ARLINGTON COUNTY, VIRGINIA

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1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of September 19, 2015 DATE: September 15, 2015 SUBJECTS: A. SP# 297 PHASED DEVELOPMENT SITE PLAN AMENDMENT of the Pentagon Centre PDSP to permit the reallocation of residential uses to the first phase of development, increased building heights, modifications to building layouts, an adjustment to land use mix, and adoption of revised Urban Design Guidelines. B. SP# 297 SITE PLAN AMENDMENT for Phase I of the Phased Development Site Plan to permit residential uses in Buildings A and C, reduce the building footprint of Building D, increase the amount of above grade parking, and grant modifications of use for building height, parking, and loading requirements. Applicant: PL Pentagon LLC c/o Kimco Realty Corp By: G. Evan Pritchard Walsh, Colucci, Lubeley & Walsh, PC 2200 Clarendon Boulevard, Suite 1300 Arlington, VA C.M. RECOMMENDATIONS: A. Approve the attached ordinance for an amendment to Site Plan #297 for the Phased Development Site Plan for to reallocate residential uses to the Phase I Site Plan and modify building heights, building layouts, and land use mix, subject to revised PDSP conditions and revised urban design guidelines. County Manager: ##### County Attorney: ***** Staff: Arlova J. Vonhm, CPHD Robert Gibson, DES Sarah Pizzo, CPHD 48.

2 B. Approve the attached ordinance to approve an amendment to Site Plan #297, Phase I, to change the approved land use of Buildings A and C from office to residential, reduce above grade parking in Building D and increase above grade parking in Buildings A and C, modify building footprints, and add public open space, subject to revised final site plan conditions. ISSUES: This is a request for a site plan amendment to permit changes in land use, building footprint, and building design for the PDSP. The applicant is also requesting amendments to the final site plan for Phase I of the PDSP, which specifically addresses Buildings A, C, and D. The amount, location, and design treatment of the above grade parking proposed, along with concerns regarding the requested shift to include residential uses in locations originally approved for office development were identified in the public review process. Finally, the proposed Building A architecture, particularly the design treatment of the above grade parking, has had considerable discussion throughout the public review of the project, with regard to its overall appearance and appropriateness. SUMMARY: This application includes two parts: a PDSP amendment to reallocate permitted land uses, which is accompanied by an update to the Urban Design Guidelines, and a final site plan amendment for two residential buildings and parking structure in Phase I. The requested PDSP amendments would permit a reallocation of residential uses to the first phase of development, in locations originally approved for office uses. The proposed PDSP amendments would also increase residential and retail site area and reduce area dedicated to office and hotel uses. The proposed net change in dedicated public open space on site would be positive, with the provision of open space in the first phase of development as opposed to the second phase. Lastly, with the requested shift in the size and of locations of several buildings, the establishment of the desired future location of a new north-south street would be expedited. The PDSP amendment also includes changes to several approved PDSP conditions to accommodate requested changes in land use, phasing, building height, and overall land use mix. The current site plan request includes 693 residential units in two buildings (Buildings A and C), approximately 36,100 square feet of new ground floor retail uses, a 9,000 square foot public open space, and an above grade, 426-space parking garage (Building D). In order to compensate for a reduced building footprint in the previously approved above-grade parking garage, one level of additional above-grade parking has been proposed in Building A with new above gradeparking uses in Building C. In addition to the proposed reallocation of residential uses in locations previously approved for office uses, the proposal would also modify building footprints, heights, and the building design of the originally approved project. With regard to the site plan, an entire new set of site plan conditions has been provided that incorporates project specific details established with the previous approval as well as recent structural changes to the text that reflect current County practices and standards. Lastly, requested PDSP amendments and final site plan amendments for Phase I are reflected in revised Urban Design Guidelines. Therefore, staff recommends approval of the requested amendments to the PDSP, Phase I Final Site Plan, and Urban Design Guidelines, subject to existing and amended conditions. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 2 -

3 BACKGROUND: Pentagon Centre is an approximately 17 acre parcel of land adjacent to the Pentagon City Metro Station Area. With the planned development of Metro, in 1976 a Phased Development Site Plan (PDSP) was approved along with a General Land Use Plan Amendment and zoning changes for the then mostly vacant Pentagon City, the area bound by Army-Navy Drive to the north, S. Eads Street to the east, 18 th Street South to the south and S. Joyce Street to the west. The block is not part of the Pentagon City PDSP. The current developer, Kimco Realty Corporation, acquired the subject site in 2004 with the intent of developing, by-right or by-site plan, the addition of office uses while retaining the byright retail development. With the interest in providing for office uses on site, and the need to understand the site s potential for future coordinated redevelopment in the context of the broader Pentagon City, a PDSP was proposed for the parcel in A special GLUP study was initiated, resulting in the development of the Guiding Principles, which served to guide consideration of the PDSP and Phase I Site Plan proposal. In July 2008, the County Board approved the Phased Development Site Plan (SP#297) and Phase I Site Plan. At the same meeting, the County Board also approved a General Land Use Plan (GLUP) amendment from Service Industry to Medium Office-Apartment-Hotel and associated rezoning from M-1 to C-O-2.5 for this property, in association with the PDSP and Phase I Site Plan request. The PDSP included three phases of development to accommodate the existing retail uses and provide for the phasing in of other uses in the interim, until such time as complete redevelopment would occur. The approved land use mix called for 60% commercial (office/retail) uses and 40% residential and hotel uses at full build-out. 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 longterm 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. The subsequent phases will accommodate the demolition and redevelopment of all of the existing retail buildings, add new public open space, and provide an expanded street and pedestrian network through the site. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 3 -

4 The PDSP and Phase I Site Plan have been amended twice since the initial approval. In May 2012, the County Board approved a site plan amendment to modify condition language regarding the timing of tree canopy fund contributions. In October 2014, the County Board approved a minor amendment request for the Phase I Site Plan to permit changes to the construction phasing, modification of the building footprint, decrease in retail floor area, and elimination of the second floor office use in Building D (Parking Structure). Since the initial approval of the PDSP in 2008, several redevelopment projects have been approved for the surrounding properties. Recent amendments to the Pentagon City Phased Development Site Plan SP #105 include an expansion of Pentagon City Mall, the mixeduse PenPlace Development, and the final residential site plans for Metropolitan Park Phases 4 and 5. The following provides additional information about the site and location (for new applications only): Site: The 731,873 (16.8 acres) sq. ft. site, often referred to as the Costco site, is located at 1201 S. Hayes Street and 1200 S. Fern Street with the following boundaries and adjacent uses: To the north: To the east: 12 th Street South; Lincoln Properties MCI Buildings S. Hayes Street; The Fashion Center at Pentagon City and Virginia Highlands Park. To the west: S. Fern Street; Metropolitan Park, Residential Development (SP #105) To the south: 15 th Street South; South Hampton Condominiums Zoning: C-O-2.5 Commercial Office Building, Hotel and Apartment District. Land Use: Medium Office-Apartment-Hotel. Neighborhood: Aurora Highlands Civic Association. The subject site is the location of the Pentagon City Metro station, which is in proximate location to the Ronald Reagan Washington National Airport, and provides direct access to major arterials and highways. The site is also located south of the Pentagon, due west of Crystal City, and is immediately adjacent to office uses, residential development, an 11-acre park, and regional and local retail and shopping. The site is located in close proximity to the Arlington Ridge and Crystal City neighborhoods, which also participated in the public review process. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 4 -

