site plan review committee - Arlingtonva
SITE PLAN REVIEW COMMITTEE JUNE 13, 2013
PRESENTATION OUTLINE 1. SPRC Recap 2. Guiding Principles Overview 3. Circulation Network 4. Architecture / Buildings Network 5. Open Space / Public Space Network
SPRC RECAP (FOCUS ON DESIGN GUIDELINES ELEMENTS) SPRC #3
(May 14, 2012) Site Design & Characteristics
SPRC #4
(June 11, 2012) Applicant presented revised site design
SPRC #5
(July 16, 2012)
Draft design guidelines presented
SPRC #7
(Oct 18, 2012)
Height, density, massing
SPRC #8
(Nov 19, 2012)
Design guidelines presentation
SPRC #9
(Jan 8, 2013)
Design guidelines comments
SPRC #10 (Feb 25, 2013) Site design analysis by staff (framework) SPRC #13 (April 4, 2013) Open space network
GUIDING PRINCIPLES A. Compatibility B. Mixed-use Development C.
Distribution of Densities & Heights
D. Open Space E.
Circulation & Pedestrian Routes
F.
Other Elements of Good Urban Design
G. Sustainable Design H. Accessibility Categories A through F were created by the Pentagon City Planning Task Force and published in the November 1997 Report of the Pentagon City Task Force but are not part of the original planning goals established in the February 1976 Pentagon City Master Development Plan.
GUIDING PRINCIPLES A. Compatibility B. Mixed-use Development C.
Distribution of Densities & Heights
D. Open Space E.
Circulation & Pedestrian Routes
F.
Other Elements of Good Urban Design
G. Sustainable Design H. Accessibility Categories A through F were created by the Pentagon City Planning Task Force and published in the November 1997 Report of the Pentagon City Task Force but are not part of the original planning goals established in the February 1976 Pentagon City Master Development Plan.
GUIDING PRINCIPLES A.1. Development should create a sense of place both internal and external to the site. It should contribute to the sense of place and community vitality envisioned for the entire Pentagon City neighborhood. A.2. High quality urban design and architectural design should define the site.
CIRCULATION NETWORK
A RLIN G T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
TRANSPORTATION
> > > Analysis
PenPlace PDSP (future ) Streetcar Station (future )
Metropolitan Park PDSP (in development)
Pentagon Centre PDSP ( distant future)
( - • • • - ) North/ South Elm St Connection East/ West 12th St Connection
~
J\RL1 NGroN '°J•Gl\1~
•
PHma'Y/ ""lti-modai co,,ido, Secondary Access Streets
•
•
Vehicular/ Peclestra;,, Access Oiagrarn
,··~•
..,.,~
Primary Pedestrian 'l • R L.• 5
l'..$ M l 1""1'1
NO SECURE B UILDING SCH EME
PENPLACE DESIGN GUIDELINES
ARLINGTON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
BUILDINGS/ ARCHITECTURE PODIUM STEPBACK ZONES Principal entrances for all new retail should be located on street frontaoes. Arcades on street frontages are not recommended. Paved surfaces should extend to the build ing face, with landscaping elements limited to movable planters. Within the cafe/ d isplay zone, some fencing and partitioning between establishments may be permitted by special use permit from Arlington County. Otherwise, these areas should remain accessible for pedestrian movement.
--
PODI U M STEPBA C K ZON ES
All handicap ramps should be internal to buildings. On streets where residential buildings without a retail base occur, street frontage should express the more passive and quiet character of a residential neighborhood. To that end: All residential lobby entrances should front onto streets. Lobby entrances should be at g rade, with a minimum clear height of 12 feet in the lobby.
~
ONE SECURE BU ILDING SCHEME
VORNADO Cl>'l • R L.• 5
l'..$ M l 1""1'1
NO SECURE B UILDING SCH EME
PENPLACE DESIGN GUIDELINES
OPEN SPACE / PUBLIC SPACE NETWORK
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE > > > Context 1 5
L o ng Bridg.. Parle Virgi n i a Highlands Parle
4 6 2
Metropolitan Parle Hooper Memorial Parle Penbigon Centre POS P
PLAZAS/ SQUARES Pl~
7
Penbigon Row
3
C rystal City W at e r Parle
8
Pen Plac e
-t.agon I
• ••
.
• •
Row........
~ntaoon
~IG.-.
~·
Tral'ttft:ftaza
.:••••••••••••••
..
