S I T E P L A N R E V I E W C O M M I T T E E M E E T I N G A G E N D A DATE: Wednesday, October 16, 2013 TIME: 7:00 8:30 p.m. PLACE: To Be Announced SPRC STAFF COORDINATOR: Samia Byrd, 703-228-3525 Item 1. Fashion Centre at Pentagon City Addition (SP #105-5: PDSP & Site Plan Amendments) (RPC# 35-005-025) Marco Antonio Rivero and Aaron Shriber (CPHD Staff) 7:00 pm 8:30 pm The Site Plan Review Committee (SPRC) is comprised of Planning Commission members, representatives from other relevant commissions and several appointed citizens. The SPRC reviews all site plans and major site plan amendments requests, which are submitted to the County Board and the Planning Commission for consideration. The major responsibilities of the SPRC are the following: 1. Review site plan or major site plan amendment requests in detail. 2. Advise the Planning Commission by recommending the appropriate action in regard to a specific plan and any conditions, which it might determine to be necessary or appropriate. 3. Provide a forum by which interested citizens, civic associations and neighborhood conservation committees can review and comment on a particular plan, or the effects that the proposed project might have on the neighborhood. In order to save copying costs, staff has selectively chosen the reduced drawings to be included in this package. The complete full size drawings are available for review in the Arlington County Zoning Office, 10 th Floor, Courthouse Plaza, 2100 Clarendon Boulevard and also in the Central Library s Virginia Room, 1015 N. Quincy St., (703) 228-5990. For more information on the Arlington County Planning Commission, go to their web site http://www.arlingtonva.us/departments/commissions/plancom/plancommain.aspx?lnslinkid=978 For more information on the Site Plan public review process, go to the Arlington County Planning Division s web site on Development Proposals/Site Plans http://www.arlingtonva.us/departments/cphd/planning/applications/site_plans/cphdplanningapplicationssite_p lansmain.aspx To view the current Site Plan Review Committee schedule, go to the web site http://www.arlingtonva.us/departments/cphd/planning/applications/site_plans/cphdplanningapplicationssprc Schedule.aspx
Page 2 I T E M 1 Fashion Centre at Pentagon City Addition (SP #105-5) 1100 South Hayes Street (RPC# 35-005-025) SPRC AGENDA: October 16, 2013 1) Presentation by Staff 2) Presentation by the Applicant 3) Discussion of the Proposed Project Site Location: Applicant Information: The Fashion Centre at Pentagon City site is located west of the Pentagon City Metro Station, and is bounded by Army Navy Drive to the north, 15 th Street South to the south, South Hayes Street to the east, and South Joyce Street and the Pentagon Row shopping center to the west. Pentagon Centre is located across the street from South Hayes Street and Army Navy Drive and is adjacent to the Ritz-Carlton at Pentagon City located south of the mall. Applicant Fashion Centre Mall, LLC and Washington Office Tower, LLC c/o Walsh, Colucci, Lubeley, Emrich & Walsh, P.C. 225 West Washington Street Indianapolis, Indiana 46204 Rod Vosper 317-685-7331 rvosper@simon.com Attorney Walsh, Colucci, Lubeley, Emrich & Walsh, P.C. 2200 Clarendon Boulevard, 13th Fl. Arlington, VA 22201 Martin D. Walsh 703-528-4700 703-525-3197 fax mwalsh@arl.thelandlawyers.com Architect Omniplan Architects 1845 Woodall Rodgers Freeway, Suite 1500 Dallas, Texas 75201 Randy McCown 214-826-7080 214-826-7016 fax rmccown@omniplan.com Engineer Bohler Engineering 22636 Davis Drive, Suite 250 Sterling, Virginia 20164 Michael J. O Hara 703-709-9500 (Office) 571-208-3186 (Cell) mohara@bohlereng.com Landscape Architect Mahan Rykiel Landscape Architecture, Urban Design, and Planning 800 Wyman Park Drive, Suite 100 Baltimore, Maryland 21211 Scott Rykiel Warren Timlen 410-235-6001 410-235-6002 fax srykiel@mahanrykiel.com wtimlen@mahanrykiel.com BACKGROUND: The Pentagon City Phased Development Site Plan (PDSP) (SP #105, originally known as Z-2064-75-4) was approved by the County Board on February 25, 1976, and was most recently amended to reflect the development associated with the PenPlace project
