Master Development Plan - Arlingtonva
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Master Development Plan
contents background & introduction ·············. ·. ·........ ........ ... .. ·1
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overvleW························ ········ ··-··········· ············· ········ ·······3 regional & community setting ........... ........ .. ............ 7 environmental considef(ltions ····· ······· ·· ········ ·········· ····11 existing facilities & services ·····································14 planning & zoning history ·················.·····.... ··.... ... .. ..·22 the adopted plan ······················································24 the final site plan process .. ·.. .. .......... ·.... ·.. ·.. ........ .. ·38
apperK:Iix .... .................. ........... ........ ................. .......... ... ·41
a. ·soil b.
boring logs ............................ ............................... 42
statement of commitments ... . ... ... ........ .......... ....... ...... 45
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C. urban design manual ..... .. ............ .. .............................. 52
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d.
arlington county board- zoning approval minutes ... .. ............ 68
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Vicinity
Map
background & introduttion Th e Pentagon City s i te , compr1s1ng 116 acres of mos tl y vacant urban real estate , is one of the last l a rg e tract s of developable land in Arlington County, Virginia. Due to its s iz e , its prime location severa l mi nut es f rom downtown Wa s hington, and its superior access to th e h i ghwa y and mass tr a ns it systems se rving the Metropo li ta n Ar ea, the s i te presents a n o utsta ndin g op po rtunit y for new-town-in-town deve lo pmen t. Th e s ite i s suf fi c i e ntly lar ge , and its zoning appropriately constituted so that an e ntire new community can be created. This new community potentially can off e r des irabl e housing in att racti ve se ttings wi th conveniently located emp loyme n t opportuni t i es and commerc ia l, recreational and cultural act ivit ie s .
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During the decade of the 1960s and cont inuing to the present, the area surrounding the s it e has und ergone a dramatic change from low density r es identia l and industrial land uses t o high intensit y development consi s ting mainly of high -ri se apa rtme nts and comme rcial office buildings.
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Thi s r eport present s , in summa ry form, information about the Pe nta gon City s it e , a nd t he c ha r ac t e ri s t i cs of th e County-approv ed Phased Development Sit e Plan. Th e repo rt a l so co ntain s information on Co unty-requir ed s ite improvements and o th e r s tipulati ons which conc er n bu ilders and developer s who parti c ipate in th e construction prog ram for Pentagon City.
Recognizing this fact, the Caf r itz-Tompkins Group, owners of the l and, dete r mined to exp l o r e with Arlington County the possibility of c r eat ing a su it ab l e maste r development plan for the site, to get he r with a set o f new l a nd use a nd zoning r egu l at ion s which would foster an improved development c li mate . In 197 2 the owners r eta ined as prime consultant, Dewber ry, Nealon & Davis, Engineer s, Arch i tects , Planner s and Surveyors to prepare a master development pl an for the Pentagon City site. The planning process was des i gned to invo lv e no t only Dewberry, Nealon & Davi s ' specialists, but also representat ives o f neighborhood and c ivic groups, and County agencies. The consultant's t eam was enlarged to include R. H. Pratt & Associates -Transportation Planning and Analysis, and Glad stone Ass ociat es - Economic and Market Analysis.
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The planning team, off i c ially l abe l ed the Pol i cy Gu id ance Committee, met together during a peri od of 3-1/2 yea rs. The outgrowth of the ir effort was a mast e r plan for Pentagon City, or "Phas ed Development Site Plan" as i t i s known. The master plan was approved by Arlington County in Fe b ruary of 1976. Concurr e nt with thi s effo rt, a new zonin g regulati on wa s adopted whi c h provide s fo r coord inat ed development thr ough th e approva l, i n s tag es , of fin a l s ite plan s for parcels of l and within Pentagon City.
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overv1ew LOC ATION AND ACCES S Pe ntag on Ci t y i s pl a nned hi gh- de ns i ty mix e d use commu n i t y con s i s ting of ap pr ox i ma t e l y 116 a c r es . The s it e i s s i t ua t e d in Ar 1 i ng to n Co un t y, Vi r g i nia , acr o s s Int e r s t at e 95 fr om th e Pe n t agon , an d mi nu t es f r om down t own D. C., Wa s h in g ton Nat i onal Air po rt, a nd exi s t ing co nce ntra t i on s of po pul a tion a nd empl o yme nt. Th e site i s fa vo r ed by di r e ct ac c ess to hi gh- type art e ri a l stree t s, a nd mo r e impo r t a n tl y , th e Was h in g ton Me tro r ai l s ys tem. Ra il tr a ns it, i nc l ud ing a s ubway s t a t io n, has bee n com pl e ted throug h th e mi dd l e of Pe ntagon Ci ty, a nd i s expect ed to be o perati o na l bet we e n the s i t e , downt ow n D. C. , a nd Nati onal Ai r po rt d ur i ng e a rl y 1977 .
wh il e at
t he s ame
t i nu.:
in s ur i n 9 an ad equd t e
s y ~::. t c PJ
o f s t re et s ,
pedes tri an c ir c ul at i on , comm un i ty fac ili t ie s a nd a me n i t i es wh i c h will a ll ow Pe n t a go n Ci t y t o fun c t i o n a s an in t eg ra l and ha rmon i o us pa r t of th e s urr oun d i ng comm un i ty .
MAS TER LAND USE PLAN The land use plan app roved fo r Pent agon Cit y wi 1 I pe r mi t a n ov e r a ll de ve l o pme n t c ons i s t ing o f : o
1, 250,000 gro ss s qua r e f ee t of of f i ce
o
800,00 0 g r os s sq uar e f ee t o f r e t a i l comme r c i a l
o
2 , 000 hot e l r oom s
o
5,900 a pa r t ment un it s (wh i c h s ho u l d i nc lud e a min imum o f 300 ma r ke t a b l e dwe lli ng uni t s s pec i fi c a l l y des i gned fo r e l de r l y ho us i ng a nd mu s t i nc lu de a minirnum o f 200 "fam il y" un i ts of a low to medium ri s e ch ar ac t e r cont a in ing mul t i p l e bed r ooms)
EX ISTI NG ZONI NG
o
300 un i t s o f s ubs i d i ze d e l de rl y ho us i ng
In Fe br uar y o f 1976, Ar li ng t on Co un t y a pp rov ed a zo nin g r eq uest wh i c h estab l i shed th e C0 - 2 . 5 Di s t r i ct a nd a pp r ove d a Phas ed De ve lo pme n t S i t e Pl an (Ma s ter Pl a n) , th e r e by pe r mittin g a coo r d i na t ed a nd com pr e he ns ive plann ed com mun i ty . Th i s i.l cti o n by th e Ar l i ng t on Co unt y Boa r d r eaffir me d t he Co unt y ' s co ~n i t me n t to conc e n tr a t e d deve l opme n t i n p r ox imi t y t o Me t r o ra il s tat io ns ,
o
300 be d nur i n (J home
o
A pub l ic pa r k co n•, i st i ng o f ap p rox ima t e l y I I ;:JC r es
SI TE OWNER SHIP The Pe n tag on Ci t y t r ac t i s own ed by seve r a l co r po r a ti ons wh ic h ope r a t e unde r th e inf o rma l t i t l e o f t he Ca f r i tz -Tompk i ns Gr o up. Th e s a l e , owne r s hi p , ope rati on a nd o t he r acti v i t y pert ai ning t o th e use o f t he pr ope r t y i s c oo rdina t ed thr ough th e Caf ri tz Compa ny of Wa s hin g t o n, D. C.
