presentation template - Arlingtonva
May 12, 2016
METROPOLITAN PARK DESIGN GUIDELINES Presentation Overview •
Background
•
Purpose
•
Key Elements
•
Recommendations
•
Clarification / Specific Guidance
•
Phase 6 Context
May 12, 2016
2
METROPOLITAN PARK PROJECT BOOKLET •
Created by Robert A.M. Stern Architects in November 2003 in response to a site plan application for a portion of Parcel 3 in the Pentagon City PDSP
•
Intended to provide a template for future buildout of the block as a well-balanced combination of buildings, open space, and ground floor activity
•
Provided planning context within Pentagon City and site background for Parcel 3 as an industrial suburb of Washington
•
Outlined design principles that served as a foundation for future discussion and were incorporated into the Metropolitan Park Design Guidelines
•
Outlined project phasing and density:
•
•
Density within individual phases could fluctuate as long as total number of units does not exceed this allocation.
•
Phase 6: the remainder of the community park (0.56 acres) will be developed.
Discussed the first phase of development: “One Metropolitan park will provide variety in architecture, interest to the eye, well-landscaped open space, public art and a combination of ground floor uses and sidewalk treatments that enhance the pedestrian environment.” (Project Booklet p. 29)
May 12, 2016
3
DESIGN GUIDELINES: KEY ELEMENTS The Metropolitan Park Design Guidelines, created in February 2004, are derived from design principles identified and discussed in the companion Project Book, to detail the pattern of development and establish standards for:
•
Phasing
•
Building Design and Placement
•
Retail
•
Streets
•
Open Space
•
Landscaping
“Sufficient detail is provided in the Design Guidelines document for the community and residents to know the quality of development which is expected, but not so rigid as to stifle design and innovation for the future.” (p. 2)
May 12, 2016
4
DESIGN GUIDELINES: PHASING PHASE
RESIDENTIAL UNITS PERMITTED
RESIDENTIAL UNITS APPROVED BY FSP
1
400
399
-1
2
285
300
+15
“Unit count within individual phases may fluctuate as long as the approved allocation for the project is not exceeded and massing and height guidelines are met.” (p. 18)
3
425
411
-14
•
35 units leftover from Phase 4/5
4
348 386
-35
•
5
699
Proposal includes reallocation of 13 units from Phases 7 and 8
6
520
568 proposed
+48
7
393
N/A
8
455
N/A
TOTAL
3,212
2,377
VARIANCE
-13
UNITS REMAINING AFTER PHASE 6 835
May 12, 2016
5
DESIGN GUIDELINES: PHASING
Existing
Phase 6 Recommendations: •
Portion of “central green” park (approximately 0.56 acre)
•
Courtyard open space amenity (approximately 5,000 square feet)
•
East Elm Street completion between 13th and 14th Streets
•
Tertiary street serving residential lobby entrances
Proposed
Tertiary Street: to “provide internal access…All tertiary streets shall be private with public access easements placed over them and where appropriate, the streetscape may incorporate unique design elements such as specialty paving, awnings and landscaping to create settings for particular buildings.” May 12, 2016
6
DESIGN GUIDELINES: BUILDING HEIGHT Existing
May 12, 2016
Proposed
7
DESIGN GUIDELINES: BUILDING TAPER •
“…22-story buildings…will serve as anchors and reference points to the various phases in the development.” (p. 29)
•
“Buildings shall generally taper with height variation and setbacks as they approach streets, to provide variety at the street level, to compliment established development on opposite sides of public streets and to enhance open spaces within the project.”
Proposed
May 12, 2016
8
DESIGN GUIDELINES: BUILDING DESIGN •
“Individual buildings shall follow massing and stylistic strategies of traditional classical buildings, such as the division into base, shaft, and crown.” (p. 29)
•
“Building material and color may vary from building to building so as to provide variety.”
•
“The building base shall relate to the adjacent street and sidewalk and be scaled to enhance the pedestrian experience. The base may be characterized by lightcolored masonry materials with a darker water-table and an articulated façade for first floor residential uses, and the addition of windowed facades for ground floor retail uses. Cornices may be used to differentiate the building base from the shaft. First floor height shall be a minimum of 18 feet.”
•
“The shaft may be designed as a darker field with lighter accents so as to reinforce vertical and horizontal rhythms of the architecture and break the scale of the building.”