• t2tnSt
.• •
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
ANALYSIS > > > Urban Design Framework
BLOCKS/STREETS
ARLINGTON Vl l.OINI A
OPEN SPACE/ PUBLIC REALM
PEN PLACE
COMPOSITE DIAGRAM SPRC#10 February 25, 2013
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE > > > Analysis
Key Plan
Concept Plan
POTOMAC YARD PDSP
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
2 - CEllTER PAJll
~erP.11\..~lll.theintenectionol O.rk-llelllOd20thS1:1~1,. il intmdedtobe
~~~~~-:~~u En'llisi:lfleduanopenspace~acivic:
c:hand:etitwilbe lhebrges.1 pari:in(iysbl Gtywith.a~sizeof74,200sqlJIR~
north11ndeast s idrsoltiloepM1'.withlM possibilityofa re;sil aratde ;:it the .-.ooh end l'llhidlmukl beenclci~ ftthewWdff f!IOJlths.A.prOtT1"-'t~rtial~cttl.nl ftowure(:l)tlfdbeb::xedlill:the~ ~althepMll: tosign:japoSttolart.ry
wrietyaf~suc::has~ss#e~tioo.
.and gathering Wien arrMng from )efierson 0.,-9ou4e-nird.Ast11>nglinkbetwee:nl8th .and X'thStreetslhould *c>bea>nM:k~
ethi:IMru,~!Ni-._a~some tcmponiykioskm.ti,.-S~o!Jldoor
withagrandstllid~ cnabat~along thc20shSt1tttfront.ogeR~asOM
~ll«dUSC$bl\'en.visionedonthe
CICdSibk.-~mneooti~the:Qr.ade
Ihes:=ofthe~would..,.,_.forawOe
d~nces. M.d! of the part shUd be peniclus and ptedominMitly gram. Spec:AI olf1~«'Ukfbe~~edintothe llndsupc-lllMl~oflhe~ild
.vtH!:ic:lghtingshouldhigt6ghtth.epd duringthe~Cistemswithind!e
f111dM1d~ent~scotAd~
n1inwmerforparkinig.mon.Windhlrbnes .JndlorJObr~muldbeuxdinMtistic
.,,,.........
'-rs 1oeduc.-...-Cou .ndt11 supply~
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE/ PUBLIC SPACE DESIGN FRAMEWORK: CONCEPT PLANS
SEE ENLARGEMENT ON PAGE 57
The design of the buildings that line the streets will be critically important in giving an immediate impression to the public of the sort of place PenPlace will be. It is the design of the open spaces between the buildings, however, that will define the nature of the everyday experience of PenPlace to those who enter into it, whether by car, bicycle, on foot, or by streetcar. In the section of the design guidelines that follows, the typology of these open spaces wil be discussed and defined. They range in size and complexity from the sidevvalks that promote easy and gracious movement of pedestrians around PenPlace to plazas and parks that serve as gathering places, social spaces and venues for events, fairs and performances. PenPlace will include the full range of urban open space: • streetscapes • plazas • parks
SEE ENLARGEMENT ON PAGE 54 - 56
private green spaces Each has an important role to play, both in enlivening the public realm and in making it urbane and elegant. These qualities, in concert with carefully designed buildings, will be hallmarks of PenPlace, making it a desirable place to work, shop and enjoy life. This section of the design guidelines will describe each of these open space types.
SEE ENLARGEMENT ON PAGE 52
PENPLACE DESIGN GUIDELINES
,.
VO~NADO CH A " l.E S L 8MI T H
ARLINGTON YIRLl,IA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1v1ston
Master Plan Presanta:l to PDC for Conceptual Review on Januuy 10, 2011
Revised percomrrentsreceived from PDC, DPR, CornmunityBoard, and results of light study
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
.....
'I --o
Ja
~
J 'v'\9st 35th Street
~l
Design Updates
~
1
a
~
~
.:r
V\ttst 35th Street
Sloped Lawn and larger vegetated areas take advantage of available sunlight
Wttt33rd Street
1Wt-
AR l I NGTQN
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
.,11oa
Circulation Block 1 West. 34th Street
110~ 110~
Bl
~ 0
I I l Ml• hu l VonVelb ne1rfhA11•l•t 11, lno.
West 33rd Street O'
20'
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
ARLINGTON YIRLl,IA
DEPARTMENT OF COMMUNITY PLANNING HOUSING AND DEVELOPMENT
Planning D1v1ston
Circulation
Block 3
11oa 10~
1101
Bl
ICIYPIAN
0
West 35th Street
o·
20'
40'
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
.---......