5 Pentagon Centre NORTH Context Aerial View of Site, Source: Bing Maps Existing Development: The site is currently developed with a retail center containing 337,900 sq. ft. of retail development and 1,145 surface and structured parking spaces. The retail center is occupied by several big box retailers, restaurants, and wholesale retailer Costco. The site area associated with the first phase of development is roughly half the entire site, or 375,685 sq. ft. and encompasses the western portions of the site, bordering 12 th Street South, S. Hayes Street, and 15 th Street South. Phase I Site Plan Area SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 5 -

6 DISCUSSION: The applicant, Kimco Realty Corp, requests amendments to the Phased Development Site Plan (PDSP), Phase I Site Plan, and Urban Design Guidelines to permit shifts in land use, building location, project phasing, and site design. In association with the PDSP and Phase I Site Plan amendments, the applicant also requests to modify the height limit and parking and loading requirements for one or more buildings. The following table provides a summary of the requested changes to the approved PDSP. Table 1 - Summary of Requested PDSP Amendments A. Land Use and Density 1. Increase residential and retail site area; reduce office and hotel site area. 2. Reallocate approved residential use/gfa to Buildings A and C in Phase I from a later phase 3. Shift the location of hotel uses to Building D (Phase III) 4. Maintain upper level parking uses in Building D until Phase III B. Open Space 1. Eliminate open space adjacent to Building C (Phase II) and combine with open space along S. Fern Street (Phase III) 2. Create new open space adjacent to Building D (Phase I) C. Site and Building Design 1. Modify building layouts and footprints (Buildings A-F) 2. Increase the amount of above grade parking (Buildings A, C) and reduce the amount of above grade parking (Building D) 3. Increase building height (Buildings A, B, C) and reduce building height (Building F) 4. Add Building A1 and eliminate Buildings G and H PDSP (Phase III) PDSP (Phase III) SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 6 -

7 The PDSP Development Program: The PDSP amendment request proposes a slight increase in mixed use development as compared to the 2008 approval. In addition, the overall change in the approved land use mix would increase residential and retail uses and decrease hotel and office uses, representing a 2% shift in the recommended 60%/40% division of land area between commercial uses and residential/hotel uses. The proposed 1,962,000 sq. ft. of development would include approximately 705,700 sq. ft. of office, 346,600 sq. ft. of retail, a 200-room hotel, and 693 residential units. The current request also includes amendments to the previously approved Phase I Site Plan, for which construction is expected to begin right away. Phase II development would occur upon expiration of leases of the existing big box retail tenants. Phase III would complete the build out of the PDSP upon the expiration of the longterm lease of Costco. Proposed Development: The following table provides the preliminary statistical summary for the previously approved PDSP as compared to the requested PDSP amendment: Approved PDSP Proposal (2008) Proposed PDSP Amendment (2015)* Square Feet Acres/Units Square Feet Acre/Units Site Area 731, , Site Area Allocations Commercial (Office/Retail) 441, , Residential 227, , Hotel 62, , Density Office GFA 776, ,700 Retail GFA 327, ,600 Commercial Density (Office/Retail) 2.5 FAR 2.5 FAR Residential GFA 538, , Residential Density 115 Units/Acre 115 Units/Acre Hotel GFA 187, , Hotel Density 174 Units/Acre 180 Units/Acre Total GFA 1,829,520 1,962,000 C-O-2.5 Max. Permitted Density 2.5 FAR (Office/Commercial/Institutional) C-O-2.5 Max. Permitted Density 115 DU/Acre (Residential) C-O-2.5 Max. Permitted Density 180 Units/Acre (Hotel) Building Height Average Site Elevation ft ft Building A Office Residential Main Roof Height ft 246 ft Number of stories Building B Residential Office Main Roof Height ft 105 ft Number of stories 5 7 Building B1 Residential Office Main Roof Height ft 137 ft Number of stories 5 10 Building C Office Residential Main Roof Height ft 111 ft. Number of stories 8 10 SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 7 -

8 Ratio Number of Building D Residential Parking Main Roof Height ft 67 ft. Number of stories 7 7 Building D Phase III Hotel Main Roof Height 85 ft Number of stories 6 Building E Office Office Main Roof Height ft 195 ft Number of stories Building F Hotel Retail Main Roof Height ft 40 ft. Number of stories 12 2 Building G Residential N/A Main Roof Height ft Number of stories 6 Building H Residential N/A Main Roof Height ft Number of stories 11 C-O-2.5 Max. Permitted Height Office Building 12 Stories Hotel/Residential Building 16 Stories Parking Number of Ratio Spaces 1 Spaces Total Parking Spaces 2,679 2,086-2,731 Office/Retail Spaces 1,904 1:580 sq ft 1,322-1,815 1:975-1:580 sq ft. Office Use :580 sq ft 724-1,217 1:975-1:580 sq ft. Retail Use 564 1:580 sq ft 598 1:580 sq ft. Residential Spaces per unit sp/unit Hotel Spaces per room per room C-O-2.5 Required Parking Spaces 1,904 Spaces 1: 580 sq ft 1,815 Spaces 1:580 sq ft Office/Retail C-O-2.5 Required Parking Spaces 600 Spaces 1 per unit 693 Spaces 1 per unit Residential C-O-2.5 Required Parking Spaces 175 Spaces 0.7 per room 140 Spaces 0.7 per room Hotel LEED Score LEED Silver LEED Silver The following table provides a summary of the requested changes to the approved Pentagon Centre Phase I Final Site Plan. Table 2 - Summary of Requested Phase I Site Plan Amendments A. Land Use and Density 1. Reallocate approved residential use/gfa to Buildings A and C in Phase I from a later phase 2. Maintain upper level parking uses in Building D B. Open Space 1. Create new public open space adjacent to Building D 1 Figures in this section represent the maximum permitted within the approved range in the PDSP for office parking SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 8 -

