Staff Presentation - Arlingtonva
Pentagon Centre (SP#297) Phase I Site Plan Amendments SPRC #3
CPHD April 23, 2015
Meeting Agenda
• Overview of approved Phase I Site Plan • Review of relevant design guidelines • Presentation of current proposal • Committee discussion on requested site plan changes
2
General Land Use Plan/Zoning
GLUP: Medium O-A-H
Zoning: C-O-2.5
3
Phase I 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 I Site Plan – Comparison
2008 Approval
Current Proposal
Phase I Site Plan Amendments Building A • Residential Uses • One additional level of above grade parking • Increase in number of stories
2008 Approval Building B • Upgrade of S. Hayes Street façade to coincide w/ planned interior renovations
Current Proposal
Phase I Site Plan Amendments Building C • Residential uses • Increase in number of stories • Above grade parking
2008 Approval Building D • Exterior façade changes • Accommodates relocation of Costco tire center
Current Proposal
Proposed Project Density Sq. Ft.
Acres
FAR
PDSP Site Area
731,873
16.8
Phase I Site Area
383,534
8.8
Residential
239,000
5.5
Retail
144,534
3.3
GLUP
Units per Acre
2.5
Units
115
Proposal New Retail
36,036
0.25
Existing Retail
325,300
2.25
Total – Retail Uses
361,336
2.5
Base Residential Density LEED Silver Bonus Total – Residential Uses
5.5 59,750 760,844
0.25
115
632
11.3
62
126.3
693 8
Relevant Planning Guidance • 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 – Includes the following major components: • Concept Plan • Building Guidelines • Streetscape and Landscape Guidelines
9
Pentagon Centre PDSP Design Guidelines Concept Plan • Mix of Uses • Development should not preclude continued use of existing retail • Uses should be compatible with adjacent development • Allow for a variety of retailers • Provide open space areas to allow for civic and community space
• Densities and Heights • Concentrate height and density at northwest corner of the site with lowest density and height mid-block along 15th Street South
10
Pentagon Centre PDSP Design Guidelines Building Guidelines • Massing, Scale and Form • Follow guidance in Concept Plan regarding appropriate locations for density and height • Respect low-rise residential community across 15th Street South. • Incorporate clearly defined base, middle, and top • Use upper story elements to visually engage pedestrians • Use step backs in large buildings , particularly along 15th Street South, to create a pedestrian frontage • Site buildings to accommodate pedestrians and provide clear orientation to public streets, plazas, and adjacent buildings 11
Pentagon Centre PDSP Design Guidelines Building Guidelines • Architectural Elements • Design a landmark building at the Metro Station • Address all sides of the building • Utilize architectural treatments to communicate differences in uses of different floors • Define clear building entrances • Locate loading and delivery areas to minimize programmatic and visual impact • Integrate environmental sustainability and energy efficiency throughout all aspects of building design
12
Pentagon Centre PDSP Design Guidelines Building Guidelines • Materials • Utilize exterior building materials appropriate for the architectural style, use, and theme of the building • Vary materials to provide visual interest • Use materials that relate to surrounding development with regard to scale, color, rhythm, and proportion • Change materials at interior corners or at the horizontal plane • Use materials creatively to integrate existing development with new construction • Use color accents that are complementary and color palates that are compatible
13
Pentagon Centre PDSP Design Guidelines Building Guidelines • Design of Building Tops • Utilize roofing/penthouse equipment to add character and style to the building where appropriate • Incorporate green roofs to limit heat island effect • Organize and screen rooftop equipment that may be viewed by residents, where possible
14
Pentagon Centre PDSP Design Guidelines Building Guidelines • Characteristics of Ground Floor Retail • Locate buildings adjacent to the sidewalk along retail facades • Design storefronts to promote a sense of entry • Use windows to create an open and inviting atmosphere
15
Pentagon Centre PDSP Design Guidelines Building Guidelines • Treatment of Above Grade Parking Garages • Maintain active street uses in front of above grade parking structures • Buffer above grade parking structures with retail or other active uses • Provide a unique design for the facades of above grade parking structure within Building A to blend in with the architecture • Screen the exterior of the Building D parking garage through the introduction of green screen walls
16
Pentagon Centre PDSP Design Guidelines Building Guidelines • Signs • Encourage unique project identification signage to reinforce character and branding of Pentagon Centre • Use on-site directional signage to help orient pedestrians to and throughout the site • Design retail tenant signs to distinguish it from other building uses • Provide wayfinding signs that are helpful to visitors and not distracting or impeding on pedestrian or vehicular traffic • Locate rooftop signs such that they do not face residential neighborhoods, particularly the community across 15th Street South 17
Applicant’s Presentation Proposed Pentagon Centre Phase I Site Plan Amendments
18
CPHD April 23, 2015
Meeting Agenda
• Overview of approved Phase I Site Plan • Review of relevant design guidelines • Presentation of current proposal • Committee discussion on requested site plan changes
2
General Land Use Plan/Zoning
GLUP: Medium O-A-H
Zoning: C-O-2.5
3
Phase I 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 I Site Plan – Comparison
2008 Approval
Current Proposal
Phase I Site Plan Amendments Building A • Residential Uses • One additional level of above grade parking • Increase in number of stories
2008 Approval Building B • Upgrade of S. Hayes Street façade to coincide w/ planned interior renovations
Current Proposal
Phase I Site Plan Amendments Building C • Residential uses • Increase in number of stories • Above grade parking
2008 Approval Building D • Exterior façade changes • Accommodates relocation of Costco tire center
Current Proposal
Proposed Project Density Sq. Ft.