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igned DND, generally provides for to various portions of the 116 acre amount of flexibility remains, ittlng individual builder/developers to exercise and Ingenuity In the design of a final and det of , buildings, and open spaces. The rnaof the Pentagon City i i vacant or unimproved property buildi lopmen t at the present time, except for which has been improved with warehouse i that this development block or parcel subj lopment in the latter stages of the deve l opment process. These warehouses consist of ining 449,500 square feet of net leaseable
land use plan, County government has approved Ioper's responsibilities with respect ree t and ility Improvements. Thus, much of the uncertainty fr e quently surrounding thl aspect of the urban develha been re solved.
Penta9on City tract presently has available a network of utilich of hi9h level of service, including water, waste1, s torm drainage, electric and telThe i s al favor ed by direct access to an outtransportation s ystem, Including major arterial highways and a id t·ai 1 tion. These systems all have the patent i cotnm1Stewater tr ea t ment has u rat ed cupuc i ty of 214 mi II p r .-,sen t . th e p lant i s t r e at i nq
Ci ty d e ve l opme nt i s treat e d in Arp l ant at Fo ur ~l il e Run . The p l a nt ion g;:!i Ion s o f sewage p e r day . At about 22 rni lli on ga ll ons per day.
thr o ugh the so ut he r ly portion of t he Pentagon Tr a ct to conn ec t to the 36 '' tru nk sewer i n So u t h Eads St r ee t nea r 18 t h Str ee t. Portion s of t he p r ese nt o n s it e 8", 12 " and 15" dia me t e r sewe r s wi ll be i nad eq ua te in capacity to a ccommodat e flow s fr om t:hu s it e when high den s it y deve l opme n t occ u r s . These sewe r s wi II have to be rep l a c e d befor e t he s it e i s ful l y deve l oped . Arli ngton County ha s agr e ed to constr uct th e major i ty of t he se we r ma i n improveme nt s req uir e d to prov id e ad eq uate se wer s e r v i ce to Pe nt agon Ci ty dev e l opme nt. 1
The Coun t y is now construct i ng adva nc e d was t ewa t e r t reatme nt fa c i I i ties wi th a 30 mgd c.3paci ty . The upgrad i ng o f the pl a nt. is schedu le d f o r comp l et i o n in 1978 . Sewage c o ll ec ti o n within the s it e i s p r e sent l y accomp li shed by a syc, tem of 8", 12" a nd 15" d i ame ter grav i ty se1•e r s which or i g i nate at th e wes t ern boundary o f the tr act in the Ri ve r House Apa rt ment complex . Thi s sys tem e xtends east wa rd through the c e nt r a l po rti on o f th e s i t e and t e rminat es at t he Re l ee Se wa g e Pump in g Station ad jacent to Sou t h £ads Stree t . Sewag e co ll ec t e d a t t he Re l ee Sta t ion i 1 i ft ed by p ump s a nd a f o r ce ma in i n t o t h e 36" trunk sewe r in Sou th Eads S tre e t, a nd f l ows by g r avity to th e Arl ington Se wage Tr eatment P l ant a t Four Mil e Run . f\ second qrav i ty sev-Je r· system composed of 12" a n d n1 ;1 i n c;
15" diameter
rHiqin aif"'• i n 6th Street- Virginia Hi gh l a nd s , and e xtend s
1For de t 'l i Is see "State ment o f Comrni trn e nt s" , Page 3, Para graph 6 (Appendix B, Page 46) .
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Army Navy Drive
~---·
, " western electric co.
~0
Map ol On Site Sanitary Sewer Svstem
""':)
j,
- - - 36" & 54" trunk lines 8", 12" & 15" lines
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Arlington ovms and operates the countywide 1vater distribution syswhich serves the Pentagon City site. The source of water supply i the Potomac River. Water is filtered and treated at the Dalecarl ia Reservoir in the Di trict of Columbia. The U. S. Army Corps of Engineers ponsible for operating the treatment facility. Two major watermains, one 20" and the other 24" in diameter provide the potabl water supply to the Pentagon City tract, and surrounding areas. The water distribution system has been designed to serve the projected population of Arlington in the year 2010. Thus, there i a reserve capacity built into the water system which should insure high quality of service for all existing and development at Pentagon City. The water di tribution s serving Pentagon City consists of a grid of 8" and 12" diameter waterrnains which are installed in the exi tinq street. Portions of the 8" watermains will have to be replaced to provi adequate water service to the fully-developed Pentagon City tract. Arlington has agreed to construct the majority of the water main improvements required for proposed devel opment at thi ite.l
graph 7
16
see "Statement of Commitments", Paqe 3, Para ix B, Page /16).
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~ ~
~
::r 12th St.So.
~
~
Mi.....__ _ __--,
metro
""''"' \Nestern elect ric co.
Map o. f ()· 1r 'Site W..rt er
Dts It ilw tiun S vs re rn
- - -...- 24" w atermain 8, & 12" watermains
----
'17
• The Pentagon Ci t y s it e i s l oc at ed in the ce ntr a l portion of a I;OO ac r ~ wa t ~r s he d . Th e e ntir e a rea i s dra ined by a storm sewe r sy s t em 1vhi ch con vey s th e s t orrnwa t e r run o ff t o a po int of di s charg e nea r th e wes te r n s ho r e I i ne o f t he Roac hes Run Wate r fow l Sanctua r y, and ultimately to t he Po t omac River, v i a Roac he s Run. The dr u i nage sys t e m se rvin g t he Pe nta go n Ci ty tr a ct i s com pri se d of tvm bi"ilt1Ch sev1e r I i nes wh i c h beg in in th e v icinit y o f So uth Joyce St r ee t a nd the Riv er Ho us e Apa rtme nt s . The storm s ewe r s ex t e nd ea s twa rdly thro ugh the t ra ct, gra du a ll y i nc r ea s i ng in p i pe s i ze . At So u th Ead s St r ee t, o ne o f th e bran c hes i s 84" in d i ameter and the o th e r 96" in d iame t e r. These two l a r ge p ip es connect to a j unc ti on box adj ace nt t o South Ead s Street . From thi s po int , th e 8!.1" and 96" to1·m s ewer s exte nd ea s twa rd in pa rall e l t o a second la r ge j un c ti o n box . From th i s box , ther e i s 320' of 72" d i amete r s t orm d rain whi c h conn ect s t o a double 8 ' x 8' box cu l ve n under U. S. Route l. The o u t l et of th e exis ting storm sewe r sy s t em east o f U. S. Route I i s compri se d of a do ub l e 12' x 6 ' box cu l ve rt t hro ugh J e f fe r s on Davi s Plaza, a nd t~Jo 12' di amete r p i pes wh ic h car r y th e s t o r m wa t e r fl ow und e r t he Ri chmond, Frede r i cks bur g & Po t omac Ra i !road t ra ck s to an open chann e l approxima t e l y 11()0 ' f rom th e s hor e l in e o f th e Wat e rfowl Sanctu a r y. The port ion of th e s to rm sewe r s ys t em con s i sting of 320' of 72" d i ame t e r p i pe i s know n t o be i nadequa te. Thi s secti on will be r e p lilced by Arl in 9t on County wi th par a ll e l 84" a nd 96" diameter p i pes , or th e i r eq ui va le n t. 1
1
Fo r deta il s se e " Sta t eme nt o f Commi tme nt s '', Pa qe 4, Parag r a ph 8 (Appe ndix B, Pa ge 47 ) .
