SP #105, PenPlace Phase I

Transcription

1 SP #105, PenPlace Phase I PDSP Amendment and Final Site Plan Department of Community Planning, Housing, and Development Site Plan Review Committee April 26,

2 Existing Conditions and Urban Context 2

3 Site Location/Existing Conditions PenPlace Phase I 1199 South Fern Street 12 TH STREET S. N S. FERN STREET 3

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8 Policy Context 8

9 Zoning C-O-2.5 (base) Office: 2.5 FAR /12 stories Residential: 115 units/acre / 16 stories Hotel: 180 rooms/acre / 16 stories 9

10 General Land Use Plan 10

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12 Pentagon City Master Development Plan

13 Pentagon City PDSP 13

14 PenPlace Guiding Principles 14

15 PenPlace PDSP 15

16 PenPlace PDSP 16

17 PenPlace PDSP Bonus Density Mechanisms: LEED Bonus ADU Bonus Community Facilities Bonus Temporary Open Space Energy Efficient Facilities Additional TDR s Totals: 1,153,093 sq. ft. of GFA hotel rooms earned 705,907 sq. ft. of GFA allocated but not earned 17

18 PenPlace Design Guidelines Concept Plan Approved January

19 PenPlace Design Guidelines Transportation 19

20 PenPlace Design Guidelines Open Space 20

21 PenPlace Design Guidelines Open Space 21

22 PenPlace Design Guidelines Buildings/Architecture 22

23 Open Space Network Addendum PDSP Conditions required a post-approval planning process for the Open Space Network, which determined specific programming and design elements for the spaces. 23

24 Staff Analysis 24

25 PenPlace PDSP Approved by County Board September, story office/ 18 story residential 18 story hotel 25

26 Phased Development Site Plan Proposal Amendment to Pentagon City PDSP: Amend Pentagon City PDSP Use and Density Table to allow residential on LB C-East & C- West Allow for future option to convert office/hotel GFA to retail GFA Amendment to PenPlace PDSP: Amend PenPlace PDSP Conditions and Design Guidelines to: Allow 300 residential units across both Landbays C-East and C-West Reallocate 300 hotel rooms across Landbays A and B Allow for future option to convert office/hotel GFA to retail GFA Reduce residential parking ratio to.5 sp./unit 26

27 Site Plan Proposal Final Site Plan : Site Area: acres C-East 129 residential units 18,679 sq. ft. retail 7 stories 73 spaces C-West 171 residential units 20,504 sq. ft. retail 7 stories 78 spaces Total 300 residential units 39,183 sq. ft. retail 150 parking spaces in belowgrade garages 202 surface parking spaces Dedication of 12 th Street Plaza Temporary dog park New 11 th Street S. and new segment of S. Elm Street 27

28 Modifications of Zoning Standards Parking ratio: Reduce residential parking ratio from 1 sp./unit to.5 sp./unit Exclusions: Exclusions of mechanical and SWM facilities = 6,406 sq. ft. 28

29 Site Plan Benefits and Infrastructure 12 th Street Plaza New 11 th Street S. and segment of S. Elm Street Temporary dog park 12 th Street streetscape improvements LEED Silver Public Art 29

30 Preliminary Issues Reallocation of Uses and Density 1. Is the change in land use from hotel to residential appropriate? 2. Is building 4/5 of allocated retail on two landbays appropriate, and how does it impact future activation of spaces? 3. Is the reallocation of density from Landbays C-East and C- West appropriate? 4. Can the remaining three landbays physically absorb 300 hotel rooms? 30

31 Preliminary Issues Building Height, Scale, and Form Height PDSP heights and building footprints are intended to be a framework; heights are expressed as maximums Planning (Design Guidelines, Open Space Network) all contemplated story buildings on these two landbays 31

32 Preliminary Issues Building Height, Scale, and Form PenPlace PDSP planning process was focused on the benefits of concentrating height and density on Parcel 1D. How does the scaling back of building height affect the nature, programming, and design of the open space network? How does the lower scale of buildings integrate into the surrounding urban fabric, and complement adjacent larger-scale buildings? 32

33 Preliminary Issues Site Layout and Surface Parking Parking: Temporary surface parking should be oriented subject to staff sketch Applicant proposes retail parking ratio of 1 sp./200 sq. ft. of retail GFA; should be reduced. 33

34 Preliminary Issues Streetscape Elements Irregular spacing of street trees Affixed street furniture 34

35 Preliminary Issues Architecture 35

36 Questions? 36

37 Site Layout 37

38 Site Layout 38

39 Elevations 39