Page 3 approved by the County Board on September 21, 2013. A final site plan (SP #105-5, originally known as Z-2064-75-4, SP-5) was approved on July 11, 1984 for a mixed-use development of 1,019,300 square feet of commercial gross floor area (GFA), which included 860,000 square feet of retail and cinema use, and 159,300 square feet of public mall use on the subject property located on Parcels 1B and 2B of the PDSP. As part of this final site plan, an office building, a hotel building, and a parking garage containing 4,173 parking spaces were approved with the aforementioned commercial uses that are commonly known as the Fashion Centre at Pentagon City. On August 18, 1984, the County Board approved a PDSP amendment to allow for the reduction of approved hotel units from 600 to 450 on the property. This reduction was proposed to permit additional retail density provided in conjunction with pedestrian mall area associated with the property in the original July 1984 final site plan approval. On September 7, 1985, the County Board approved a site plan amendment to SP #105-5 to: 1. Increase the site area of the Fashion Centre at Pentagon City by approximately 18,853 square feet. 2. Relocate and/or reconfigure the approved hotel, office tower, department stores, mall, and parking garage structures with no change in GFA (density) or height as originally proposed. The parking garages would contain a total of 4,576 spaces: 315 hotel spaces, 3,948 retail spaces, and 313 office spaces. As amended, the Pentagon City PDSP presently allocates the following development uses to the subject site: 172,000 square feet of office 1,019,300 square feet of commercial 450 hotel rooms The following provides additional information about the site and location: Site: The 4.58-acre (199,571 square feet) site is bounded on the north by Army Navy Drive, on the east by South Hayes Street, and on the south by 15 th Street South, and west by South Joyce Street. The site is surrounded by the following land uses: To the north: To the east: To the south: To the west: Across from Army Navy Drive and the Pentagon Reservation surface parking lots. Across from South Hayes Street and 12-story office buildings (MCI Buildings and Lincoln Place) and Pentagon Centre. Across from 15 th Street South, the Ritz-Carlton Hotel at Pentagon City, The Metropolitan at Pentagon City, and Parc Vista Apartments (Archstone at Pentagon City). Across from South Joyce Street, the Pentagon Row Shopping and Residential developments, and The Metropolitan at Pentagon Row.
Page 4 Zoning: C-O-2.5 Commercial Office Building, Hotel and Apartment Districts. General Land Use Plan Designation: Three-fourths High-Medium Residential (maximum 3.24 FAR Residential) and one-fourth Medium Office-Apartment-Hotel (maximum 2.5 FAR Office, 115 units/acre Apartment, and 180 units/acre Hotel) development and Coordinated Redevelopment District (Note 4). Neighborhood: The site (Pentagon City Parcel 1B/2B) is located within the Pentagon City Metro Station area, the Aurora Highlands neighborhood and is adjacent to the Arlington Ridge neighborhood. The site is also adjacent to Crystal City and a number of condominium buildings are located nearby. N O R T H Location of Pentagon City Mall: 1100 South Hayes Street The application consists of the following proposed changes to the PDSP and final site plan: 1. Amend Condition #2 of the Pentagon City PDSP to modify the density allocation table for the Pentagon City PDSP as approved by the County Board through September 21, 2013. The table as provided in Condition #2 would be modified to reflect the increase in retail density and a reduction in hotel unit density for Parcels 1B/2B. The increase in mall density would be from 1,019,300 square feet to 1,070,265 square feet (which includes retail and pedestrian mall area) and the reduction of hotel units would be from 450 hotel units to 366 hotel units. 2. Amend Condition #56 of the final site plan to permit an increase from 860,000 to 910,965 square feet of retail density (for a 50,965 square foot retail addition to Pentagon City Mall).
