
1,250,000 gfa office 800,000 gfa commercial retail 2,000 hotel rooms 5,900 apartment units (with minimum of 300 units of elderly housing) • 300 bed nursing home • Public park consisting of 11 acres
– Excluded ~17 acre Western Electric Property now called Pentagon Centre 6
Planning History Pentagon City PDSP • North: Lincoln Park • Northeast: PenPlace • East: Metropolitan park • South: – – –
Southampton Condominiums Claridge House Potomac Center Eldercare
• West: – – – – –
Pentagon City Fashion Center Pentagon Row Park Vista Washington Tower Office Ritz Carlton
7
Planning history 1997 Pentagon City Task Force • Appointed in response to PDSP proposal for Pentagon Row – Review the PDSP and agree on a build-out scenario – Identify a framework and planning principles for the remaining unbuilt portions of Pentagon City (including Pentagon Centre) – Identify 2-3 build-out scenarios that meet those principles and address community interests 8
Planning history 2007 Long Range Planning Process • In response to PDSP and final site plan proposal for Pentagon Centre – Refine and update principles planning principles established by the 1997 Pentagon City Task Force – Develop guiding principles specific to long term goals for full build-out of the Pentagon Centre block – Provide baseline for review of proposed PDSP and Site Plan for Pentagon Centre site
9
Planning history • Pentagon Centre guiding principles – – – – – – – – –
Compatibility Mix of uses Distribution of densities and heights Open space Circulation and pedestrian routes Streetscapes Parking Sustainable design Phasing
• Guiding principles incorporated into design guidelines – Adopted with PDSP and Final Site Plan July 19, 2008
10
Guiding principles: Compatibility • Development should be compatible with the surrounding existing uses and with the site’s central location to the Pentagon City Coordinated Development District and proximity to Metro
11
Guiding principles: mix of uses • A balanced mix of uses should be provided on this block, including office, retail and residential and a community facility or civic space, and should create a convenient live-work-shop relationship to ensure twenty-four hour vitality
Guiding principles: distribution of density and heights
• The site should provide the highest heights and densities in the Pentagon City area, with heights and densities tapering down toward the southwest portion of the site to meet adjacent existing low-rise residential development.
Guiding principles: open space • Well-designed publicly accessible open space in discrete urban parks and plazas should be fully integrated throughout the development and should contribute to creation of a sense of place in Pentagon City as a whole photo provided by Arlington County
Guiding principles: circulation and pedestrian routes
• A street grid should be phased into development to ultimately provide a multi-modal street network improving pedestrian, bicycle, transit and vehicular access through and around the site.
Guiding principles: streetscape • Streetscapes should maximize pedestrianfriendly features, highlight key intersections and gateways, and identify short-term improvements for blocks where redevelopment is not planned to be implemented until later phases of the project.
Guiding principles: parking • Parking should be provided below grade unless impossible due to Metro tunnel. Any above grade parking structures should incorporate facades consistent with high quality architecture on the site.
photo provided by Arlington County
Guiding principles: sustainable design • All aspects of urban and architectural design should incorporate sustainable and green building principles.
Guiding principles: phasing • Phasing of development should accommodate existing retailers as an interim use and community benefits should be provided concurrent with phasing of the PDSP
19
Zoning
20
Zoning
21
Pentagon Centre PDSP – 2008 Approval
• Over 1.8 million square feet of office, residential, retail, and hotel uses • Development to be completed in three phases to accommodate existing retail leases • Expansion of existing street network and improvements for existing streets • New open space along the south and east edges of the site • Additional height permitted in key locations to accommodate high density office development over Metro • Above grade parking permitted in specific buildings due to site constraints and requirement to maintain retail parking throughout construction
2008 Approval
Phase 1 Site Plan – 2008 Approval
• Approved concurrently with PDSP • Included new office uses with ground floor retail above the Metro (Building A) and at 15th Street S. and S. Hayes Street (Building C) • Above grade parking and additional height permitted for the Metro office building (Building A) due to its location and importance • Above grade parking structure with first and second floor retail and office uses would be partially converted to residential uses in a later phase (Building D) • Streetscape improvements proposed along S. Hayes Street along with a “refresh” of the existing retail building façade (Building B)
2008 Approval
Phase 2
24
Phase 3
25
Pentagon Centre PDSP Design Guidelines
• Adopted by the County Board upon approval of the PDSP/Phase 1 Site Plan • Designed to guide implementation of the PDSP • Includes the following major components: – Concept Plan – Building Guidelines – Streetscape and Landscape Guidelines 26
PDSP/Site Plan Amendments Since Approval
• PDSP and Site Plan Amendments – May 2012 • Modified condition language regarding timing of compliance related to engineering plans and tree canopy fund contributions
– October 2014 • Phased construction into two parts • Modified building footprint • Eliminated second floor office space
Recent Adjacent Development Approvals •
Pentagon City Mall – –
•
PenPlace – –
–
•
Minor site plan amendment approved 11/2013 Expansion of retail uses by approx. 50,000 square feet.