•
“The building crown shall define the building at the skyline and shall incorporate as appropriate architectural elements to create a memorable image.”
Existing
Proposed
May 12, 2016
9
DESIGN GUIDELINES: BUILDING DESIGN Architectural Elements (p. 30) •
“First floor facades shall be articulated to enliven the street and enhance the pedestrian experience.”
•
“Street level commercial shall feature large windowed retail space…”
•
“Where balconies are provided, they shall be designed as an integral component of the façade.”
•
“Mechanical systems shall…be carefully designed to blend into the building façade.”
Materials •
“Masonry (light and dark brick) with cast stone detailing shall be the predominant building material.”
•
“Windows shall be aluminum or steel…Color will be metallic or painted to accent the architecture.”
•
“Loading doors shall be a solid metal horizontal slat door, painted to blend with the color of the building. Garage doors shall be solid metal or horizontal bar style designed to blend with the building facade.”
Existing
Proposed
May 12, 2016
10
DESIGN GUIDELINES: RETAIL Existing
Proposed
Arlington County Retail Plan Green: Streets where any retail uses or retail equivalents are optional.
May 12, 2016
11
DESIGN GUIDELINES: RETAIL PHASE
RETAIL PERMITTED (s.f.)
RETAIL APPROVED BY FINAL SITE PLAN (s.f.)
1
11,300
2
8,119
3
16,350
4 100,000
5
41,167
6
10,178 proposed
7
N/A
8
N/A
TOTAL
100,000
87,114
RETAIL REMAINING AFTER PHASE 6
12,886
May 12, 2016
•
“Approximately 100,000 square feet of ground floor retail space shall be located along…South Fern Street and 12th Street frontage.” (p. 31)
•
“Storefronts shall be readily identifiable, and differentiation among tenants through individual signage and storefront design shall be encouraged.”
•
“The street façade shall be composed as a simple plane with limited jogs and inclination interrupted only by streets, pedestrian arcades…and lobby access for designated residential buildings.”
•
“The maximum floor to floor story height limit for the ground floor shall be 24 feet.”
•
“The ground floor façade shall have between 60 and 90 percent fenestration…that is between 2 and 10 feet above the fronting sidewalk.”
•
“Recognizing the community’s desire to encourage commercial which helps sustain the residential development…”
12
DESIGN GUIDELINES: CIRCULATION Circulation (p. 16) •
“Elm Street shall be constructed…to provide access for the development, and to break up the current superblock so that access through it is enhanced.”
•
“Parking along both sides of the streets will be provided to the extent possible to accommodate short term visitors and retail customers…Parking on both sides of project streets may reduce the amount of park acreage.”
Entrances •
“Residential buildings shall have major entrances on interior secondary and tertiary streets, with dual access to primary streets…”
Existing May 12, 2016
13
DESIGN GUIDELINES: CIRCULATION Existing
Proposed
P S R
R S
May 12, 2016
R S
14
DESIGN GUIDELINES: CIRCULATION Existing
Proposed
Proposed Internal Crosswalk Locations (p. 38)
May 12, 2016
15
DESIGN GUIDELINES: PROPOSED STREETS
B A C
A
B May 12, 2016
C 16
DESIGN GUIDELINES: OPEN SPACE Existing
May 12, 2016
Proposed
17
Proposed
Existing
DESIGN GUIDELINES: OPEN SPACE
May 12, 2016
•
“Open space…shall…be open to the public and designed to accommodate a variety of passive and more active uses.” (p. 26)
•
“A Central Green shall be designed…made up of large and small open space components…”
•
“As residential build-out occurs and community needs are assessed, this portion of the park may be programmed for a variety of active and passive recreation.”
•
“Large and small open space areas shall therefore be sized to accommodate outdoor community gatherings, more active uses such as frisby toss and impromptu ball games…recreation alternatives for small children, and passive uses such as sitting, strolling, and reading.”
•
“A tot lot shall be incorporated into the open space plan.”
18
DESIGN GUIDELINES: SMALL PARKS Existing
May 12, 2016
•
“Smaller parks to the north, south and east of the central green shall be designed as integral parts of the residential components with which they are associated while at the same time providing an extension both visually and physically to the Central Green.” (p. 26)
•
“Public plaza space will be incorporated into…either within the Central Green or along primary street frontage.”
•
“All parks shall be designed to incorporate focal/public art features.”