9 C. Site and Building Design 1. Modify building layouts and footprints (Buildings A, C, D) 2. Increase the amount of above grade parking (Buildings A, C) and reduce the amount of above grade parking (Building D) 3. Increase building height (Buildings A, C) D. Parking and Loading 1. Permit shared parking for retail uses 2. Reduce required loading for residential uses Phase I Site Plan Approval Phase I Site Plan Amendment Phase I Site Plan Development Potential: Site Plan Area: DENSITY ALLOWED/TYPICAL USE 375,685 sq ft MAXIMUM DEVELOPMENT C-O-2.5 By-Right C-O-2.5 Site Plan Office/commercial: 0.60 FAR; Residential: 7.26 units/acre Office/Commercial: Up to 2.5 FAR Apartments: Up to 115 DU/Acre Hotel: Up to 180 Units/Acre Office/commercial: 225,411 sq ft Residential: 62 units Office/Commercial: 939,212 sq ft. or Residential: 991 units, or Hotel: 1,552 units The Phase I Site Plan Development Program: The requested site plan amendment would shift residential uses to Buildings A and C, which were both previously approved as office buildings. The above grade parking garage (Building D) would remain a part of Phase I, with some changes to the building design. In 2014, the County Board approved a minor site plan amendment for Building D which removed the second floor office uses originally approved for this building. Upon completion of Phase I, two new residential buildings and an above grade parking garage, SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment - 9 -

10 all with ground floor retail, would add 36,100 sq. feet of retail space and 706,700 sq. ft. of residential density to this site. Proposed Development: The following table provides the preliminary statistical summary for the previously approved Phase I Final Site Plan as compared to the requested site plan amendment: Approved Phase I Site Plan (2008) Proposed Phase I Final Site Plan Amendment (2015) Square Feet Square Feet Total Site Area 731,873 (16.8ac) 731,873 (16.8ac) Site Area Allocations Commercial (Office/Retail) 377, ,240 (retail only) Residential n/a 262,496 Density (new development) Office GFA 489,911 n/a Retail GFA 33,495 36,100 Commercial Density (Office/Retail) 523,406 36,100 Residential GFA n/a 706,700 (693 units) Residential Density 115 Units/Acre 115 Units/Acre Total GFA (new development) 523, ,800 Existing Retail GFA 325, ,300 Total Phase I GFA 848,706 1,068,100 C-O-2.5 Max. Permitted Density 2.5 FAR (Office/Commercial/Institutional) C-O-2.5 Max. Permitted Density 115 DU/Acre (Residential) Building Height Average Site Elevation ft ft Building A Office Residential Main Roof Height ft 246 ft Penthouse Roof Height ft ft Number of stories Building B Retail Retail Main Roof Height ft ft Penthouse Roof Height ft ft Number of stories 3 3 Building C Office Residential Main Roof Height ft 111 ft. Penthouse Roof Height ft ft. Number of stories 8 10 Building D Retail/Parking/Residential Retail/Parking Main Roof Height ft ft. Penthouse Roof Height ft ft. Number of stories 7 7 Costco Retail Retail Main Roof Height ft ft. Penthouse Roof Height Number of stories 1 1 C-O-2.5 Max. Permitted Height Office Building 12 Stories Hotel/Residential Building 16 Stories SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

11 Parking Number of Spaces Number of Spaces Total Parking Spaces 1,872 1,865 Office/Retail Spaces 1,872 1,216 Office Use 691 n/a Retail Use (existing) 1,145 1,162 Retail Use (new) 36 54* Residential Spaces /unit C-O-2.5 Required Parking Spaces 1,433 Spaces 615 Spaces Office/Retail 1:580 sq ft 1:580 sq ft C-O-2.5 Required Parking Spaces 693 Spaces Residential 1 per unit 1 per unit Required PDSP Parking Spaces/Ratios Office 1:750 to 1:580 sq ft n/a Retail (existing) 1:280 sq ft 1,162 spaces Retail (new) 1:580 sq ft 54 spaces Residential sp/unit spaces LEED Score LEED Silver LEED Silver * Excludes 5,000 of retail exempt from parking requirements due to proximity to Metro Adopted Plans and Policies: In addition to the General Land Use Plan and to regulations provided in the Zoning Ordinance for C-O-2.5 site plan development, the following plans and guiding documents are applicable to development on this site: Pentagon City Master Development Plan, 1976; Report on the Pentagon City Planning Task Force, 1997; Site Guiding Principles, 2008; and Urban Design Guidelines, The Pentagon City Master Plan, adopted in February, 1976, established planning goals and objectives as well as urban design guidelines for the Coordinated Development District surrounding the site. On October 4, 1997, in response to a development proposal for Pentagon Row, the County Board established the Pentagon City Planning Task Force, which was charged with developing guiding principles for the remaining un-built portions of Pentagon City, including the Pentagon Row site, which had not been addressed in the 1976 Master Plan. The 1997 Report on the Pentagon City Planning Task Force built upon the 1976 planning goals and objectives establishing guidelines for future development. In October through December, 2007, the Long Range Planning Committee (LRPC) of the Planning Commission convened a series of meetings to update and modify the planning principles established by the previous studies, specifically to provide for a measure by which to review the proposed PDSP. The Site Guiding Principles (Guiding Principles) were developed based on LRPC discussions and relevant planning principles from both the 1976 and 1997 planning documents. The Guiding Principles specify goals and objectives for the site in nine (9) areas of development including: 1) compatibility, 2) mix of uses, 3) distribution of densities and heights, 4) open space, 5) circulation and pedestrian routes, 6) streetscapes, 7) parking, 8) sustainable design and 9) phasing. The updated Guiding Principles were presented to the County Board at a SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

12 Work Session on January 17, 2008, where the Board agreed that staff and the Planning Commission should use these principles to evaluate the proposed PDSP. The PDSP Urban Design Guidelines (Design Guidelines) were adopted by reference with the PDSP and Phase I Site Plan approval in July The design guidelines were developed to document, illustrate, and help implement the vision for the site, as expressed in the Guiding Principles. Due to the long term nature of the PDSP, the design guidelines are meant to ensure that current and future developers of the site maintain consistency and a high level of quality with respect to design. The Design Guidelines include a Concept Plan that addresses the overall organization of the site with regard to circulation, project phasing, density, use, and open space. Building Guidelines address building massing, scale, materials, above grade parking, and the treatment of the ground floor and building tops. Lastly, guidelines for streetscape and landscape focus on site features including lighting, streetscape dimensions, public art, and sidewalk paving. The design guidelines do not provide specific requirements for redevelopment, recognizing the need for flexibility in future phases of redevelopment. The Retail Plan, adopted in July 2015, replaced the Rosslyn-Ballston Corridor Retail Action Plan (2001). The current plan expands the geographic focus beyond the R-B corridor and provides policy guidance regarding the desired types and location of ground floor retail uses. The Retail Plan includes Retail Street Maps that indicate the types of preferred retail uses or, in some cases, retail equivalents, for specific street frontages. Retail equivalents could include uses like residential building amenities, child care, and/or medical offices. For the site, the northern half of S. Hayes Street and the entirety of the 12 th Street South frontage are designated as Red streets, which encourages retail sales, food, and entertainment uses only. The southern half of S. Hayes Street is envisioned as a Gold street, where retail or retail equivalents are permitted. Both Red and Gold Streets also have interior and exterior design requirements that are meant to enhance the physical attractiveness and viability of retail uses. 15 th Street South is designated as a Blue street for the western half closest to the intersection with S. Hayes and as a Green street for the eastern half. The new S. Grant Street, as well as the other interior streets which will not be completed in this phase, are designated as Blue Streets. Blue Streets permit all retail uses or retail equivalents that are allowed in the underlying zoning district, along with exterior design requirements. Green streets, on which retail uses are optional, permit any use that is allowed in the zoning district and do not have any exterior or interior design requirements. Density and Uses: The site s current zoning of C-O-2.5 permits apartment buildings, hotels, and commercial/retail development by site plan approval. The site s GLUP designation, which is consistent with the current zoning, Medium Office-Apartment-Hotel, provides for the development of office and commercial development at 2.5 FAR, residential development at 115 dwelling units per acre, and hotel uses at 180 rooms per acre. The following table summarizes the proposed land use mix, as compared to the 2008 approval. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

