SP #105, PenPlace Phase I PDSP Amendment and Final Site Plan Department of Community Planning, Housing, and Development Site Plan Review Committee April 26, 2018 1
Existing Conditions and Urban Context 2
Site Location/Existing Conditions PenPlace Phase I 1199 South Fern Street 12 TH STREET S. N S. FERN STREET 3
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Policy Context 8
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
General Land Use Plan 10
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Pentagon City Master Development Plan 1976 12
Pentagon City PDSP 13
PenPlace Guiding Principles 14
PenPlace PDSP 15
PenPlace PDSP 16
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 + 300 hotel rooms earned 705,907 sq. ft. of GFA allocated but not earned 17
PenPlace Design Guidelines Concept Plan Approved January 2014 18
PenPlace Design Guidelines Transportation 19
PenPlace Design Guidelines Open Space 20
PenPlace Design Guidelines Open Space 21
PenPlace Design Guidelines Buildings/Architecture 22
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
Staff Analysis 24
PenPlace PDSP Approved by County Board September, 2013 16 story office/ 18 story residential 18 story hotel 25
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
Site Plan Proposal Final Site Plan : Site Area: 6.415 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
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
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
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
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 16-18 story buildings on these two landbays 31
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
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
Preliminary Issues Streetscape Elements Irregular spacing of street trees Affixed street furniture 34
Preliminary Issues Architecture 35
Questions? 36
Site Layout 37
Site Layout 38
Elevations 39