PDSP amendment approved 9/2013 Permits up to 1.8 million square feet of office, 50,000 square feet of retail, and 300 hotel units, w/ flexibility to substitute office for 300 d.u. Buildings heights no greater than 22 stories
Metropolitan Park – – – –
Final Site Plan for Phases 4-5 and PDSP amendment approved 7/2013 Phases 1-3 are complete or under construction Total of 3,212 residential units and 100,000 square feet of retail allocated to this parcel. Buildings heights no greater than 22 stories
Applicant’s Presentation Proposed Pentagon Centre PDSP and Phase 1 Site Plan Amendments
29
Discussion Items:
• • • •
Land Use Mix and Development Phasing Open Space and Circulation Networks Building Heights and Massing Overall Consistency with Guiding Principles
CPHD December 18, 2014
Meeting Agenda
• Background on relevant planning context, guidance, and County policy • Brief update of original approval • Presentation of current proposal and comparison against original approval • Committee discussion on major PDSP changes to help inform review of specific project components at SPRC
2
General Land Use Plan • Medium OfficeApartment-Hotel –
Up to 2.5 FAR Office
–
Up to 115 units/acre apartment
–
Up to 180 units/acre hotel
–
Typical zoning: C-O-2.5
3
Zoning C-O-2.5 (site plan) •
Use – – – –
•
Height – – –
•
12 stories office/commercial 16 stories apartment 16 stories hotel
Site area: –
•
Office Service commercial/retail Multi-family Hotel
731,873 sf (16.8 ac)
Density – – –
2.5 FAR office/commercial (1,829,682.5 sf) 115 units/acre multi-family (1932 units) 180 units/acre hotel (3,024 units)
4
Planning history • Coordinated Development District – approved February 9, 1974
5
Planning history • Pentagon City Master Development Plan – approved February 1976 – Majority of 116 acre site was vacant at time of approval – Rezoned property to C-O-2.5 • • • •
1,250,000 gfa office 800,000 gfa commercial retail 2,000 hotel rooms 5,900 apartment units (with minimum of 300 units of elderly housing) • 300 bed nursing home • Public park consisting of 11 acres
– Excluded ~17 acre Western Electric Property now called Pentagon Centre 6
Planning History Pentagon City PDSP • North: Lincoln Park • Northeast: PenPlace • East: Metropolitan park • South: – – –
Southampton Condominiums Claridge House Potomac Center Eldercare
• West: – – – – –
Pentagon City Fashion Center Pentagon Row Park Vista Washington Tower Office Ritz Carlton
7
Planning history 1997 Pentagon City Task Force • Appointed in response to PDSP proposal for Pentagon Row – Review the PDSP and agree on a build-out scenario – Identify a framework and planning principles for the remaining unbuilt portions of Pentagon City (including Pentagon Centre) – Identify 2-3 build-out scenarios that meet those principles and address community interests 8
Planning history 2007 Long Range Planning Process • In response to PDSP and final site plan proposal for Pentagon Centre – Refine and update principles planning principles established by the 1997 Pentagon City Task Force – Develop guiding principles specific to long term goals for full build-out of the Pentagon Centre block – Provide baseline for review of proposed PDSP and Site Plan for Pentagon Centre site
9
Planning history • Pentagon Centre guiding principles – – – – – – – – –
Compatibility Mix of uses Distribution of densities and heights Open space Circulation and pedestrian routes Streetscapes Parking Sustainable design Phasing
• Guiding principles incorporated into design guidelines – Adopted with PDSP and Final Site Plan July 19, 2008
10
Guiding principles: Compatibility • Development should be compatible with the surrounding existing uses and with the site’s central location to the Pentagon City Coordinated Development District and proximity to Metro
11
Guiding principles: mix of uses • A balanced mix of uses should be provided on this block, including office, retail and residential and a community facility or civic space, and should create a convenient live-work-shop relationship to ensure twenty-four hour vitality
Guiding principles: distribution of density and heights
• The site should provide the highest heights and densities in the Pentagon City area, with heights and densities tapering down toward the southwest portion of the site to meet adjacent existing low-rise residential development.