13 Table 3 Comparison of Approved and Proposed PDSP Land Use Mix Approved PDSP (2008) Proposed PDSP Amendment (2015) Land Use Mix (by site area) 60% Retail/Commercial 40% Residential/Hotel 58% Retail/Commercial 42% Residential/Hotel Residential Site Area 227,383 sq. ft. (5.22 acres) 262,496 (6.03 acres) Residential Units 600 units 693 units Commercial/Office 441,698 sq. ft. (10.14 acres) 420,960 sq. ft. (9.66 acres) Site Area Retail/Commercial 327,070 sq. ft. 345,600 sq. ft. GFA Office GFA 776,982 sq. ft. 705,700 sq. ft. Hotel Site Area 62,726 sq. ft. (1.44 acres) 48,400 sq. ft. (1.11 acres) Hotel Units 250 rooms 200 rooms Land Use Mix and Building Use Changes: The original PDSP, Guiding Principles, and Urban Design Guidelines all contain language that encourages the provision of a balanced mix of uses on the site. The approved PDSP contained a use mix of 60% office/commercial uses and 40% retail/hotel uses. In the requested PDSP amendment, the allocation of site area amongst the various land uses is proposed to shift, resulting in an increase in residential units and a decrease in hotel rooms. In addition, the total amount of office GFA is proposed to decrease while retail square footage would increase. At full build out, the proposal would continue to maintain and ultimately increase the existing amount of retail square footage on site today (337,800 square feet, consistent with PDSP Condition #5a. The proposed overall development density is consistent with the current zoning and GLUP designation and the requested amendment would result in a 2% change in the approved land use mix (see Table 3 above). The associated impact on overall gross square footage would represent at 6% change (reduction) in the amount of commercial/retail uses as compared to the original approval. The original PDSP allowed, via administrative approval, changes in land use mix of up to 10% (Condition #9). The most significant change associated with the reallocation of land uses is the timeframe in which residential and office uses would be provided. Therefore the requested amendment would maintain the balanced mix of land uses as originally approved, to be constructed in a different order. With regard to the proposed reallocation of residential uses to sites originally approved for office uses, the requested change would still maintain office uses in close proximity to the Pentagon City Metro Station at full buildout of the PDSP. Building B, as proposed, would be located approximately 120 feet south of the Metro station entrance. While office locations are desired to be as close to Metro stations as possible, the proposed shift would not increase this distance, and would continue to maintain office uses adjacent to an active corridor, with excellent access to transportation networks. Further, the request to locate office uses in Building B1, proposed to be located immediately south of Building B along S. Hayes Street, would bring office uses previously planned for Building C closer to the Metro station. The proposed change would then shift residential uses to the corner of S. Hayes and 15 th Street South, closer to an existing low-density residential community. The Urban Design Guidelines call for of a mix SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

14 of uses on this block that ensures 24-hour vitality. The site currently has over 337,000 square feet of existing retail uses, which generate a high level of street activity throughout the day; the proposed residential uses would further extend this level of activity on the site, creating opportunities for people to live here as well as work and play. Building Height: The following buildings heights are proposed in the requested PDSP and Phase I Site Plan amendments: Table 4 Comparison of Approved and Proposed Building Heights Building Approved Height stories (feet) Approved Land Use Proposed Height stories (feet) Proposed Land Use A A1 20 (245 ) Office 25 (246 ) 2 Residential Retail B B1 5 5 Residential Residential 7 10 Office Office C 8 (106 ) Office 10 (111 ) Residential D 7 (70 ) Parking 7 (67 ) Parking D (Phase III) Residential 6 Hotel E 14 Office 14 Office F 12 Hotel 2 Retail G 6 Residential n/a H 11 Residential n/a The maximum permitted building height under the C-O-2.5 zoning district is 12 stories for office and retail buildings and 16 stories for residential buildings and hotels. The approved PDSP granted modifications of use to permit eight (8) additional stories for an office building at the location of the Pentagon City Metro Station (Building A) and two (2) additional stories for the proposed office building at the northwest corner of the site (Building E). In the current proposal, a similar modification of use would be required for Building A to permit building height in excess of the maximum number of stories allowed in the C-O-2.5 zoning district and that provided for in the previous PDSP approval. Nine (9) additional stories would be required for the residential building (Building A). Building Height Changes: While the site plan amendment request includes an additional building height modification with regard to the number of stories, the practical difference proposed with regard to actual building height (in feet) and massing on the site is minimal. The original approval called for office uses in Buildings A and C, of 20 and 8 stories in height, respectively. With the proposed use changes from office to residential uses, the number of stories would increase to 25 and 10 stories, respectively, however the change in overall building height would be, at most, 4 feet. For Building A, the change in SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

15 height from the previous proposal to the current request would be less than one foot. The proposed change would be consistent with the stated goal of stepping down building height and massing as development moves south from the Metrorail station to provide a transition from the 25-story residential building at the corner of 12 th Street South and S. Hayes towards an 8-story residential building at the corner of 15 th Street South and S. Hayes.. Therefore, staff finds that the requested modification of use for building height is consistent with the original approval, neighborhood context, and the guidance relating to building height found in the Site Guiding Principles and Pentagon Centre Urban Design Guidelines. Site and Design: The Site Guiding Principles and Urban Design Guidelines provide for a site design and layout that strategically places buildings densities and heights across the 16.8 acre site; the activation of all streets with ground floor retail; and a series of publicly accessible open spaces formed around a street grid providing for a pedestrian friendly environment. Modification of Building Locations: The proposed PDSP amendments would eliminate two residential buildings (Buildings G and H) at the southeast corner of the site and shift residential uses closer to the Metro along S. Hayes Street, in locations originally approved as office buildings. Building D, an above grade parking garage previously approved to be converted to residential uses in Phase III, is now proposed to be demolished and redeveloped as a hotel in the final phase of redevelopment (Building D- Phase III). New retail uses in standalone buildings are proposed in Buildings A1 and F. And lastly, the requested amendments introduce above grade parking levels in Building C and add one level of above grade parking in Building A, which is a departure from the original PDSP and site plan approval. Approved PDSP Phase III Proposed PDSP Phase III Overall, the proposed changes to building location and footprint are consistent with the Urban Design Guidelines. The tallest buildings on site (Buildings A and E) would be located along the north edge of the site and heights of the remaining buildings would taper down towards the south and east. While hotel uses would shift SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