Acres
FAR
PDSP Site Area
731,873
16.8
Phase I Site Area
383,534
8.8
Residential
239,000
5.5
Retail
144,534
3.3
GLUP
Units per Acre
2.5
Units
115
Proposal New Retail
36,036
0.25
Existing Retail
325,300
2.25
Total – Retail Uses
361,336
2.5
Base Residential Density LEED Silver Bonus Total – Residential Uses
5.5 59,750 760,844
0.25
115
632
11.3
62
126.3
693 8
Relevant Planning Guidance • 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 – Includes the following major components: • Concept Plan • Building Guidelines • Streetscape and Landscape Guidelines
9
Pentagon Centre PDSP Design Guidelines Concept Plan • Mix of Uses • Development should not preclude continued use of existing retail • Uses should be compatible with adjacent development • Allow for a variety of retailers • Provide open space areas to allow for civic and community space
• Densities and Heights • Concentrate height and density at northwest corner of the site with lowest density and height mid-block along 15th Street South
10
Pentagon Centre PDSP Design Guidelines Building Guidelines • Massing, Scale and Form • Follow guidance in Concept Plan regarding appropriate locations for density and height • Respect low-rise residential community across 15th Street South. • Incorporate clearly defined base, middle, and top • Use upper story elements to visually engage pedestrians • Use step backs in large buildings , particularly along 15th Street South, to create a pedestrian frontage • Site buildings to accommodate pedestrians and provide clear orientation to public streets, plazas, and adjacent buildings 11
Pentagon Centre PDSP Design Guidelines Building Guidelines • Architectural Elements • Design a landmark building at the Metro Station • Address all sides of the building • Utilize architectural treatments to communicate differences in uses of different floors • Define clear building entrances • Locate loading and delivery areas to minimize programmatic and visual impact • Integrate environmental sustainability and energy efficiency throughout all aspects of building design
12
Pentagon Centre PDSP Design Guidelines Building Guidelines • Materials • Utilize exterior building materials appropriate for the architectural style, use, and theme of the building • Vary materials to provide visual interest • Use materials that relate to surrounding development with regard to scale, color, rhythm, and proportion • Change materials at interior corners or at the horizontal plane • Use materials creatively to integrate existing development with new construction • Use color accents that are complementary and color palates that are compatible
13
Pentagon Centre PDSP Design Guidelines Building Guidelines • Design of Building Tops • Utilize roofing/penthouse equipment to add character and style to the building where appropriate • Incorporate green roofs to limit heat island effect • Organize and screen rooftop equipment that may be viewed by residents, where possible
14
Pentagon Centre PDSP Design Guidelines Building Guidelines • Characteristics of Ground Floor Retail • Locate buildings adjacent to the sidewalk along retail facades • Design storefronts to promote a sense of entry • Use windows to create an open and inviting atmosphere
15
Pentagon Centre PDSP Design Guidelines Building Guidelines • Treatment of Above Grade Parking Garages • Maintain active street uses in front of above grade parking structures • Buffer above grade parking structures with retail or other active uses • Provide a unique design for the facades of above grade parking structure within Building A to blend in with the architecture • Screen the exterior of the Building D parking garage through the introduction of green screen walls
16
Pentagon Centre PDSP Design Guidelines Building Guidelines • Signs • Encourage unique project identification signage to reinforce character and branding of Pentagon Centre • Use on-site directional signage to help orient pedestrians to and throughout the site • Design retail tenant signs to distinguish it from other building uses • Provide wayfinding signs that are helpful to visitors and not distracting or impeding on pedestrian or vehicular traffic • Locate rooftop signs such that they do not face residential neighborhoods, particularly the community across 15th Street South 17
Applicant’s Presentation Proposed Pentagon Centre Phase I Site Plan Amendments
18