Guiding principles: open space • Well-designed publicly accessible open space in discrete urban parks and plazas should be fully integrated throughout the development and should contribute to creation of a sense of place in Pentagon City as a whole photo provided by Arlington County
Guiding principles: circulation and pedestrian routes
• A street grid should be phased into development to ultimately provide a multi-modal street network improving pedestrian, bicycle, transit and vehicular access through and around the site.
Guiding principles: streetscape • Streetscapes should maximize pedestrianfriendly features, highlight key intersections and gateways, and identify short-term improvements for blocks where redevelopment is not planned to be implemented until later phases of the project.
Guiding principles: parking • Parking should be provided below grade unless impossible due to Metro tunnel. Any above grade parking structures should incorporate facades consistent with high quality architecture on the site.
photo provided by Arlington County
Guiding principles: sustainable design • All aspects of urban and architectural design should incorporate sustainable and green building principles.
Guiding principles: phasing • Phasing of development should accommodate existing retailers as an interim use and community benefits should be provided concurrent with phasing of the PDSP
19
Zoning
20
Zoning
21
Pentagon Centre PDSP – 2008 Approval
• Over 1.8 million square feet of office, residential, retail, and hotel uses • Development to be completed in three phases to accommodate existing retail leases • Expansion of existing street network and improvements for existing streets • New open space along the south and east edges of the site • Additional height permitted in key locations to accommodate high density office development over Metro • Above grade parking permitted in specific buildings due to site constraints and requirement to maintain retail parking throughout construction
2008 Approval
Phase 1 Site Plan – 2008 Approval
• Approved concurrently with PDSP • Included new office uses with ground floor retail above the Metro (Building A) and at 15th Street S. and S. Hayes Street (Building C) • Above grade parking and additional height permitted for the Metro office building (Building A) due to its location and importance • Above grade parking structure with first and second floor retail and office uses would be partially converted to residential uses in a later phase (Building D) • Streetscape improvements proposed along S. Hayes Street along with a “refresh” of the existing retail building façade (Building B)
2008 Approval
Phase 2
24
Phase 3
25
Pentagon Centre PDSP Design Guidelines
• Adopted by the County Board upon approval of the PDSP/Phase 1 Site Plan • Designed to guide implementation of the PDSP • Includes the following major components: – Concept Plan – Building Guidelines – Streetscape and Landscape Guidelines 26
PDSP/Site Plan Amendments Since Approval
• PDSP and Site Plan Amendments – May 2012 • Modified condition language regarding timing of compliance related to engineering plans and tree canopy fund contributions
– October 2014 • Phased construction into two parts • Modified building footprint • Eliminated second floor office space
Recent Adjacent Development Approvals •
Pentagon City Mall – –
•
PenPlace – –
–
•
Minor site plan amendment approved 11/2013 Expansion of retail uses by approx. 50,000 square feet.
PDSP amendment approved 9/2013 Permits up to 1.8 million square feet of office, 50,000 square feet of retail, and 300 hotel units, w/ flexibility to substitute office for 300 d.u. Buildings heights no greater than 22 stories
Metropolitan Park – – – –
Final Site Plan for Phases 4-5 and PDSP amendment approved 7/2013 Phases 1-3 are complete or under construction Total of 3,212 residential units and 100,000 square feet of retail allocated to this parcel. Buildings heights no greater than 22 stories
Applicant’s Presentation Proposed Pentagon Centre PDSP and Phase 1 Site Plan Amendments
29
Discussion Items:
• • • •
Land Use Mix and Development Phasing Open Space and Circulation Networks Building Heights and Massing Overall Consistency with Guiding Principles