16 further south, their height and massing would be compatible with adjacent residential uses to the south and east. Increase in Above-grade Parking: The previous approval called for the partial demolition of an above grade parking structure (Building D) prior to obtaining a new north-south street proposed to run through the site. While the current request would not result in obtaining the full extent of the planned S. Grant Street right of way in the first phase of development, it would set the location of the roadway and adjacent streetscape of this through street now. Further, instead of requiring the adaptive reuse of a decadesold parking garage to suit new residential development, the proposed garage would be completely redeveloped with a new hotel building in the final phase of development. Building C, previously proposed as an office building with no on-site parking, is currently proposed to have residential uses and two levels of above grade parking. Building A, also initially proposed to include office uses with five levels of above grade parking, is now slated to have residential uses with one additional level of above grade parking (6 levels). These changes are precipitated by the shift in land use from office to residential as well as the reduction in the footprint of Building D, which reduces the number of above-grade, structured parking spaces provided from 821 spaces to 426 spaces. The previous approval called for the use of Building D to accommodate all of the office parking associated with Building C as well as the parking required for new and existing retail uses. In order to continue to meet the parking demand associated with the existing retail uses on site, the applicant proposes to consolidate required retail parking in the structured and surface lots and provide parking for the residential units within those residential buildings. The first phase of development of the PDSP anticipated retaining the bulk of the existing 337,800 square feet of retail uses on site, which limits the area available for new development. This, along with the difficulties in providing below grade parking within close proximity to a Metro tunnel, are among the reasons that an above grade parking structure was approved for the site in The current request is consistent with the original approval in that regard. Building A, which was always anticipated to include above-grade parking, would treat the parking levels with a distinct architectural feature in the form of pleated metal perforated panels, to shield the parking from view. In addition, the parking levels would not begin until the second floor so as not to impair the pedestrian experience of the building at grade. Building C also incorporates design features to shield the parking from view, including using residential units to wrap the parking along the 15 th Street South side. Along the other two street facing facades, the applicant s use of materials, fenestration, and building signage bands help manage its appearance. As a result, staff finds that the additional above-grade parking in Buildings A and C would not significantly alter the building s appearance and maintain active street uses on the ground floor. To the extent that existing site conditions and constraints condone the placement of parking above grade on this property, the proposed amendments are not inconsistent with the approved Urban Design Guidelines. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

17 View of above grade parking levels from 12 th Street South (Building A) Building A Building A, a 25-story building to be located closest to the Pentagon City Metro Station, would continue to be the tallest building on site and heights of the remaining buildings would taper down towards the south and east. Building A would include ground floor retail, six levels of above grade and one level of below grade parking, and 18 residential floors above with a total of 440 units. View of Building A from 12 th Street South Building B Building B, which consists of the existing retail uses fronting on S. Hayes Street, is proposed to undergo both interior and exterior renovations during this phase of development. All of the existing retail stores, with the exception of Sleepy s, will remain. The original site plan and PDSP approval called for a refresh of the retail frontage (Condition #62), including updated SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

18 façade treatments and streetscape improvements. The applicant is proposing to upgrade the S. Hayes street building façade with decorative metal screens, illuminated signage bands, retractable awnings, and a metal and glass entry canopy. View of Building B from S. Hayes Street Building C Building C is a proposed residential building to be located at the corner of S. Hayes Street and 15 th Street South. The 10-story building would have approximately 253 units. View of Building C looking northeast from the intersection of S. Hayes and 15 th Street South SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

19 Building D Building D is a proposed above grade parking garage to be located along 15 th Street South. The near term use of Building D would include ground floor retail uses, including the relocation of the existing Costco tire center and 426 parking spaces in seven above grade levels. View of Building D from 15 th Street South Removal of Green Screen Façade Requirement: The approved site plan originally required green screen panels along each of the building facades as a way to partially shield the exposed parking levels from view. In the current proposal, the applicant has suggested the use of planter boxes instead of green screen panels on all four building facades. The applicant has also committed to installing an irrigation system to help ensure the viability of the gardens, which would incorporate species that would maintain color during the winter months. Staff is supportive of this change, as it would have been difficult to maintain the success of green screens on every façade, particularly on the north side of the building. The requested change provides a green alternative that has proven itself to work in this climate, as evidenced by its application at Reagan National Airport. Open Space: The approved PDSP included the provision of over 138,000 square feet of new open space (approximately acres). As the first phase of development largely consists of construction on existing surface parking areas, no new open space areas were anticipated on site until Phase II. The only requirement associated with public open space in Phase I consisted of a monetary contribution for community amenities, which could be applied towards the cost of improvements at the 12 th and S. Hayes Street Metro Plaza. Modification of the location of open space: The requested amendments would eliminate the at grade open space initially proposed in Phase II to accommodate a larger footprint for Building C. However, the amendment request would also create a new, at-grade, public open space at the intersection of 15 th Street South and S. Grant Street in the first SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

20 phase of development. While the public open space in this phase would be smaller than that originally planned for Phase II, a larger open space located adjacent to S. Fern Street is planned for completion in Phase III. As such, the net amount of at-grade, publicly accessible open space would increase as result of this request. A comparison of the proposed amounts of open space area approved with the PDSP and requested amendments is provided below. Table 5 - Summary of Approved and Proposed Public Open Space Area 2008 Approval 2015 Amendment Phase I Open Space 9,000 sq. ft. Phase II Open Space 13,315 sq. ft. Phase III Open Space 125,017 sq. ft. 134,000 sq. ft. Total Open Space 138,332 sq. ft. 143,000 sq. ft. Therefore, the current PDSP amendment request would result in an increase in the overall amount of open space on site, however in a different configuration and in slightly different locations than previously approved. The proposed reorganization of open spaces would also provide public open space in the first phase of development, years before any open space was anticipated to be provided on this site. With regard to the larger public open space to be provided in Phase III, proposed PDSP conditions call for the future design and programming to be developed after a robust planning and engagement process, so that it meets then current County and community needs (PDSP Condition #20). Urban Design Guidelines: The future development of the site is guided by the goals and objectives found in the Guiding Principles, which were further refined in a set of design guidelines. The County Board adopted the Urban Design Guidelines in 2008, concurrent with the PDSP approval, to help ensure consistency in future phases of development on the site. The design guidelines, which address land use, circulation, open space, building architecture, and streetscape, illustrate the long-term vision outlined for the development of this site. Proposed Revisions to Urban Design Guidelines: Since the guidelines were adopted at the same time as the initial Phase I Site Plan approval, many of the exhibits, diagrams, and renderings specifically reference design features that were previously included in that site plan request. Now that the applicant is requesting amendments to the Phase I Site Plan as well as the overall PDSP, the design guidelines are being updated as well to be consistent with the approved project. The applicant has submitted revisions in Draft Urban Design Guidelines document, dated August 3, 2015, as part of their amendment request. Generally, the changes proposed reflect updates to the requested amendment to the site plan and PDSP itself, as well as changes to existing County practices, policies, and standards that have occurred since the original approval in These include adoption of revisions to the sign ordinance, commercial parking standards, and a retail plan. No substantive changes to the text of the urban design guidelines have been proposed. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