18
Based o n drainage s yst em de s ig n data obt a i ne d from Arlin gton Co unty, the maj o r ons i t e drai na ge system se rvin g th e Pe nt ago n Cit t r act s hou ld be a dequa t e t o acc ommodate th e p r opos ed i n t ensity of deve l o pme nt. As detail ed p lanning a nd s it e plans are pre pared , i wi II be nece ssa r y to ana l yze th e ant ici pat e d run off of s torm wa t e in each Cu t c hme nt ar e a. The r at e o f dis c ha rge of s to r m wa t e r fr 01 the s it e wi I I hav e t o be r eg ul ate d so as no t to ov e r burd e n the ex i s tin g dra ina ge s yst em. Ar I i ng t o n wi I I r e q u i r e t he a p p I i c a t i o n of s tor m wa t e r ma nage me n t techn iqu es in th e des ign o f s i t e de ve lo pme n t p lan s for thi s t ract. The county requires that ons ite sto rm wa ter de ten tion ar ea s be provid ed to mod e rate th e f l ow of s to rm wat e r discharged from the site. Thes e impoundme n t s c an be des i gned to regulate the amo unt of s t orm wa t e r drain ing t o o ff s i te a r e a s by r e tainin g th e peak s torm f l ows and re leasing wa ter at a contr o lled rat e . Th e water detention area s may be inc o rpo r at e d int o park ing l ot s , bui l d ing r oo ft op areas, o r as po nds o r ba s in s in ope n p la zas.
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• ern Map of On S '·w Swrm D ruJ·IId. .ge Svpara tio ns may be
5.
sepa ra t ion will b'
or tl.l!\tlels .
Develope r also reserves
Urban Design Elements- Stre et tr ees , grass pla nting strip, bus
shelters , ben c he s , tra s h containers , s i g n s . ma jor and mi nor walks:
Deve l oper
agrees to pro v ide th e Urba n Des iq n Eleme nts i ndi c ated i n t he plan sub mit t e d a s pa rt of the Pha se d Developmen t Sit e Plan a nd discussed i n th£• a ppl i c ant s
mal l!> o r p l llZ(l'S nnd tnil Y he ab()VC n r below grad e o r at grade if 12th
e .liminates St ceet.
t·ht~
po.ttlons of
at th'i! time 12th Stn.•e t
:i. s
a ccompanying do cument :
" PENTAGON CITY URBAN Dt·:S TGN MAN Ul\.L FOR PUBLIC STREE1'S
't'hese fa c ilities will. b e p r ovid ed
ANO PE DESTRIJ\N AP.EAS ."
The. Ur ban De sign Manual is a guide , the fina l s i te
prope r ty tha t. co nut? ct an d rel ate t. o them
th ~~
at ~ pr~wid ed ,
If
Sr. n~ et
i s construc t e d .
dev el op (~ r
may elect to install them
If tunnel s o r bridges ar e p r o v i ded
pian submis s ion s hall in c l ude a detaile d pl an ting , s t r eet fur niture-sidewal k plan and landscape pl of pro vid ing l rtc •:> :,tlve~; f o r c arpoo l s .1nd r. ran sit usag e.
c.
deval op the p .r o perty in w dy
Js-ra il
PcnLV-JOrl C ! ty
M~; t ro
S IJf.":h
a
tr"ln s f e r: f-'O .Sr.~i b i tit ie s at the
S t~1 t io n.
D.
AOo ve-':}rou nd par.ki nq st ructure s s hall be diS COllr a ged .
E.
At thE:> t.ime o f fin al sit.e pl an, building height s o f up t o 22 St0Lic.s fo r not mo r e tha n four apar tme n t. amVo r ho tel huildinqs
shal l ta"' r:o n s i d ,.:n ed , f o r t:he purpos~. of im pro vi n g th~ o ve r all
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48
.-, -
AT'r ACilMENT
2.
_§~~- fo r_, _~~~£~.!~n;.ents , _P.~_!.~a n ~/or Co n st.ru c ti on
F r o m So u t h Fern Street to South Hayes St reet--U6R--Th e applican t
wi ll co ns truct a h al f sec tio n a l o n g i t s fro nt.age o n t he so ut hs i. de of sa i d
a nd I mprov emen t of S treets and Hi g hways stre~t
l n gene r al the applica n t c ommi t s to the construct i on of stree t impr ove-
wi th t he curb face appro x imate ly 47 f e et from the e xi s ting center l in e .
Th e r ema i nin g i mprovemen t or wi dening al o ng the Western Electric frongt.aqe
me nts a nd/or widening as d e tailed h e reafter , and the ri ghts-o f-w ay for same
s h al l b e by o the r s.
shal l be a chieve d o r pro vided i n the form o f easements and/or the dedica tio n
others.
of f ee simp l e tit le with tl1 e pos sible rete n tion or re s erv at ion o f s ub t e r r a ne an
time o f fina l s ite p l an s ubmissi on .
and/or air rights use by the applicant/builder/develope r .
Th e de vel oper s ha ll
3.
Al s o the f ut ure ra i sed median wi l l b e c onst r u c t e d by
The l oc a ti o n o f futu r e media n c r ossover s will be determined at the
From Sou th Ha y e s St r e e t
to J oyce S t r eet Re l o ca t. ion --U4 R- -The d e v el o pe r
construct the total frontage of street a nd sidewalk r equired on a bloc k f a ce
shall co nstruct the no rth half of street sect i o n, sidewalks and median of Sou th
commensurate wl th the fir s t bu i ld i ng c o ns tr uc t i on
,Jo y ce / 15 t h Stree t - fro m South Hayes Street t o South Joyce
t:m
t h e b l o c k fac e .
on
Strt~ et
r e l oca ti on
co r ne r l o t s , c o nstruction of the total bloc k f a ce frontage s ha ll be r equired
( i . e . approxima te ly 35 fe et of paveme n t fl:::·o ru c e :ne.r:l:i ne wi t h c urb a nd gu t t e1:
onl y o n the longer side and t he building s ite fr ontage only on t he shorter
along the north sid e} .
si.de .
proposed p ublic pa rk s ha ll be c o n st r u c ted' b y th e Co unty.
Th e de v«!loper shal l landsca pe al l media ns to t he s t a ndards e stab li s hed
i n the Urban De s i gn Manual for s tr eet tre e s .
The st reet sections U4, U4R, US ,
The r e maini n g half secti o n along the f r o nt:.aqe of the Th e l ocat i o n o f fu tu re
me dian c r ossove r s will b e dete rm ined at the time o f f i nal site plan s ubmiss .i()n .
u6, U6R a r e detailed i rl the Urban Desig n Manual .
4.
F r o m Sou th Joy ce Reloc a tio n t.o Army / Na vy Dr ive - -U4R - -The applicant
c omm i ts t o the con struc tion o f the c ompl e te pa vemen t w.iden i ng wi t h curb a nd
A.
l.
From SOuth Eads Street to South Fern Street- - Ul timately U6R- - The
app li cant c omm its to the wi dening o f a half section {47 '
:!:.
o f pavemen t from
gutter along its ft·ontage of both parcel s 1 and 2 o n the east side of sa id s t reet thereby r eta i n i ng the ex isti ng curb and 91.1tter along the frontage of The rai sed med ia n wil l be co n s t rw:: ted by t he
ce nte r l ine with c urb and gutte r on t he north s i de ) o n its frontage o n ly , u ti-
t he Ri ve r Bous e a p artme n ts .
l izing the centerl ine e stab l is hed by the t - 595 plans and the e xis t inq c enter-
developer , subject t o the median brea ks be.i.nq de te r rnin e d at the time o f
li ne o t" 15 th stJ.·eH t wes t
the I -595 c o n struc t i.o n li mi ts .
raised media n will be c o nstructed by o t her s .