Page 5 Discussion: Density: The following is a summary of the approved uses and densities by Parcel for the Pentagon City Phased Development Site Plan (as shown in Condition #2 of the Pentagon City PDSP) as approved by the County Board through September 21, 2013 and with the proposed changes for the PDSP and site plan amendments to Parcel 1B/2B (the Fashion Centre at Pentagon City block): Parcel Office GFA Comm. GFA Hotel Units Res. Units Park 1A/2A - 300,000-830 - 1B/2B 172,000 1,019,300 450 366 4 - - 1,070,265 3 1C 1,078,000 - - - - 1D 1,809,000 1 50,000 599 300 2-2C - - - 624-3 - 100,000-3,212-4 - - - - Park 5-2,500-820 - Totals 3,059,000 1,471,800 1,049 5,786 Park 1,522,765 1) In the event of the development of 300 residential units on Land Bay C-East of Parcel 1D, the available office GFA shall be decreased by the GFA approved for the residential building. 2) In the event of the development of an office building on Land Bay C-East of Parcel 1D, the residential units allocated in the density table shall not be available for development on Parcel 1D, or elsewhere. 3) 50,965 sq. ft. retail addition within Parcel 1B/2B. 4) Reduction of 84 hotel units in Parcel 1B/2B. Building permits for the Ritz-Carlton Hotel at Pentagon City were approved to allow construction of a building consisting of 366 hotel units. As constructed, this hotel contains 84 less hotel units than allocated to the site by PDSP Condition #2. It is these 84 unbuilt hotel units that the applicant proposes to be converted to commercial use to allow the retail improvement to the Fashion Centre at Pentagon City as is proposed with the amendment to the site plan. A hotel unit conversion factor (725 square feet/hotel unit) will be utilized, which is a factor that was recently utilized with the PenPlace amendment to the Pentagon City PDSP. As proposed by the applicant, the conversion of these 84 unbuilt hotel units will generate 60,900 square feet of commercial space, which can accommodate the 50,965 square foot retail expansion proposed by the subject site plan amendment. Condition #56 of the final site plan for SP #105-5 also needs to be amended to permit an increase from 860,000 to 910,965 square feet of retail density (for a 50,965 square foot retail addition to the Fashion Centre at Pentagon City). Building Placement/Use/Design: The 50,965 square foot addition will consist of a two (2) story appendage to the east façade of the Fashion Centre at Pentagon City adjacent to the Pentagon City Metro Station entrance at 12 th Street South. The addition will accommodate new leasable retail space for an additional five (5) to seven (7) retail tenants. The tenant mix is yet to be determined but will consist of mainly casual dining and restaurants, as well as fashion retail. Furthermore, outdoor seating will generally be provided within private property; however a portion of this 965
Page 6 outdoor seating will encroach within a public access easement along South Hayes Street, which will be subject to a separate application if proposed in the future. Among the building materials being used for the retail addition, the applicant is proposing a mix of concrete, porcelain, and stone tiles, as well as metal and glass on prominent storefront areas of the building addition. Tenant storefronts will be coordinated to allow for distinctiveness amongst other retailers, while achieving an overall, coordinated building design. The applicant also proposes a number of landscape and hardscape improvements to the site. The main street and sidewalk improvements proposed for South Hayes Street, in addition to the proposed, outward facing retail will create a more pedestrian-oriented experience to the site. Existing Conditions: Proposed Expansion Area:
Proposed Elevations for the Retail Addition: Page 7 Proposed Changes to the South Hayes Street Storefront:
Page 8 Parking: The original PDSP defines parking ratios for retail within Condition #37.d.: 37. The developer shall provide parking by the following formulas unless otherwise approved in the final site plan: (d) Commercial in major retail center, apartments and hotels one (1) space / 200 sq. ft. of floor area (excluding common area not designated as commercial use). The final site plan for SP #105-5 contains 3,948 parking spaces for retail use. The original parking ratio based only on existing, retail square footage is one (1) space per 218 square feet of retail. With the proposed addition increasing the total retail area from 860,000 square feet to 910,965 square feet, this ratio would change to one (1) space per 231 square feet of retail. Next Steps: The project is on schedule for a November 16, 2013 County Board meeting. SPRC Neighborhood Members: Arthur Fox Arlington Ridge Civic Association alfoxii@lnllaw.com Nancy Swain Arlington Ridge Civic Association nancres@comcast.net Michael Dowell Aurora Highlands Civic Association mdowell9@gmail.com Jim Oliver Aurora Highlands Civic Association ahcapresident@gmail.com Interested Parties: Christer Ahl Crystal Park Condominium christer.ahl@comcast.net Angie Fox Crystal City Business Improvement District afox@crystalcity.org Judy Freshman Rob Mandle Crystal City Resident Community Crystal City Business Improvement District Planning Commissioner Chairing This Item: Steve Cole Chair cole.arl@gmail.com judyfreshman@yahoo.com rmandle@crystalcity.org Staff Members: Marco Antonio Rivero CPHD Planning 703-228-3572 mrivero@arlingtonva.us Aaron Shriber CPHD Planning 703-228-0770 ashriber@arlingtonva.us Melanie Jesick DES Planning 703-228-3540 mjesick@arlingtonva.us