·-··.•...-. . _ ····· ~
n --
----
CIRCULATION: WILLOUGHBY SQUARE - CIRCULATION FLOW FROM CORN ms MULTIPL£ FOCI
PROGRAM: W ILLOUGHBY SQUARE
PERFORMANCE CRITERIA FOR SITING A SECURE FACILITY Transportation / Streets 1. Site circulation: pedestrian and vehicular 2. Connectedness to adjacent sites
Open Space / Public Realm 1. Preservation of contiguous open space 2. Activation of open space / public realm by adjacent land uses 3. Impact of building massing on the public realm 4. Use and design of the open space
PRESENTATION OUTLINE 1. SPRC Recap 2. Guiding Principles Overview 3. Circulation Network 4. Architecture / Buildings Network 5. Open Space / Public Space Network
SPRC RECAP (FOCUS ON DESIGN GUIDELINES ELEMENTS) SPRC #3
(May 14, 2012) Site Design & Characteristics
SPRC #4
(June 11, 2012) Applicant presented revised site design
SPRC #5
(July 16, 2012)
Draft design guidelines presented
SPRC #7
(Oct 18, 2012)
Height, density, massing
SPRC #8
(Nov 19, 2012)
Design guidelines presentation
SPRC #9
(Jan 8, 2013)
Design guidelines comments
SPRC #10 (Feb 25, 2013) Site design analysis by staff (framework) SPRC #13 (April 4, 2013) Open space network
GUIDING PRINCIPLES A. Compatibility B. Mixed-use Development C.
Distribution of Densities & Heights
D. Open Space E.
Circulation & Pedestrian Routes
F.
Other Elements of Good Urban Design
G. Sustainable Design H. Accessibility Categories A through F were created by the Pentagon City Planning Task Force and published in the November 1997 Report of the Pentagon City Task Force but are not part of the original planning goals established in the February 1976 Pentagon City Master Development Plan.
GUIDING PRINCIPLES A. Compatibility B. Mixed-use Development C.
Distribution of Densities & Heights
D. Open Space E.
Circulation & Pedestrian Routes
F.
Other Elements of Good Urban Design
G. Sustainable Design H. Accessibility Categories A through F were created by the Pentagon City Planning Task Force and published in the November 1997 Report of the Pentagon City Task Force but are not part of the original planning goals established in the February 1976 Pentagon City Master Development Plan.
GUIDING PRINCIPLES A.1. Development should create a sense of place both internal and external to the site. It should contribute to the sense of place and community vitality envisioned for the entire Pentagon City neighborhood. A.2. High quality urban design and architectural design should define the site.
CIRCULATION NETWORK
A RLIN G T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
TRANSPORTATION
> > > Analysis
PenPlace PDSP (future ) Streetcar Station (future )
Metropolitan Park PDSP (in development)
Pentagon Centre PDSP ( distant future)
( - • • • - ) North/ South Elm St Connection East/ West 12th St Connection
~
J\RL1 NGroN '°J•Gl\1~
•
PHma'Y/ ""lti-modai co,,ido, Secondary Access Streets
•
•
Vehicular/ Peclestra;,, Access Oiagrarn
,··~•
..,.,~
Primary Pedestrian 'l • R L.• 5
l'..$ M l 1""1'1
NO SECURE B UILDING SCH EME
PENPLACE DESIGN GUIDELINES
ARLINGTON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
BUILDINGS/ ARCHITECTURE PODIUM STEPBACK ZONES Principal entrances for all new retail should be located on street frontaoes. Arcades on street frontages are not recommended. Paved surfaces should extend to the build ing face, with landscaping elements limited to movable planters. Within the cafe/ d isplay zone, some fencing and partitioning between establishments may be permitted by special use permit from Arlington County. Otherwise, these areas should remain accessible for pedestrian movement.
--
PODI U M STEPBA C K ZON ES
All handicap ramps should be internal to buildings. On streets where residential buildings without a retail base occur, street frontage should express the more passive and quiet character of a residential neighborhood. To that end: All residential lobby entrances should front onto streets. Lobby entrances should be at g rade, with a minimum clear height of 12 feet in the lobby.
~
ONE SECURE BU ILDING SCHEME
VORNADO Cl>'l • R L.• 5
l'..$ M l 1""1'1
NO SECURE B UILDING SCH EME
PENPLACE DESIGN GUIDELINES
OPEN SPACE / PUBLIC SPACE NETWORK
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE > > > Context 1 5
L o ng Bridg.. Parle Virgi n i a Highlands Parle
4 6 2
Metropolitan Parle Hooper Memorial Parle Penbigon Centre POS P
PLAZAS/ SQUARES Pl~
7
Penbigon Row
3
C rystal City W at e r Parle
8
Pen Plac e
-t.agon I
• ••
.
• •
Row........
~ntaoon
~IG.-.
~·
Tral'ttft:ftaza
.:••••••••••••••
..
• t2tnSt
.• •
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
ANALYSIS > > > Urban Design Framework
BLOCKS/STREETS
ARLINGTON Vl l.OINI A
OPEN SPACE/ PUBLIC REALM
PEN PLACE
COMPOSITE DIAGRAM SPRC#10 February 25, 2013
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE > > > Analysis
Key Plan
Concept Plan
POTOMAC YARD PDSP
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
2 - CEllTER PAJll
~erP.11\..~lll.theintenectionol O.rk-llelllOd20thS1:1~1,. il intmdedtobe
~~~~~-:~~u En'llisi:lfleduanopenspace~acivic:
c:hand:etitwilbe lhebrges.1 pari:in(iysbl Gtywith.a~sizeof74,200sqlJIR~
north11ndeast s idrsoltiloepM1'.withlM possibilityofa re;sil aratde ;:it the .-.ooh end l'llhidlmukl beenclci~ ftthewWdff f!IOJlths.A.prOtT1"-'t~rtial~cttl.nl ftowure(:l)tlfdbeb::xedlill:the~ ~althepMll: tosign:japoSttolart.ry
wrietyaf~suc::has~ss#e~tioo.