Al so the f utur e
The loca tio n of futur e median
cros sovers will be dete rmi ned at the time of final s ite p l an submi ssio n .
fi na l si te plan . B.
l.
Fr om Army / Navy Drive to 12th St ree t Sou th shall be des ignated U4 R,
t:: S to be d etermin ed -." it the t im e of the f i rs t final si t e plan approval o n the block. - l
-
- 2 -
49
or widening in accord with the frontage, and on t.he east side of said
curb and gutter and/or edge of pavement along
2.
section and sidewalks on 12th Street, South, from South Hayes Street to South Fern Street shall be constructed by the developer.
section St.h or center lane will provide
and/or permit
,'1
paved flush
From South Hayes Street to South Fern St.reet--U4--The full street
3.
From South Eads Street to the East-"·U6---The applicant has no commit-
ment to the future widening of existing
Street and the same shall be con-
structed by others South--U6- - The applicant comi ts frontage on
west side
provided or widened on the
4.
From South Fern Street to South Eads St.reet--U4--The applicant. com-
mi ts to the construction of t.he full c r o s s-section of approximately 51!. feet from face of curb-to-face of curb and said vided at the time
building const.rnct.i.on
width construction will be prot.he adjoining or abutt.ing devel -
r>pment t ract/block or parcel. St:reet--The applicant commits
South Fern Street --·-~~
the cr)rr i.dor d0f lned by the the Phased Devel-
l.
- - ~-~~~·~- - -
From Army/Navy Drive t o 12th Stre et South - ···:shall be designated U4_~,
US or be abandoned to be determined at
the first final site plan
approval on the block--'T'he applicant .sat d
stre~t
alicrnment 'Nithin parcel
Pntity under final site plan along this qeneral entire length be segment section. on the block. .if
the widening
or complet.e cross section with the majority curri.nq along the east sidf?' of said street.
the full
the construction widening ocUS street widening will permit
a 5th or center la ne for continuous left turn mo vement in either direction and/or: a painted flush at
in ,:tddi tion to
existing raised median on Fern Street
Army/Nav·; Drive 1nt:ersec tion.
left turn lane wi 11 be retained.)
The
section and th~ median for the tJ4R se c ti o n, of final s ite p : an
a~.,proval.
eKisting r·aised me d ian with its shall construct. the fu l l street determined necessary at the t i me will be determined and l o cated
2.
From 12 th Stree t South to 15th Street South --shall be d esignated
U4R or OS , to be dete rmin ed at the t ime of the fi r st fina l
site p la n approva l
fa st mo ving through traffic f r om conti nuing s o uth on Joyce Street i nto the Auror a High land s Community .)
The County is committed to t h e construction of
on the block--The app lica nt c otm\its to the c onstruction neces sary to wid en th is
this relocation, at the ti me of the con struction o f the South Joyc e S t:r:et.!t/
street to the full o r c omple te U4R or US sec tio n.
1 5th Stree t Sou th e x tension.
3.
From 15th Stree t South to 18th Street South -- U4--In general, the
'!'his rel ocation wi ll be con str u c ted as a 40+
foot cro ss sec t ion from curb face t o curb face wi th a tra ns iti o n i nto the
ex is t ing street conforms to the aforesaid c r os s section , and the refore the
e x isting pavement to t h e south.
applican t neit.her foresees nor c ommits to a ny constructio n responsibili ty fo r
rel ocatio n a nd reco n struct i o n of the ex is t .ing 200;:_
said street .
l ocated east o f South J oyce Str eet opposit e the River Bouse apartments .
E.
G.
:=;outh Haye s Street 1.
F r om Army/ Navy Dr i ve to South .Joy c e St ree t/15th Street South Inter-
The devel oper shall be r esponsible for the
l.
From South Hayes Stree t
to Sout:h Fern Street--U7R- - 1'he app li cant com-·
mits to t h e c onstruc tion of a n additional 12 f oo t
Ha yes Street to provi de t he t wo addi tional 12 foot lane s along the applicant ' s
age and on the southside of said street.
fronta ge and o n the west s ide of South Hayes Street .
H.
From Sou th Joyc e Str eet/15th Street South I n tersectio n to South Fe rn
Str eet--U6R--This street const ruction shal l be provi ded by other s
(WMATA and/
o r Arlington County) , and the a pplicant bears no const ruct ion responsibility
pn~se n tl.y
Army-Navy Drive
ser:tion--U8R--'t'he appl ic ant commi ts to the widening of this se ction o f South
2.
parking l o t
al ong its propert y fro nt-
Parking formulas The develope r sha ll provide parking by the following formulas unl ess
othe rwi se approved in the final {a )
sit~.(>;
pl an:
Apartment - One a nd o ne- eighth space pe r unit f or the fi r st 200 units, one space for each additio nal unit .
fo r s aid st r eet along its p r o per ty frontage .
The applicant shall co nve y upon (b)
Hotel
- One space p er u n it .
(c)
Of fice
-
approval of the Phased O@velopment Site Pla n the a r ea shown on approved ru:-
Army - Navy Drive and South Fern Street. f.
each 1., 000 sq . f t. oi gross floo r a r ea
(d)
Commer cial in major retail ce n te. r, apartments and hotels one space I 200 sq. ft. o f fl oor area (excluCinq colTillon a r ea n o t des i gnated as comme rcial use).
(e)
Commercial within office structur-e 708 sq. ft:. I each 1, 000 sq . ft:. o f gross floor area .
South Joyce Street Relocation {As .indica ted o n the t ransportation component of the Phased Devel opment
708 sq . ft . ("C-O '" Code) .
ling ton County p la ns f o r South Ha ye s Stree t - 18th Street . Sou t h, be tween
Site Plan, s o uth Joyce Str e et is to be re l oc ated so as to inte rsect the pro posed 15th Street e xtensio n at o r c l ose t.o a righ t ang l e , thereby discou ra.g i ;:.q
- 5 -
- 6 -
51
c.
urbar1 design tnanual
The Pentagon City development and chara¢ter.
PENTAGON CITY URBAN DESIGN MANUAL FOH PUBlJC STHEET AND PEDESTRIAN AREAS
To this end, certain
standardized and repeated throughout the
an easily recognizable identity
of the urban fabric can be t o effect this desired
feeling of homogeneity and identity.
(A part of the Phased Development
While the Phased Development Site
requlations do
n:quire the
Site Plan) formulation of a
called urban design
its submission t o Arling-
197 1)
ton County f o r consideration, the planning Tompkins develop these certain standards ways and landscape for Thf'reforc, will guide
has requested that Cafri tzapplicabl e to pedestrian
the arijoining
report. containing desigt1 of pavi.ng,
furniture wi t hin the public rights-of-way part of the Phased Development Site Ple.n
and standards which graphics, and
stn~et.
easements, is pr·esented as a effo:rt to comply with the
planning staff request.
Prepared For The Cnfritz- Tompkins Group By
rry, Nea ion and Davis 8411 Arllngton Boulevunl Fairfax. Vi rgi n.ia
Dewbi~
The parameters set forth in this
not unduly restrict the
designer's flexibility or imaginative an:;:hit.ectu.xal solutions on the various ,jevel.opment parcels; however, the primary p u rp)
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Master Development Plan
contents background & introduction ·············. ·. ·........ ........ ... .. ·1
.