19
DESIGN GUIDELINES: LANDSCAPING Streetscape Feature (p. 34)
May 12, 2016
•
“Streetscape conditions may vary, adding to the pedestrian experience. However, consistency in sidewalk width, street tree species, tree pit details, and paving pattern details shall be maintained along individual streets.”
•
“Street furniture such as benches and trash receptacles shall be provided along streets within parks. Street furniture design may vary within the development.”
•
“Consistency shall be maintained… along individual streets and within individual park components.”
20
May 12, 2016
EADS STREET DESIGN RECOMMENDATIONS Condition #57 approved with Phase 4/5 site plan: Request the County Manager to provide recommendations regarding the design of the South Eads Street linear park and building orientation issues of the Metropolitan Park Design Guidelines for Phases 6-8 of the Metropolitan Park Development.
Phase 4/5 Eads Street Concept May 12, 2016
22
EADS STREET DESIGN RECOMMENDATIONS
Initial Concept May 12, 2016
Working Draft Concept
Current Draft Concept
23
EADS STREET DESIGN RECOMMENDATIONS Draft Recommendation Elements: Building Orientation •
Consistent building line
•
Building height and massing should take orientation of previous phases into consideration
Streetscape •
Streetscape design quality shall be greater than or equal to that provided for in Phase 4/5
•
Maintain minimum clear zones, but allow flexibility in passive use/landscape zones
•
Maintain pedestrian circulation from the curb and coordinate street furniture, as provided in DES standards and specifications
•
Consistency in streetscape furnishings, material palette, and lighting between phases
•
Variety in seating types and flexible spaces May 12, 2016
24
EADS STREET DESIGN RECOMMENDATIONS Draft Recommendation Elements: Landscape •
Maximize tree canopy and encourage species diversity
•
Maximize soil volume
•
Use landscaping to frame views, enforce circulation, and define spaces for public use
•
Encourage three dimensional landscape areas
May 12, 2016
25
EADS STREET CONCEPT
Phase 4/5 Eads Street Section
May 12, 2016
26
EADS STREET CONCEPT
Proposed Phase 6 Eads Street Section May 12, 2016
27
Phase 4/5 Eads Street Section
Proposed Phase 6 Eads Street Section May 12, 2016
28
May 12, 2016
METROPOLITAN PARK DESIGN GUIDELINES Presentation Overview •
Background
•
Purpose
•
Key Elements
•
Recommendations
•
Clarification / Specific Guidance
•
Phase 6 Context
May 12, 2016
2
METROPOLITAN PARK PROJECT BOOKLET •
Created by Robert A.M. Stern Architects in November 2003 in response to a site plan application for a portion of Parcel 3 in the Pentagon City PDSP
•
Intended to provide a template for future buildout of the block as a well-balanced combination of buildings, open space, and ground floor activity
•
Provided planning context within Pentagon City and site background for Parcel 3 as an industrial suburb of Washington
•
Outlined design principles that served as a foundation for future discussion and were incorporated into the Metropolitan Park Design Guidelines
•
Outlined project phasing and density:
•
•
Density within individual phases could fluctuate as long as total number of units does not exceed this allocation.
•
Phase 6: the remainder of the community park (0.56 acres) will be developed.