21 The proposed amendment request remains consistent with the design guidelines adopted for the site in 2008, as described below: The proposed street network is maintained and further supported by establishing the future location of S. Grant Street in the first phase of development; The proposal would continue to have a balanced mix of land uses, with a minimal change (2%) from the previous approval; Public open space would increase overall and include the provision of open space in Phase I instead of Phase II; Height and density is still concentrated at the northwest corner of the site, with tapering occurring towards the south and east toward adjacent low-density residential uses; On-site parking, with the exception of the first phase of development, is provided underground; above-grade parking is either screened with residential units, a unique design feature, or hanging garden boxes; Consistent use of architectural details are found on all building sides and differences in building materials and treatments signal a difference in the uses of floors; Ground floor retail is provided in all of the new buildings proposed on site and, in some locations, would incorporate operable windows for active street uses; and Proposed streetscape improvements would maintain existing mature tree canopy where possible while providing room for new transit facilities, sidewalk cafes, and pedestrian circulation. Sustainability/LEED: The Site Guiding Principles provide that all buildings developed under the PDSP should be LEED certified, include elements of sustainable design, and incorporate a roof design that mitigates heat island effects. The approved PDSP included a commitment by the applicant to complete a LEED scorecard for each building proposed in any Final Site Plan. Additionally the PDSP requires that all future site plan projects attain a minimum level of Silver certification or higher, with specific requirements for sustainable elements that optimize energy performance. Development in all phases would be proposed to meet applicable industry standards in effect at the time of Final Site Plan approval to achieve a level of certification consistent with County policy. The approved Phase I Site Plan included a commitment by the applicant to construct Buildings A and C, then proposed as office buildings, at LEED Silver level of certification, with specific requirements for sustainable elements that optimize energy performance. The current request would satisfy that commitment, albeit for residential buildings as opposed to office buildings. The proposal includes a commitment to 18% energy efficiency for both buildings as well as reporting on energy usage to the County after the buildings are constructed for a period of 10 years. While Building D was never required to meet LEED standards, site plan conditions called for the building to minimize its environmental impact and include elements that would reduce the heat island effect. To this end, the applicant is proposing to locate solar panels on the roof of this building. These panels would provide shade for users of the top level of parking as well as generate power sufficient to support operation of several building functions (e.g., garage lighting and planter irrigation system). New site plan condition language would require installation of the solar panels prior to full occupancy of the building (Condition # 18). In addition, the applicant SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

22 will provide electric vehicle charging stations within the garage and proposes to utilize LED lighting in the garage to further reduce energy consumption. Phasing: The previously approved phasing plan for the PDSP would not significantly change as a result of the requested amendment. The first phase of development would continue to be limited to the areas identified for new development, with the only change being a reallocation of land uses as previously discussed. Phases II and III would proceed as originally approved with regard to timing associated with expiration of the big box retail and Costco leases, which is expected to occur in roughly 20 and 35 years, respectively. Transportation: The site is located at the Pentagon City Metro station, with a station entrance located in the northwest corner of the site. The Pentagon City Metro station is a multi-modal transfer center providing linkages between local and regional bus service, the regional Metrorail system, pedestrians, bicycles and vehicles. The area is also a destination for many tour buses, because of the retail density in the area. The proposed amendment largely maintains the transportation network and characteristics approved as part of the original PDSP. Streets: Adjacent to the site the Master Transportation Plan (MTP) classifies South Hayes Street, South Fern Street and 15th Street South as Type B-Primarily Urban Mixed Use arterials, and 12th Street South is identified as an Urban Center Local non-arterial street. The MTP identifies the site as an Area Planned for New Streets with the addition of new segments of 13 th Street South, 14 th Street South, and South Grant Street planned as part of the approved PDSP. The proposed amendment does not change the plan for new internal streets approved with the PDSP, with only a minor shift of the intersection of South Grant Street and 15 th Street South. With the planned extension of 12 th Street South between South Fern Street and South Eads Street, the MTP designates 12 th Street South between South Hayes Street and South Clark Street as a portion of the County s Crystal City/Potomac Yard Transitway. Other major roadways within close proximity to the site include I-395 to the north of the site and Route 1 (Jefferson Davis Highway) to the east of the site. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

23 Proposed Street Network at Full Build-out Internal to the site, the approved PDSP plans the addition of two new east-west streets (13 th Street South and 14 th Street South) and one new north-south street (South Grant Street) to break up the block. The prosed PDSP amendment continues to propose these new streets with the development of the site. In keeping with the approved PDSP, the proposed internal streets are principally designed to help with internal circulation (vehicle and pedestrian) and provide access to parking and loading facilities. By placing all of the parking and loading access internal to the site, off the new streets, additional curb-cuts are not located along the streets surrounding the site. The new internal street network is not constructed and dedicated as public right-of-way until Phase II and Phase III of the development. The build out and delivery of public streets is proposed as follows: Phase I: The first segment of South Grant Street, between 15 th Street South and 14 th Street South, will be constructed and operated a private street with Phase I of the development. No new public street segments are proposed as part of Phase I. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

24 Phase II: The segment of 13 th Street South between South Hayes Street and South Grant Street will be constructed and dedicated to the public. The segment of South Grant Street constructed as part of Phase I will be dedicated as a public street. A new segment of South Grant Street, between 14 th Street South and 12 th Street South, will be constructed and dedicated to the public. The sidewalk and streetscape on the east side of South Grant Street will not get constructed in its final configuration until Phase III. Alternatively an interim sidewalk along the Costco Building Wall will be constructed. Phase III: New segments of 14 th Street South and 13 th Street South will be constructed and dedicated between South Grant Street and South Fern Street. The sidewalk along the eastern side of South Grant Street will also be completed in this phase. As anticipated in the approved PDSP and considering that the second and final phase of the PDSP will likely occur many years from now, the Design Guidelines continue to allow some flexibility for changing the design of the internal street segments to best work with the design of the buildings alongside those streets. A minimum of 65-feet is provided between buildings adjacent to the proposed new interior streets as part of the Design Guidelines. The 65-foot width would allow for flexibility when determining the final street configuration at the time of the approval of a corresponding Final Site Plan. The typical street is proposed to include a 10-foot vehicle travel lane in each direction, 8-foot wide on-street parking lanes on each side of the street, and a 14-foot wide streetscape (including sidewalk) between the face of building and back of curb on each side of the street. Flexibility exists in that the parking lanes could be reallocated for other uses including bike lanes or wider sidewalks which could include café seating and/or wider planting strips. The proposed PDSP amendment conforms to the approved PDSP, with many streetscapes/sidewalks shown as significantly wider than the minimum 14-feet required. Street Section for S. Grant St., 13 th St. S. and 14 th St. S. Typical Phase I Streets and Streetscape: The proposed Phase I amendments maintain the street widths for South Hayes Street, 12th Street South and 15th Street South, as previously approved. The requested amendments also maintain or exceed the minimum streetscape widths approved SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