I I I I I I
I I I
overvleW························ ········ ··-··········· ············· ········ ·······3 regional & community setting ........... ........ .. ............ 7 environmental considef(ltions ····· ······· ·· ········ ·········· ····11 existing facilities & services ·····································14 planning & zoning history ·················.·····.... ··.... ... .. ..·22 the adopted plan ······················································24 the final site plan process .. ·.. .. .......... ·.... ·.. ·.. ........ .. ·38
apperK:Iix .... .................. ........... ........ ................. .......... ... ·41
a. ·soil b.
boring logs ............................ ............................... 42
statement of commitments ... . ... ... ........ .......... ....... ...... 45
·~
C. urban design manual ..... .. ............ .. .............................. 52
I
d.
arlington county board- zoning approval minutes ... .. ............ 68
.. n
Vicinity
Map
background & introduttion Th e Pentagon City s i te , compr1s1ng 116 acres of mos tl y vacant urban real estate , is one of the last l a rg e tract s of developable land in Arlington County, Virginia. Due to its s iz e , its prime location severa l mi nut es f rom downtown Wa s hington, and its superior access to th e h i ghwa y and mass tr a ns it systems se rving the Metropo li ta n Ar ea, the s i te presents a n o utsta ndin g op po rtunit y for new-town-in-town deve lo pmen t. Th e s ite i s suf fi c i e ntly lar ge , and its zoning appropriately constituted so that an e ntire new community can be created. This new community potentially can off e r des irabl e housing in att racti ve se ttings wi th conveniently located emp loyme n t opportuni t i es and commerc ia l, recreational and cultural act ivit ie s .
I l l
During the decade of the 1960s and cont inuing to the present, the area surrounding the s it e has und ergone a dramatic change from low density r es identia l and industrial land uses t o high intensit y development consi s ting mainly of high -ri se apa rtme nts and comme rcial office buildings.
[
Thi s r eport present s , in summa ry form, information about the Pe nta gon City s it e , a nd t he c ha r ac t e ri s t i cs of th e County-approv ed Phased Development Sit e Plan. Th e repo rt a l so co ntain s information on Co unty-requir ed s ite improvements and o th e r s tipulati ons which conc er n bu ilders and developer s who parti c ipate in th e construction prog ram for Pentagon City.
Recognizing this fact, the Caf r itz-Tompkins Group, owners of the l and, dete r mined to exp l o r e with Arlington County the possibility of c r eat ing a su it ab l e maste r development plan for the site, to get he r with a set o f new l a nd use a nd zoning r egu l at ion s which would foster an improved development c li mate . In 197 2 the owners r eta ined as prime consultant, Dewber ry, Nealon & Davis, Engineer s, Arch i tects , Planner s and Surveyors to prepare a master development pl an for the Pentagon City site. The planning process was des i gned to invo lv e no t only Dewberry, Nealon & Davi s ' specialists, but also representat ives o f neighborhood and c ivic groups, and County agencies. The consultant's t eam was enlarged to include R. H. Pratt & Associates -Transportation Planning and Analysis, and Glad stone Ass ociat es - Economic and Market Analysis.
L
I I I I I
The planning team, off i c ially l abe l ed the Pol i cy Gu id ance Committee, met together during a peri od of 3-1/2 yea rs. The outgrowth of the ir effort was a mast e r plan for Pentagon City, or "Phas ed Development Site Plan" as i t i s known. The master plan was approved by Arlington County in Fe b ruary of 1976. Concurr e nt with thi s effo rt, a new zonin g regulati on wa s adopted whi c h provide s fo r coord inat ed development thr ough th e approva l, i n s tag es , of fin a l s ite plan s for parcels of l and within Pentagon City.
iil
1
I I I I I I
' ' I
I I I I I
•
overv1ew LOC ATION AND ACCES S Pe ntag on Ci t y i s pl a nned hi gh- de ns i ty mix e d use commu n i t y con s i s ting of ap pr ox i ma t e l y 116 a c r es . The s it e i s s i t ua t e d in Ar 1 i ng to n Co un t y, Vi r g i nia , acr o s s Int e r s t at e 95 fr om th e Pe n t agon , an d mi nu t es f r om down t own D. C., Wa s h in g ton Nat i onal Air po rt, a nd exi s t ing co nce ntra t i on s of po pul a tion a nd empl o yme nt. Th e site i s fa vo r ed by di r e ct ac c ess to hi gh- type art e ri a l stree t s, a nd mo r e impo r t a n tl y , th e Was h in g ton Me tro r ai l s ys tem. Ra il tr a ns it, i nc l ud ing a s ubway s t a t io n, has bee n com pl e ted throug h th e mi dd l e of Pe ntagon Ci ty, a nd i s expect ed to be o perati o na l bet we e n the s i t e , downt ow n D. C. , a nd Nati onal Ai r po rt d ur i ng e a rl y 1977 .
wh il e at
t he s ame
t i nu.:
in s ur i n 9 an ad equd t e
s y ~::. t c PJ
o f s t re et s ,
pedes tri an c ir c ul at i on , comm un i ty fac ili t ie s a nd a me n i t i es wh i c h will a ll ow Pe n t a go n Ci t y t o fun c t i o n a s an in t eg ra l and ha rmon i o us pa r t of th e s urr oun d i ng comm un i ty .
MAS TER LAND USE PLAN The land use plan app roved fo r Pent agon Cit y wi 1 I pe r mi t a n ov e r a ll de ve l o pme n t c ons i s t ing o f : o
1, 250,000 gro ss s qua r e f ee t of of f i ce
o
800,00 0 g r os s sq uar e f ee t o f r e t a i l comme r c i a l
o
2 , 000 hot e l r oom s
o
5,900 a pa r t ment un it s (wh i c h s ho u l d i nc lud e a min imum o f 300 ma r ke t a b l e dwe lli ng uni t s s pec i fi c a l l y des i gned fo r e l de r l y ho us i ng a nd mu s t i nc lu de a minirnum o f 200 "fam il y" un i ts of a low to medium ri s e ch ar ac t e r cont a in ing mul t i p l e bed r ooms)
EX ISTI NG ZONI NG
o
300 un i t s o f s ubs i d i ze d e l de rl y ho us i ng
In Fe br uar y o f 1976, Ar li ng t on Co un t y a pp rov ed a zo nin g r eq uest wh i c h estab l i shed th e C0 - 2 . 5 Di s t r i ct a nd a pp r ove d a Phas ed De ve lo pme n t S i t e Pl an (Ma s ter Pl a n) , th e r e by pe r mittin g a coo r d i na t ed a nd com pr e he ns ive plann ed com mun i ty . Th i s i.l cti o n by th e Ar l i ng t on Co unt y Boa r d r eaffir me d t he Co unt y ' s co ~n i t me n t to conc e n tr a t e d deve l opme n t i n p r ox imi t y t o Me t r o ra il s tat io ns ,
o
300 be d nur i n (J home
o
A pub l ic pa r k co n•, i st i ng o f ap p rox ima t e l y I I ;:JC r es
SI TE OWNER SHIP The Pe n tag on Ci t y t r ac t i s own ed by seve r a l co r po r a ti ons wh ic h ope r a t e unde r th e inf o rma l t i t l e o f t he Ca f r i tz -Tompk i ns Gr o up. Th e s a l e , owne r s hi p , ope rati on a nd o t he r acti v i t y pert ai ning t o th e use o f t he pr ope r t y i s c oo rdina t ed thr ough th e Caf ri tz Compa ny of Wa s hin g t o n, D. C.
