Pentagon Centre Site Plan - Arlingtonva
Housing Commission – Information Item 7/9/2015 Pentagon Centre – Phase 1 Site Plan #297
Background Kimco is requesting an amendment to its Pentagon Centre Phased Development Site Plan (PDSP) and its Phase 1 Final Site Plan which were originally approved in July of 2008 by the County Board. The 16.8 acre site, often referred to as the Costco site, is located at 1201 S. Hayes Street and 1200 S. Fern Street. The site is bounded by 12th Street South (north), S. Fern Street (east), 15th Street South (south), and S. Hayes Street (west). The Phase 1 Final Site Plan approved in 2008 included approximately 520,000 square feet of new commercial and retail space. Kimco is now requesting an amendment to build 729,900 of new residential and retail space instead. The full build out of the PDSP will consist of over 1.8 million square feet of office, residential, hotel, and retail development to be completed in three phases. The Final Site Plan for the first phase of development permits the addition of multiple buildings on-site, with little demolition of the existing by-right retail development. In order to accommodate existing long-term retail leases, the second and third phases of development were expected to occur roughly 20 and 40 years from the date of the original approval.
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2008 GLUP Change As part of the 2008 PDSP approval, the General Land Use Plan designation was changed from “Service Industry” to “Medium Office-Apartment-Hotel.” The previous zoning was M-1 (up to 1.5 FAR Commercial) and the current zoning is C-O-2.5 (up to 2.5 FAR Office/Commercial, 115 Units/Acre Residential and 180 Units/Acre Hotel). The affordable housing condition in the PDSP reflected the agreement that future final site plans would provide an additional affordable housing contribution for the GLUP change: 2008 PDSP Condition #23 on Affordable Housing: 23. For each subsequent Phase of the PDSP, (a) The developer agrees to comply with the terms and conditions of the Arlington County Affordable Housing Ordinance or such other affordable housing requirement for new development in effect at the time of Site Plan approval for each phase of development for the density up to the maximum permitted under the GLUP designation of “M-1”(allowing a maximum of 1.5 FAR (1,097,809 sq ft)). (b) The developer agrees that the requirement of the Arlington County Affordable Housing Ordinance for an additional affordable housing contribution where a GLUP amendment is necessitated by proposed development applies to any density above the previous GLUP designation allowing a maximum of 1.5 FAR. Accordingly, the density above 1.5 FAR, up to a maximum of 2.5 FAR as enabled by this PDSP and accompanying GLUP amendment (estimated as 731,873 sq ft of GFA), shall be subject to the County’s policy in effect at the time of site plan approval for affordable housing contributions for projects where it was anticipated that the GLUP would be changed, as well as the policy for calculating the conversion of units per acre to GFA.
2015 Proposed Phase 1 Final Site Plan - Awaiting final site area and GFA numbers to be approved by Planning
Total New GFA = 731,460 SF o Residential GFA = 696,560 SF o Retail GFA = 34,900 SF
Total Site Area = 420,536
Resulting FAR = 1.74
Draft Contribution Numbers (subject to change): o Affordable Housing Ordinance Contribution on Base Density up to 1.5 FAR
$1,844,050 or approximately 11 on-site units
o Contribution on Density above 1.5 FAR per 2008 GLUP Change
10% of 100,655 = 10,066 GFA or approximately 10 on-site units
Proposed Project Numbers and Unit Mix Still Under Negotiation. Contribution on the Density above 1.5 FAR will be No Less Than 10 on-site units. 2
Background Kimco is requesting an amendment to its Pentagon Centre Phased Development Site Plan (PDSP) and its Phase 1 Final Site Plan which were originally approved in July of 2008 by the County Board. The 16.8 acre site, often referred to as the Costco site, is located at 1201 S. Hayes Street and 1200 S. Fern Street. The site is bounded by 12th Street South (north), S. Fern Street (east), 15th Street South (south), and S. Hayes Street (west). The Phase 1 Final Site Plan approved in 2008 included approximately 520,000 square feet of new commercial and retail space. Kimco is now requesting an amendment to build 729,900 of new residential and retail space instead. The full build out of the PDSP will consist of over 1.8 million square feet of office, residential, hotel, and retail development to be completed in three phases. The Final Site Plan for the first phase of development permits the addition of multiple buildings on-site, with little demolition of the existing by-right retail development. In order to accommodate existing long-term retail leases, the second and third phases of development were expected to occur roughly 20 and 40 years from the date of the original approval.
1
2008 GLUP Change As part of the 2008 PDSP approval, the General Land Use Plan designation was changed from “Service Industry” to “Medium Office-Apartment-Hotel.” The previous zoning was M-1 (up to 1.5 FAR Commercial) and the current zoning is C-O-2.5 (up to 2.5 FAR Office/Commercial, 115 Units/Acre Residential and 180 Units/Acre Hotel). The affordable housing condition in the PDSP reflected the agreement that future final site plans would provide an additional affordable housing contribution for the GLUP change: 2008 PDSP Condition #23 on Affordable Housing: 23. For each subsequent Phase of the PDSP, (a) The developer agrees to comply with the terms and conditions of the Arlington County Affordable Housing Ordinance or such other affordable housing requirement for new development in effect at the time of Site Plan approval for each phase of development for the density up to the maximum permitted under the GLUP designation of “M-1”(allowing a maximum of 1.5 FAR (1,097,809 sq ft)). (b) The developer agrees that the requirement of the Arlington County Affordable Housing Ordinance for an additional affordable housing contribution where a GLUP amendment is necessitated by proposed development applies to any density above the previous GLUP designation allowing a maximum of 1.5 FAR. Accordingly, the density above 1.5 FAR, up to a maximum of 2.5 FAR as enabled by this PDSP and accompanying GLUP amendment (estimated as 731,873 sq ft of GFA), shall be subject to the County’s policy in effect at the time of site plan approval for affordable housing contributions for projects where it was anticipated that the GLUP would be changed, as well as the policy for calculating the conversion of units per acre to GFA.
2015 Proposed Phase 1 Final Site Plan - Awaiting final site area and GFA numbers to be approved by Planning
Total New GFA = 731,460 SF o Residential GFA = 696,560 SF o Retail GFA = 34,900 SF
Total Site Area = 420,536
Resulting FAR = 1.74
Draft Contribution Numbers (subject to change): o Affordable Housing Ordinance Contribution on Base Density up to 1.5 FAR
$1,844,050 or approximately 11 on-site units
o Contribution on Density above 1.5 FAR per 2008 GLUP Change
10% of 100,655 = 10,066 GFA or approximately 10 on-site units
Proposed Project Numbers and Unit Mix Still Under Negotiation. Contribution on the Density above 1.5 FAR will be No Less Than 10 on-site units. 2