.and gathering Wien arrMng from )efierson 0.,-9ou4e-nird.Ast11>nglinkbetwee:nl8th .and X'thStreetslhould *c>bea>nM:k~
ethi:IMru,~!Ni-._a~some tcmponiykioskm.ti,.-S~o!Jldoor
withagrandstllid~ cnabat~along thc20shSt1tttfront.ogeR~asOM
~ll«dUSC$bl\'en.visionedonthe
CICdSibk.-~mneooti~the:Qr.ade
Ihes:=ofthe~would..,.,_.forawOe
d~nces. M.d! of the part shUd be peniclus and ptedominMitly gram. Spec:AI olf1~«'Ukfbe~~edintothe llndsupc-lllMl~oflhe~ild
.vtH!:ic:lghtingshouldhigt6ghtth.epd duringthe~Cistemswithind!e
f111dM1d~ent~scotAd~
n1inwmerforparkinig.mon.Windhlrbnes .JndlorJObr~muldbeuxdinMtistic
.,,,.........
'-rs 1oeduc.-...-Cou .ndt11 supply~
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
OPEN SPACE/ PUBLIC SPACE DESIGN FRAMEWORK: CONCEPT PLANS
SEE ENLARGEMENT ON PAGE 57
The design of the buildings that line the streets will be critically important in giving an immediate impression to the public of the sort of place PenPlace will be. It is the design of the open spaces between the buildings, however, that will define the nature of the everyday experience of PenPlace to those who enter into it, whether by car, bicycle, on foot, or by streetcar. In the section of the design guidelines that follows, the typology of these open spaces wil be discussed and defined. They range in size and complexity from the sidevvalks that promote easy and gracious movement of pedestrians around PenPlace to plazas and parks that serve as gathering places, social spaces and venues for events, fairs and performances. PenPlace will include the full range of urban open space: • streetscapes • plazas • parks
SEE ENLARGEMENT ON PAGE 54 - 56
private green spaces Each has an important role to play, both in enlivening the public realm and in making it urbane and elegant. These qualities, in concert with carefully designed buildings, will be hallmarks of PenPlace, making it a desirable place to work, shop and enjoy life. This section of the design guidelines will describe each of these open space types.
SEE ENLARGEMENT ON PAGE 52
PENPLACE DESIGN GUIDELINES
,.
VO~NADO CH A " l.E S L 8MI T H
ARLINGTON YIRLl,IA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1v1ston
Master Plan Presanta:l to PDC for Conceptual Review on Januuy 10, 2011
Revised percomrrentsreceived from PDC, DPR, CornmunityBoard, and results of light study
ARL I NG T ON VJRGIS I A
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
.....
'I --o
Ja
~
J 'v'\9st 35th Street
~l
Design Updates
~
1
a
~
~
.:r
V\ttst 35th Street
Sloped Lawn and larger vegetated areas take advantage of available sunlight
Wttt33rd Street
1Wt-
AR l I NGTQN
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
.,11oa
Circulation Block 1 West. 34th Street
110~ 110~
Bl
~ 0
I I l Ml• hu l VonVelb ne1rfhA11•l•t 11, lno.
West 33rd Street O'
20'
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
ARLINGTON YIRLl,IA
DEPARTMENT OF COMMUNITY PLANNING HOUSING AND DEVELOPMENT
Planning D1v1ston
Circulation
Block 3
11oa 10~
1101
Bl
ICIYPIAN
0
West 35th Street
o·
20'
40'
~
ARL I NG T ON VJRGISIA
DEPARTMENT OF COMMUNITY PLANNING. HOUSING AND DEVELOPMENT
Planning D1vis1on
.---......
·-··.•...-. . _ ····· ~
n --
----
CIRCULATION: WILLOUGHBY SQUARE - CIRCULATION FLOW FROM CORN ms MULTIPL£ FOCI
PROGRAM: W ILLOUGHBY SQUARE
PERFORMANCE CRITERIA FOR SITING A SECURE FACILITY Transportation / Streets 1. Site circulation: pedestrian and vehicular 2. Connectedness to adjacent sites
Open Space / Public Realm 1. Preservation of contiguous open space 2. Activation of open space / public realm by adjacent land uses 3. Impact of building massing on the public realm 4. Use and design of the open space