3
igned DND, generally provides for to various portions of the 116 acre amount of flexibility remains, ittlng individual builder/developers to exercise and Ingenuity In the design of a final and det of , buildings, and open spaces. The rnaof the Pentagon City i i vacant or unimproved property buildi lopmen t at the present time, except for which has been improved with warehouse i that this development block or parcel subj lopment in the latter stages of the deve l opment process. These warehouses consist of ining 449,500 square feet of net leaseable
land use plan, County government has approved Ioper's responsibilities with respect ree t and ility Improvements. Thus, much of the uncertainty fr e quently surrounding thl aspect of the urban develha been re solved.
Penta9on City tract presently has available a network of utilich of hi9h level of service, including water, waste1, s torm drainage, electric and telThe i s al favor ed by direct access to an outtransportation s ystem, Including major arterial highways and a id t·ai 1 tion. These systems all have the patent i cotnm1Stewater tr ea t ment has u rat ed cupuc i ty of 214 mi II p r .-,sen t . th e p lant i s t r e at i nq
Ci ty d e ve l opme nt i s treat e d in Arp l ant at Fo ur ~l il e Run . The p l a nt ion g;:!i Ion s o f sewage p e r day . At about 22 rni lli on ga ll ons per day.
thr o ugh the so ut he r ly portion of t he Pentagon Tr a ct to conn ec t to the 36 '' tru nk sewer i n So u t h Eads St r ee t nea r 18 t h Str ee t. Portion s of t he p r ese nt o n s it e 8", 12 " and 15" dia me t e r sewe r s wi ll be i nad eq ua te in capacity to a ccommodat e flow s fr om t:hu s it e when high den s it y deve l opme n t occ u r s . These sewe r s wi II have to be rep l a c e d befor e t he s it e i s ful l y deve l oped . Arli ngton County ha s agr e ed to constr uct th e major i ty of t he se we r ma i n improveme nt s req uir e d to prov id e ad eq uate se wer s e r v i ce to Pe nt agon Ci ty dev e l opme nt. 1
The Coun t y is now construct i ng adva nc e d was t ewa t e r t reatme nt fa c i I i ties wi th a 30 mgd c.3paci ty . The upgrad i ng o f the pl a nt. is schedu le d f o r comp l et i o n in 1978 . Sewage c o ll ec ti o n within the s it e i s p r e sent l y accomp li shed by a syc, tem of 8", 12" a nd 15" d i ame ter grav i ty se1•e r s which or i g i nate at th e wes t ern boundary o f the tr act in the Ri ve r House Apa rt ment complex . Thi s sys tem e xtends east wa rd through the c e nt r a l po rti on o f th e s i t e and t e rminat es at t he Re l ee Se wa g e Pump in g Station ad jacent to Sou t h £ads Stree t . Sewag e co ll ec t e d a t t he Re l ee Sta t ion i 1 i ft ed by p ump s a nd a f o r ce ma in i n t o t h e 36" trunk sewe r in Sou th Eads S tre e t, a nd f l ows by g r avity to th e Arl ington Se wage Tr eatment P l ant a t Four Mil e Run . f\ second qrav i ty sev-Je r· system composed of 12" a n d n1 ;1 i n c;
15" diameter
rHiqin aif"'• i n 6th Street- Virginia Hi gh l a nd s , and e xtend s
1For de t 'l i Is see "State ment o f Comrni trn e nt s" , Page 3, Para graph 6 (Appendix B, Page 46) .
I I I I I I I I I I I I
I I I
Army Navy Drive
~---·
, " western electric co.
~0
Map ol On Site Sanitary Sewer Svstem
""':)
j,
- - - 36" & 54" trunk lines 8", 12" & 15" lines
15
Arlington ovms and operates the countywide 1vater distribution syswhich serves the Pentagon City site. The source of water supply i the Potomac River. Water is filtered and treated at the Dalecarl ia Reservoir in the Di trict of Columbia. The U. S. Army Corps of Engineers ponsible for operating the treatment facility. Two major watermains, one 20" and the other 24" in diameter provide the potabl water supply to the Pentagon City tract, and surrounding areas. The water distribution system has been designed to serve the projected population of Arlington in the year 2010. Thus, there i a reserve capacity built into the water system which should insure high quality of service for all existing and development at Pentagon City. The water di tribution s serving Pentagon City consists of a grid of 8" and 12" diameter waterrnains which are installed in the exi tinq street. Portions of the 8" watermains will have to be replaced to provi adequate water service to the fully-developed Pentagon City tract. Arlington has agreed to construct the majority of the water main improvements required for proposed devel opment at thi ite.l
graph 7
16
see "Statement of Commitments", Paqe 3, Para ix B, Page /16).
I I I I I I I I I I I I I I I
~ ~
~
::r 12th St.So.
~
~
Mi.....__ _ __--,
metro
""''"' \Nestern elect ric co.
Map o. f ()· 1r 'Site W..rt er
Dts It ilw tiun S vs re rn
- - -...- 24" w atermain 8, & 12" watermains
----
'17
• The Pentagon Ci t y s it e i s l oc at ed in the ce ntr a l portion of a I;OO ac r ~ wa t ~r s he d . Th e e ntir e a rea i s dra ined by a storm sewe r sy s t em 1vhi ch con vey s th e s t orrnwa t e r run o ff t o a po int of di s charg e nea r th e wes te r n s ho r e I i ne o f t he Roac hes Run Wate r fow l Sanctua r y, and ultimately to t he Po t omac River, v i a Roac he s Run. The dr u i nage sys t e m se rvin g t he Pe nta go n Ci ty tr a ct i s com pri se d of tvm bi"ilt1Ch sev1e r I i nes wh i c h beg in in th e v icinit y o f So uth Joyce St r ee t a nd the Riv er Ho us e Apa rtme nt s . The storm s ewe r s ex t e nd ea s twa rdly thro ugh the t ra ct, gra du a ll y i nc r ea s i ng in p i pe s i ze . At So u th Ead s St r ee t, o ne o f th e bran c hes i s 84" in d i ameter and the o th e r 96" in d iame t e r. These two l a r ge p ip es connect to a j unc ti on box adj ace nt t o South Ead s Street . From thi s po int , th e 8!.1" and 96" to1·m s ewer s exte nd ea s twa rd in pa rall e l t o a second la r ge j un c ti o n box . From th i s box , ther e i s 320' of 72" d i amete r s t orm d rain whi c h conn ect s t o a double 8 ' x 8' box cu l ve n under U. S. Route l. The o u t l et of th e exis ting storm sewe r sy s t em east o f U. S. Route I i s compri se d of a do ub l e 12' x 6 ' box cu l ve rt t hro ugh J e f fe r s on Davi s Plaza, a nd t~Jo 12' di amete r p i pes wh ic h car r y th e s t o r m wa t e r fl ow und e r t he Ri chmond, Frede r i cks bur g & Po t omac Ra i !road t ra ck s to an open chann e l approxima t e l y 11()0 ' f rom th e s hor e l in e o f th e Wat e rfowl Sanctu a r y. The port ion of th e s to rm sewe r s ys t em con s i sting of 320' of 72" d i ame t e r p i pe i s know n t o be i nadequa te. Thi s secti on will be r e p lilced by Arl in 9t on County wi th par a ll e l 84" a nd 96" diameter p i pes , or th e i r eq ui va le n t. 1
1
Fo r deta il s se e " Sta t eme nt o f Commi tme nt s '', Pa qe 4, Parag r a ph 8 (Appe ndix B, Pa ge 47 ) .