Discussed the first phase of development: “One Metropolitan park will provide variety in architecture, interest to the eye, well-landscaped open space, public art and a combination of ground floor uses and sidewalk treatments that enhance the pedestrian environment.” (Project Booklet p. 29)
May 12, 2016
3
DESIGN GUIDELINES: KEY ELEMENTS The Metropolitan Park Design Guidelines, created in February 2004, are derived from design principles identified and discussed in the companion Project Book, to detail the pattern of development and establish standards for:
•
Phasing
•
Building Design and Placement
•
Retail
•
Streets
•
Open Space
•
Landscaping
“Sufficient detail is provided in the Design Guidelines document for the community and residents to know the quality of development which is expected, but not so rigid as to stifle design and innovation for the future.” (p. 2)
May 12, 2016
4
DESIGN GUIDELINES: PHASING PHASE
RESIDENTIAL UNITS PERMITTED
RESIDENTIAL UNITS APPROVED BY FSP
1
400
399
-1
2
285
300
+15
“Unit count within individual phases may fluctuate as long as the approved allocation for the project is not exceeded and massing and height guidelines are met.” (p. 18)
3
425
411
-14
•
35 units leftover from Phase 4/5
4
348 386
-35
•
5
699
Proposal includes reallocation of 13 units from Phases 7 and 8
6
520
568 proposed
+48
7
393
N/A
8
455
N/A
TOTAL
3,212
2,377
VARIANCE
-13
UNITS REMAINING AFTER PHASE 6 835
May 12, 2016
5
DESIGN GUIDELINES: PHASING
Existing
Phase 6 Recommendations: •
Portion of “central green” park (approximately 0.56 acre)
•
Courtyard open space amenity (approximately 5,000 square feet)
•
East Elm Street completion between 13th and 14th Streets
•
Tertiary street serving residential lobby entrances
Proposed
Tertiary Street: to “provide internal access…All tertiary streets shall be private with public access easements placed over them and where appropriate, the streetscape may incorporate unique design elements such as specialty paving, awnings and landscaping to create settings for particular buildings.” May 12, 2016
6
DESIGN GUIDELINES: BUILDING HEIGHT Existing
May 12, 2016
Proposed
7
DESIGN GUIDELINES: BUILDING TAPER •
“…22-story buildings…will serve as anchors and reference points to the various phases in the development.” (p. 29)
•
“Buildings shall generally taper with height variation and setbacks as they approach streets, to provide variety at the street level, to compliment established development on opposite sides of public streets and to enhance open spaces within the project.”
Proposed
May 12, 2016
8
DESIGN GUIDELINES: BUILDING DESIGN •
“Individual buildings shall follow massing and stylistic strategies of traditional classical buildings, such as the division into base, shaft, and crown.” (p. 29)
•
“Building material and color may vary from building to building so as to provide variety.”
•
“The building base shall relate to the adjacent street and sidewalk and be scaled to enhance the pedestrian experience. The base may be characterized by lightcolored masonry materials with a darker water-table and an articulated façade for first floor residential uses, and the addition of windowed facades for ground floor retail uses. Cornices may be used to differentiate the building base from the shaft. First floor height shall be a minimum of 18 feet.”
•
“The shaft may be designed as a darker field with lighter accents so as to reinforce vertical and horizontal rhythms of the architecture and break the scale of the building.”
•
“The building crown shall define the building at the skyline and shall incorporate as appropriate architectural elements to create a memorable image.”
Existing
Proposed
May 12, 2016
9
DESIGN GUIDELINES: BUILDING DESIGN Architectural Elements (p. 30) •
“First floor facades shall be articulated to enliven the street and enhance the pedestrian experience.”
•
“Street level commercial shall feature large windowed retail space…”
•
“Where balconies are provided, they shall be designed as an integral component of the façade.”
•
“Mechanical systems shall…be carefully designed to blend into the building façade.”
Materials •
“Masonry (light and dark brick) with cast stone detailing shall be the predominant building material.”
•
“Windows shall be aluminum or steel…Color will be metallic or painted to accent the architecture.”
•
“Loading doors shall be a solid metal horizontal slat door, painted to blend with the color of the building. Garage doors shall be solid metal or horizontal bar style designed to blend with the building facade.”
Existing
Proposed
May 12, 2016
10
DESIGN GUIDELINES: RETAIL Existing
Proposed
Arlington County Retail Plan Green: Streets where any retail uses or retail equivalents are optional.
May 12, 2016
11
DESIGN GUIDELINES: RETAIL PHASE
RETAIL PERMITTED (s.f.)
RETAIL APPROVED BY FINAL SITE PLAN (s.f.)
1
11,300
2
8,119
3
16,350
4 100,000
5
41,167
6
10,178 proposed
7
N/A
8
N/A
TOTAL
100,000
87,114
RETAIL REMAINING AFTER PHASE 6
12,886
May 12, 2016
•
“Approximately 100,000 square feet of ground floor retail space shall be located along…South Fern Street and 12th Street frontage.” (p. 31)
•
“Storefronts shall be readily identifiable, and differentiation among tenants through individual signage and storefront design shall be encouraged.”
•
“The street façade shall be composed as a simple plane with limited jogs and inclination interrupted only by streets, pedestrian arcades…and lobby access for designated residential buildings.”
•
“The maximum floor to floor story height limit for the ground floor shall be 24 feet.”
•
“The ground floor façade shall have between 60 and 90 percent fenestration…that is between 2 and 10 feet above the fronting sidewalk.”