25 previously. As part of the proposed changes to the PDSP, the Phase I amendment will also build out South Grant Street from 15 th Street South to the internal Service Street. South Hayes Street Phase I includes redevelopment along the entire portion of S. Hayes Street from 12th Street South to 15th Street South. The streetscape and sidewalks proposed break down into three segments along South Hayes Streets. South Hayes Street Streetscape The first segment is the transit plaza area, which spans from 12 th Street South to the midblock crossing of South Hayes Street and is proposed to be designed to support the transit operations that occur associated with the Pentagon City Metro station. The existing curb alignment is proposed to be reconstructed to provide up to three (3) new saw-tooth bus bays, along with improvements to the Metro plaza. At the narrowest point, the streetscape in this area will be approximately 24 feet in width. This width will allow space to site new bus shelters, provide a minimum of 8-feet of clear sidewalk, install street trees in new planters, and provide room for café seating associated with existing retailers in Building B. The developer proposes to construct two (2) new double length bus shelters, for the first two bus bays, when Building A is constructed. A third bus shelter, standard length, would be added in the future when the existing café seating for California Pizza Kitchen is reconfigured. The existing café seating needs to be reconfigured to allow the new shelter to be installed while maintaining a minimum 8 foot clear sidewalk. Condition #20 permits the transit plaza area and streetscape to be administratively modified to address comments in final design by WMATA and Arlington County to best address transit operations issues, so long as an 8 foot clear sidewalk is provided. For the middle segment of South Hayes Street, between the mid-block crossing of South Hayes Street and the new Service Street, the project proposes to principally maintain the existing streetscape. Staff has recommended this to the applicant in order to maintain the existing mature trees that are planted along this section and the canopy they currently provide. The existing planting beds would be modified to remove some of the ground cover and replace it with expanded café seating, while working to protect the existing trees. The streetscape for this area would be reevaluated with the construction of Building B in Phase II. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

26 The final segment, along Building C, is proposed to be consistent with typical Arlington County streetscape. With the construction of Building C, an almost 29 foot wide streetscape would be provided. New street trees would be planted in 5 foot wide by 12 foot long tree pits, located 8 inches from the back of curb. The remaining space would allow for a minimum of an 8 foot wide clear sidewalk and a generous amount of space for café seating. 12th Street South To support future Crystal City/Potomac Yard transit operations, 12th Street South is planned to be widened from approximately 51-feet to 58-feet from curb to curb. In association with the construction of Building A the curb adjacent to the project would be relocated, widening the street to 55-feet from South Hayes Street to South Fern Street. The remaining width would be achieved by relocating the north curb as a separate County project. In front of Building A, the project proposes a streetscape width of approximately 27-feet from the curb to the building face. The streetscape will provide room for new street trees, a generous sidewalk, and new bus shelters and transit amenities. The developer has also agreed to reconstruct the sidewalk and streetscape, east of Building A, along the property s entire 12 th Street South frontage. New street trees will be planted in 5 foot wide by 12 foot long tree pits, located 8 inches from the back of curb, new street lights will be installed, and an 8 foot wide clear sidewalk will be provided. The provision of new sidewalk and streetscape along this section of 12 th Street South is an enhancement from what was previously approved for 12 th Street South. 15th Street South The project proposes generally maintaining the existing 68.5 foot width of 15th Street South. As part of the proposal the existing site entrance from 15 th Street South will be shifted to the east when Building C is constructed. The new site entrance aligns with the future location for South Grant Street, which will be constructed as part of Phase II of the PDSP. Considering that the new site entrance will be further away from the South Hayes Street intersection, staff and the applicant are evaluating the possibility of allowing left-turns in and out of the site. The existing entrance currently operates as right-in/right-out only. If full access is permitted at the entrance, a signal will also be evaluated at this location. The developer has agreed to install a new signal at this location if approved as part of the Civil Engineering plan. If the intersection is not signalized with Phase I, signalization would be studied during the review of future phases to identify if one is warranted. The streetscape along 15th Street South will be built-out in phases associated with the redevelopment of the site. In Phase I, approximately two thirds of the 15 th Street South streetscape between South Hayes Street and South Fern Street will be rebuilt, providing between 16 and 18 feet of streetscape. Adjacent to Building C, the streetscape is proposed to be approximately 18-feet wide at its narrowest. A continuous 5-foot wide planting strip with new street trees is proposed along Building C, leaving room for a minimum 8-foot wide clear sidewalk, plus space for café seating. The streetscape along Building D is consistent with the approved plans at 16.5 feet wide. Adjacent to Building D, street trees are proposed to be located at the back of curb in 5 SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

27 foot wide by 12 foot long tree pits. This would provide over 10 feet of clear sidewalk in front of the building. The streetscape east of Building D will generally be maintained as it exists today. However, the Developer has agreed to upgrade the lighting along this stretch to meet current County standards as part of the construction of Building D. New plantings buffering the existing parking lot are also proposed. Consistent with the approved PDSP, this section of streetscape is not planned to be reconstructed until Phase III. Future South Grant Street The project proposes to build future South Grant Street to the 36-foot width identified in the Design Guidelines as part of Phase I. This segment will remain operated by the developer as a private street until Phase II is constructed. At that time the full length of South Grant Street from 15 th Street South to 12 th Street South will be dedicated as a public street. The sidewalk on either side of street will vary because of the curvature of the road; however, a minimum of a 13-foot 8-inch wide sidewalk is proposed. Consistent with the design guidelines for the internal streets this will provide for a minimum 8-foot wide clear sidewalk along with street trees in 5 foot wide by 12 foot long tree pits. Service Street As part of the PDSP, a private service street or alley is planned separating Building B1 and Building C. The Service Street is planned to be the principal location for garage and loading access for these buildings. The western end of the service street would be accessed using the existing driveway from South Hayes Street. This driveway will continue to operate with limited access allowing only right-in and right-out movements. The eastern end of the street (at South Grant Street) is envisioned to connect to 14th Street South when Phase III of the project is constructed. With Phase I, the service street is proposed to be approximately 46 feet wide from the face of Building C to the face of the existing shopping center. The vehicle travel way is proposed to be 22 feet wide providing a single travel lane in each direction. On either side of the street flush sidewalks are proposed. As part of the Phase I plan, Building C proposes to locate all of its parking and loading access as well as a ground floor entrance court/porte cochere for the residential entrance from the Service Street, consistent with the PDSP. To ensure access for taxis, deliveries, and visitors, the developer has agreed to design the access control and site circulation for the shopping center such that gates are not located on the Service Street or future South Grant Street. This will allow the proposed porte cochere to best serve Building C. Considering the Service Street is planned as the front door for residents of Building C, the design and material chosen for the Service Street has been selected to lessen the service nature and function of the road. As such the area uses a mix of large scale and small scale concrete pavers and bollards to delineate pedestrian and vehicular space. The materials chosen help to further distinguish the Service Street as a private street, with significantly different design details from the other public streets to be built in future phases. Loading and Parking Access: The proposed PDSP amendment does not fundamentally change the parking or loading access from the approved PDSP. When fully built-out, the PDSP plans for all parking and loading access to occur from the internal street network. The image below shows SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