18
Based o n drainage s yst em de s ig n data obt a i ne d from Arlin gton Co unty, the maj o r ons i t e drai na ge system se rvin g th e Pe nt ago n Cit t r act s hou ld be a dequa t e t o acc ommodate th e p r opos ed i n t ensity of deve l o pme nt. As detail ed p lanning a nd s it e plans are pre pared , i wi II be nece ssa r y to ana l yze th e ant ici pat e d run off of s torm wa t e in each Cu t c hme nt ar e a. The r at e o f dis c ha rge of s to r m wa t e r fr 01 the s it e wi I I hav e t o be r eg ul ate d so as no t to ov e r burd e n the ex i s tin g dra ina ge s yst em. Ar I i ng t o n wi I I r e q u i r e t he a p p I i c a t i o n of s tor m wa t e r ma nage me n t techn iqu es in th e des ign o f s i t e de ve lo pme n t p lan s for thi s t ract. The county requires that ons ite sto rm wa ter de ten tion ar ea s be provid ed to mod e rate th e f l ow of s to rm wat e r discharged from the site. Thes e impoundme n t s c an be des i gned to regulate the amo unt of s t orm wa t e r drain ing t o o ff s i te a r e a s by r e tainin g th e peak s torm f l ows and re leasing wa ter at a contr o lled rat e . Th e water detention area s may be inc o rpo r at e d int o park ing l ot s , bui l d ing r oo ft op areas, o r as po nds o r ba s in s in ope n p la zas.
I I I I I I I I I I I I
I I
• ern Map of On S '·w Swrm D ruJ·IId. .ge Svpara tio ns may be
5.
sepa ra t ion will b'
or tl.l!\tlels .
Develope r also reserves
Urban Design Elements- Stre et tr ees , grass pla nting strip, bus
shelters , ben c he s , tra s h containers , s i g n s . ma jor and mi nor walks:
Deve l oper
agrees to pro v ide th e Urba n Des iq n Eleme nts i ndi c ated i n t he plan sub mit t e d a s pa rt of the Pha se d Developmen t Sit e Plan a nd discussed i n th£• a ppl i c ant s
mal l!> o r p l llZ(l'S nnd tnil Y he ab()VC n r below grad e o r at grade if 12th
e .liminates St ceet.
t·ht~
po.ttlons of
at th'i! time 12th Stn.•e t
:i. s
a ccompanying do cument :
" PENTAGON CITY URBAN Dt·:S TGN MAN Ul\.L FOR PUBLIC STREE1'S
't'hese fa c ilities will. b e p r ovid ed
ANO PE DESTRIJ\N AP.EAS ."
The. Ur ban De sign Manual is a guide , the fina l s i te
prope r ty tha t. co nut? ct an d rel ate t. o them
th ~~
at ~ pr~wid ed ,
If
Sr. n~ et
i s construc t e d .
dev el op (~ r
may elect to install them
If tunnel s o r bridges ar e p r o v i ded
pian submis s ion s hall in c l ude a detaile d pl an ting , s t r eet fur niture-sidewal k plan and landscape pl of pro vid ing l rtc •:> :,tlve~; f o r c arpoo l s .1nd r. ran sit usag e.
c.
deval op the p .r o perty in w dy
Js-ra il
PcnLV-JOrl C ! ty
M~; t ro
S IJf.":h
a
tr"ln s f e r: f-'O .Sr.~i b i tit ie s at the
S t~1 t io n.
D.
AOo ve-':}rou nd par.ki nq st ructure s s hall be diS COllr a ged .
E.
At thE:> t.ime o f fin al sit.e pl an, building height s o f up t o 22 St0Lic.s fo r not mo r e tha n four apar tme n t. amVo r ho tel huildinqs
shal l ta"' r:o n s i d ,.:n ed , f o r t:he purpos~. of im pro vi n g th~ o ve r all
-
48
.-, -
AT'r ACilMENT
2.
_§~~- fo r_, _~~~£~.!~n;.ents , _P.~_!.~a n ~/or Co n st.ru c ti on
F r o m So u t h Fern Street to South Hayes St reet--U6R--Th e applican t
wi ll co ns truct a h al f sec tio n a l o n g i t s fro nt.age o n t he so ut hs i. de of sa i d
a nd I mprov emen t of S treets and Hi g hways stre~t
l n gene r al the applica n t c ommi t s to the construct i on of stree t impr ove-
wi th t he curb face appro x imate ly 47 f e et from the e xi s ting center l in e .
Th e r ema i nin g i mprovemen t or wi dening al o ng the Western Electric frongt.aqe
me nts a nd/or widening as d e tailed h e reafter , and the ri ghts-o f-w ay for same
s h al l b e by o the r s.
shal l be a chieve d o r pro vided i n the form o f easements and/or the dedica tio n
others.
of f ee simp l e tit le with tl1 e pos sible rete n tion or re s erv at ion o f s ub t e r r a ne an
time o f fina l s ite p l an s ubmissi on .
and/or air rights use by the applicant/builder/develope r .
Th e de vel oper s ha ll
3.
Al s o the f ut ure ra i sed median wi l l b e c onst r u c t e d by
The l oc a ti o n o f futu r e media n c r ossover s will be determined at the
From Sou th Ha y e s St r e e t
to J oyce S t r eet Re l o ca t. ion --U4 R- -The d e v el o pe r
construct the total frontage of street a nd sidewalk r equired on a bloc k f a ce
shall co nstruct the no rth half of street sect i o n, sidewalks and median of Sou th
commensurate wl th the fir s t bu i ld i ng c o ns tr uc t i on
,Jo y ce / 15 t h Stree t - fro m South Hayes Street t o South Joyce
t:m
t h e b l o c k fac e .
on
Strt~ et
r e l oca ti on
co r ne r l o t s , c o nstruction of the total bloc k f a ce frontage s ha ll be r equired
( i . e . approxima te ly 35 fe et of paveme n t fl:::·o ru c e :ne.r:l:i ne wi t h c urb a nd gu t t e1:
onl y o n the longer side and t he building s ite fr ontage only on t he shorter
along the north sid e} .
si.de .
proposed p ublic pa rk s ha ll be c o n st r u c ted' b y th e Co unty.
Th e de v«!loper shal l landsca pe al l media ns to t he s t a ndards e stab li s hed
i n the Urban De s i gn Manual for s tr eet tre e s .
The st reet sections U4, U4R, US ,
The r e maini n g half secti o n along the f r o nt:.aqe of the Th e l ocat i o n o f fu tu re
me dian c r ossove r s will b e dete rm ined at the time o f f i nal site plan s ubmiss .i()n .
u6, U6R a r e detailed i rl the Urban Desig n Manual .
4.
F r o m Sou th Joy ce Reloc a tio n t.o Army / Na vy Dr ive - -U4R - -The applicant
c omm i ts t o the con struc tion o f the c ompl e te pa vemen t w.iden i ng wi t h curb a nd
A.
l.
From SOuth Eads Street to South Fern Street- - Ul timately U6R- - The
app li cant c omm its to the wi dening o f a half section {47 '
:!:.
o f pavemen t from
gutter along its ft·ontage of both parcel s 1 and 2 o n the east side of sa id s t reet thereby r eta i n i ng the ex isti ng curb and 91.1tter along the frontage of The rai sed med ia n wil l be co n s t rw:: ted by t he
ce nte r l ine with c urb and gutte r on t he north s i de ) o n its frontage o n ly , u ti-
t he Ri ve r Bous e a p artme n ts .
l izing the centerl ine e stab l is hed by the t - 595 plans and the e xis t inq c enter-
developer , subject t o the median brea ks be.i.nq de te r rnin e d at the time o f
li ne o t" 15 th stJ.·eH t wes t
the I -595 c o n struc t i.o n li mi ts .
raised media n will be c o nstructed by o t her s .