•
“Recognizing the community’s desire to encourage commercial which helps sustain the residential development…”
12
DESIGN GUIDELINES: CIRCULATION Circulation (p. 16) •
“Elm Street shall be constructed…to provide access for the development, and to break up the current superblock so that access through it is enhanced.”
•
“Parking along both sides of the streets will be provided to the extent possible to accommodate short term visitors and retail customers…Parking on both sides of project streets may reduce the amount of park acreage.”
Entrances •
“Residential buildings shall have major entrances on interior secondary and tertiary streets, with dual access to primary streets…”
Existing May 12, 2016
13
DESIGN GUIDELINES: CIRCULATION Existing
Proposed
P S R
R S
May 12, 2016
R S
14
DESIGN GUIDELINES: CIRCULATION Existing
Proposed
Proposed Internal Crosswalk Locations (p. 38)
May 12, 2016
15
DESIGN GUIDELINES: PROPOSED STREETS
B A C
A
B May 12, 2016
C 16
DESIGN GUIDELINES: OPEN SPACE Existing
May 12, 2016
Proposed
17
Proposed
Existing
DESIGN GUIDELINES: OPEN SPACE
May 12, 2016
•
“Open space…shall…be open to the public and designed to accommodate a variety of passive and more active uses.” (p. 26)
•
“A Central Green shall be designed…made up of large and small open space components…”
•
“As residential build-out occurs and community needs are assessed, this portion of the park may be programmed for a variety of active and passive recreation.”
•
“Large and small open space areas shall therefore be sized to accommodate outdoor community gatherings, more active uses such as frisby toss and impromptu ball games…recreation alternatives for small children, and passive uses such as sitting, strolling, and reading.”
•
“A tot lot shall be incorporated into the open space plan.”
18
DESIGN GUIDELINES: SMALL PARKS Existing
May 12, 2016
•
“Smaller parks to the north, south and east of the central green shall be designed as integral parts of the residential components with which they are associated while at the same time providing an extension both visually and physically to the Central Green.” (p. 26)
•
“Public plaza space will be incorporated into…either within the Central Green or along primary street frontage.”
•
“All parks shall be designed to incorporate focal/public art features.”
19
DESIGN GUIDELINES: LANDSCAPING Streetscape Feature (p. 34)
May 12, 2016
•
“Streetscape conditions may vary, adding to the pedestrian experience. However, consistency in sidewalk width, street tree species, tree pit details, and paving pattern details shall be maintained along individual streets.”
•
“Street furniture such as benches and trash receptacles shall be provided along streets within parks. Street furniture design may vary within the development.”
•
“Consistency shall be maintained… along individual streets and within individual park components.”
20
May 12, 2016
EADS STREET DESIGN RECOMMENDATIONS Condition #57 approved with Phase 4/5 site plan: Request the County Manager to provide recommendations regarding the design of the South Eads Street linear park and building orientation issues of the Metropolitan Park Design Guidelines for Phases 6-8 of the Metropolitan Park Development.
Phase 4/5 Eads Street Concept May 12, 2016
22
EADS STREET DESIGN RECOMMENDATIONS
Initial Concept May 12, 2016
Working Draft Concept
Current Draft Concept
23
EADS STREET DESIGN RECOMMENDATIONS Draft Recommendation Elements: Building Orientation •
Consistent building line
•
Building height and massing should take orientation of previous phases into consideration
Streetscape •
Streetscape design quality shall be greater than or equal to that provided for in Phase 4/5
•
Maintain minimum clear zones, but allow flexibility in passive use/landscape zones
•
Maintain pedestrian circulation from the curb and coordinate street furniture, as provided in DES standards and specifications
•
Consistency in streetscape furnishings, material palette, and lighting between phases
•
Variety in seating types and flexible spaces May 12, 2016
24
EADS STREET DESIGN RECOMMENDATIONS Draft Recommendation Elements: Landscape •
Maximize tree canopy and encourage species diversity
•
Maximize soil volume
•
Use landscaping to frame views, enforce circulation, and define spaces for public use
•
Encourage three dimensional landscape areas
May 12, 2016
25
EADS STREET CONCEPT
Phase 4/5 Eads Street Section
May 12, 2016
26
EADS STREET CONCEPT
Proposed Phase 6 Eads Street Section May 12, 2016
27
Phase 4/5 Eads Street Section
Proposed Phase 6 Eads Street Section May 12, 2016
28
May 12, 2016