28 the location for parking and loading access after Phase III is completed. All existing curb cuts around the perimeter of the site will be removed. Parking and loading access for Building C is proposed off of the service street, to the east of the residential porte cochere. There are two garage entrances proposed to access the residential parking. One entrance supports the parking below grade and the other supports the parking on the second and third levels of the building. Each garage entrance is approximately 25 feet wide. To the east of the garage entrances, the trash and loading bays for Building C are proposed. The project will provide three loading bays along with additional room for trash and recycling collection. These bays are accessed through a 62-foot wide door. The project also proposes to maintain an existing trash and loading area on the southwest corner of the shopping center. This area is screened from South Hayes Street by a solid one story wall that itself is screened by existing plantings. With build-out of the Service Street and Building C this area will be accessed from the Service Street. With the construction of Phase II the parking and loading for Building B will be located more interior to the site off of the Service Street. The proposed loading and garage access for Building A would remain off of 12 th Street South, consistent with the original approval, for this phase of development. With the construction of Phase II and the completion of South Grant Street the parking and loading for Building A will be moved to South Grant Street, removing it from the perimeter of the site. The parking ramps to the above grade and below grade parking along with the three (3) loading/trash bays are proposed to be accessed from a single 31-foot wide entrance off 12 th Street South. This will minimize the disruption along the sidewalk cause by providing this access from the perimeter of the site unit Phase II is constructed. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

29 The loading for the retail in Building D is proposed to use space in the existing Costco surface parking lot. This will keep loading activities for this building away from the right-of-way, limiting its impact to the public. Transit Access: The site is currently well served by transit, with access to two (2) Metro rail lines, six (6) Metro bus lines, two (2) ART routes and one (1) Fairfax Connector route, and the Crystal City Potomac Yard Transitway is planned to service the site in the future. Metrorail Both the Yellow and Blue Metro rail lines serve the Pentagon City Metro Station which provides station access at the intersection of S. Hayes Street and 12th Street South. The Pentagon City Metro Station is the County s second busiest station next to the Rosslyn Metro Station. Because many of the trips are by shoppers or retail employees, the station use is spread out through the day and not just during the AM and PM peak hours. Metrobus The site is served by six (6) Metro bus lines including the 10A, 16E, 16G, 16H, 16P and 13Y. The 16s operate along Columbia Pike, the 10A provides service between Huntington Towers and the Pentagon and the 13Y provides service between Arlington and Union Station. ART Bus is served by the ART 74 and ART 84. The ART 74 provides operates service between Arlington Village-Arlington View and Pentagon City. While the ART 84 operates service between Douglas Park- Nauck and Pentagon City. Fairfax Connector The site is served by the Fairfax Connector Route 599 which provides service between Reston-North Park and Ride Lot and Crystal City with a stop at the Pentagon City Metro station. Crystal City /Potomac Yard Transitway The over 5 mile transitway between the Pentagon City and Braddock Road Metrorail stations will provide faster, more reliable bus service along the congested Route 1 corridor, with amenities designed to attract new riders. With access to these current and future services, the site operates as a multi-modal transit center linking high-frequency local and regional transit to on-street bike lanes, the local road network, and the interstate highway system. Phase I proposes to deliver transit improvements to the bus and transit facilities along South Hayes Streets and 12 th Street South. These include improved bus bays, new bus shelters, a redesigned metro station plaza and the widening of 12 th Street South from South Hayes Street to South Fern Street to better support transit operations. Additional transit improvements are not identified with future phases of the project. Bicycle Access: The Pentagon City area is ringed by dedicated on-street bike lanes and by onstreet shared bicycle routes. Using these facilities, cyclists can access Arlington s off-street trail network. The Arlington National Cemetery Wall Trail is located to the north of the site and the SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

30 George Washington Memorial Parkway accessed from Crystal City at the intersection of Crystal Drive and 18 th Street South, is located south and east of the site. Both of these trails are located within a mile of the site. South of the site the County has recently reconfigured on-street bike lanes along South Hayes/18 th Street South and along South Eads Street to protected on-street bike lanes. The area is also well served by Capital Bike Share. Consistent with the approved PDSP bicycle parking and other facilities are proposed to be built out to support new development associated with each phase of the project. These amenities are required to meet the then current county bicycle parking standards. Parking: The PDSP is planned to take full advantage of the multi-modal location and minimize the use of single occupancy vehicles (SOVs). To support this goal and ensure that excess parking is not constructed, the following parking ratios were approved for the project, including parking maximums and parking minimums for both office and residential uses. Residential: A minimum of 0.9 spaces per dwelling unit A maximum of 1.12 spaces per dwelling unit. Office: A minimum of 1 space per 975 square feet of office GFA A maximum of 1 space per 580 square feet of office GFA. (A reduced parking ratio as provided herein, consistent with the then current policy in effect may be considered at the time of Final Site Plan.) Hotel: 0.7 spaces per room New Retail: 1 spaces per 580 square feet of retail development. The PDSP amendment proposes no changes to parking ratios identified in the approved PDSP, with the exception of an update to the minimum office parking ratio, in keeping with current County policy. Since the 2008 approval of the PDSP, the Arlington County Board approved in 2013 the Reduced Parking Policy for Site Plan Office Buildings which provided additional guidance on office parking ratios for the Pentagon City area. The current policy provides that parking office uses at a ratio of 1 space per 975 square feet of GFA or greater (providing more parking) would not require additional transportation mitigation. The policy also provides a systematic approach to calculating the necessary transportation mitigation should less parking be provided. With the proposed reduction in office parking the Urban Design Guidelines have been updated showing the parking for each block, at the full build out of the PDSP, generally contained within the foot print of the proposed development for each building. This is a significant improvement from the approved PDSP that showed parking extending under some of the streets. Staff recommends updating the approved parking minimums for the PDSP (PDSP Condition #12), to 1 space per 975 square feet of office GFA. The office parking proposed by the applicant for Phases II and III assumes this change. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

31 The applicant has proposed the following parking be provided at full build-out of the site. The parking proposed as part of the PDSP amendment is consistent with the approved PDSP. The parking provided on site will be phased as new development is constructed and existing retail is phased out. The following tables provide the parking proposed by the applicant for Phases 1 and Phase 2 respectively. Transportation Impacts: To identify the relative impact of the proposed PDSP amendment compared to the approved PDSP, Wells + Associates calculated the estimated number of vehicle trips generated by each development scenario. The analysis was documented in their Pentagon Centre PDSP Amendment Trip Generation Comparison Memo, dated April 2, The memo compared the vehicle trip generation for each of the three phases of build out envisioned for the project. A summary of this trip generation comparison is provided below. SP# 297 Phased Development Site Plan and Phase I Final Site Plan Amendment

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