Al so the f utur e
The loca tio n of futur e median
cros sovers will be dete rmi ned at the time of final s ite p l an submi ssio n .
fi na l si te plan . B.
l.
Fr om Army / Navy Drive to 12th St ree t Sou th shall be des ignated U4 R,
t:: S to be d etermin ed -." it the t im e of the f i rs t final si t e plan approval o n the block. - l
-
- 2 -
49
or widening in accord with the frontage, and on t.he east side of said
curb and gutter and/or edge of pavement along
2.
section and sidewalks on 12th Street, South, from South Hayes Street to South Fern Street shall be constructed by the developer.
section St.h or center lane will provide
and/or permit
,'1
paved flush
From South Hayes Street to South Fern St.reet--U4--The full street
3.
From South Eads Street to the East-"·U6---The applicant has no commit-
ment to the future widening of existing
Street and the same shall be con-
structed by others South--U6- - The applicant comi ts frontage on
west side
provided or widened on the
4.
From South Fern Street to South Eads St.reet--U4--The applicant. com-
mi ts to the construction of t.he full c r o s s-section of approximately 51!. feet from face of curb-to-face of curb and said vided at the time
building const.rnct.i.on
width construction will be prot.he adjoining or abutt.ing devel -
r>pment t ract/block or parcel. St:reet--The applicant commits
South Fern Street --·-~~
the cr)rr i.dor d0f lned by the the Phased Devel-
l.
- - ~-~~~·~- - -
From Army/Navy Drive t o 12th Stre et South - ···:shall be designated U4_~,
US or be abandoned to be determined at
the first final site plan
approval on the block--'T'he applicant .sat d
stre~t
alicrnment 'Nithin parcel
Pntity under final site plan along this qeneral entire length be segment section. on the block. .if
the widening
or complet.e cross section with the majority curri.nq along the east sidf?' of said street.
the full
the construction widening ocUS street widening will permit
a 5th or center la ne for continuous left turn mo vement in either direction and/or: a painted flush at
in ,:tddi tion to
existing raised median on Fern Street
Army/Nav·; Drive 1nt:ersec tion.
left turn lane wi 11 be retained.)
The
section and th~ median for the tJ4R se c ti o n, of final s ite p : an
a~.,proval.
eKisting r·aised me d ian with its shall construct. the fu l l street determined necessary at the t i me will be determined and l o cated
2.
From 12 th Stree t South to 15th Street South --shall be d esignated
U4R or OS , to be dete rmin ed at the t ime of the fi r st fina l
site p la n approva l
fa st mo ving through traffic f r om conti nuing s o uth on Joyce Street i nto the Auror a High land s Community .)
The County is committed to t h e construction of
on the block--The app lica nt c otm\its to the c onstruction neces sary to wid en th is
this relocation, at the ti me of the con struction o f the South Joyc e S t:r:et.!t/
street to the full o r c omple te U4R or US sec tio n.
1 5th Stree t Sou th e x tension.
3.
From 15th Stree t South to 18th Street South -- U4--In general, the
'!'his rel ocation wi ll be con str u c ted as a 40+
foot cro ss sec t ion from curb face t o curb face wi th a tra ns iti o n i nto the
ex is t ing street conforms to the aforesaid c r os s section , and the refore the
e x isting pavement to t h e south.
applican t neit.her foresees nor c ommits to a ny constructio n responsibili ty fo r
rel ocatio n a nd reco n struct i o n of the ex is t .ing 200;:_
said street .
l ocated east o f South J oyce Str eet opposit e the River Bouse apartments .
E.
G.
:=;outh Haye s Street 1.
F r om Army/ Navy Dr i ve to South .Joy c e St ree t/15th Street South Inter-
The devel oper shall be r esponsible for the
l.
From South Hayes Stree t
to Sout:h Fern Street--U7R- - 1'he app li cant com-·
mits to t h e c onstruc tion of a n additional 12 f oo t
Ha yes Street to provi de t he t wo addi tional 12 foot lane s along the applicant ' s
age and on the southside of said street.
fronta ge and o n the west s ide of South Hayes Street .
H.
From Sou th Joyc e Str eet/15th Street South I n tersectio n to South Fe rn
Str eet--U6R--This street const ruction shal l be provi ded by other s
(WMATA and/
o r Arlington County) , and the a pplicant bears no const ruct ion responsibility
pn~se n tl.y
Army-Navy Drive
ser:tion--U8R--'t'he appl ic ant commi ts to the widening of this se ction o f South
2.
parking l o t
al ong its propert y fro nt-
Parking formulas The develope r sha ll provide parking by the following formulas unl ess
othe rwi se approved in the final {a )
sit~.(>;
pl an:
Apartment - One a nd o ne- eighth space pe r unit f or the fi r st 200 units, one space for each additio nal unit .
fo r s aid st r eet along its p r o per ty frontage .
The applicant shall co nve y upon (b)
Hotel
- One space p er u n it .
(c)
Of fice
-
approval of the Phased O@velopment Site Pla n the a r ea shown on approved ru:-
Army - Navy Drive and South Fern Street. f.
each 1., 000 sq . f t. oi gross floo r a r ea
(d)
Commer cial in major retail ce n te. r, apartments and hotels one space I 200 sq. ft. o f fl oor area (excluCinq colTillon a r ea n o t des i gnated as comme rcial use).
(e)
Commercial within office structur-e 708 sq. ft:. I each 1, 000 sq . ft:. o f gross floor area .
South Joyce Street Relocation {As .indica ted o n the t ransportation component of the Phased Devel opment
708 sq . ft . ("C-O '" Code) .
ling ton County p la ns f o r South Ha ye s Stree t - 18th Street . Sou t h, be tween
Site Plan, s o uth Joyce Str e et is to be re l oc ated so as to inte rsect the pro posed 15th Street e xtensio n at o r c l ose t.o a righ t ang l e , thereby discou ra.g i ;:.q
- 5 -
- 6 -
51
c.
urbar1 design tnanual
The Pentagon City development and chara¢ter.
PENTAGON CITY URBAN DESIGN MANUAL FOH PUBlJC STHEET AND PEDESTRIAN AREAS
To this end, certain
standardized and repeated throughout the
an easily recognizable identity
of the urban fabric can be t o effect this desired
feeling of homogeneity and identity.
(A part of the Phased Development
While the Phased Development Site
requlations do
n:quire the
Site Plan) formulation of a
called urban design
its submission t o Arling-
197 1)
ton County f o r consideration, the planning Tompkins develop these certain standards ways and landscape for Thf'reforc, will guide
has requested that Cafri tzapplicabl e to pedestrian
the arijoining
report. containing desigt1 of pavi.ng,
furniture wi t hin the public rights-of-way part of the Phased Development Site Ple.n
and standards which graphics, and
stn~et.
easements, is pr·esented as a effo:rt to comply with the
planning staff request.
Prepared For The Cnfritz- Tompkins Group By
rry, Nea ion and Davis 8411 Arllngton Boulevunl Fairfax. Vi rgi n.ia
Dewbi~
The parameters set forth in this
not unduly restrict the
designer's flexibility or imaginative an:;:hit.ectu.xal solutions on the various ,jevel.opment parcels; however, the primary p u rp)
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