Pentagon Centre (SP#297) PDSP & Phase I Site Plan Amendments SPRC #1 CPHD February 23, 2015
Meeting Agenda Background on relevant planning context, guidance, and County policy Brief update on original approval Presentation of current proposal Committee discussion on proposed PDSP changes 2
General Land Use Plan Medium Office- Apartment-Hotel Up to 2.5 FAR Office Up to 115 units/acre apartment Up to 180 units/acre hotel Typical zoning: C-O-2.5 3
Zoning C-O-2.5 (site plan) Use Height Office Service commercial/retail Multi-family Hotel 12 stories office/commercial 16 stories apartment 16 stories hotel Site area: 731,873 sf (16.8 ac) Density 2.5 FAR office/commercial (1,829,682.5 sf) 115 units/acre multi-family (1932 units) 180 units/acre hotel (3,024 units) 4
Planning history Coordinated Development District approved February 9, 1974 5
Planning history Pentagon City Master Development Plan approved February 1976 Majority of 116 acre site was vacant at time of approval Rezoned property to C-O-2.5 1,250,000 gfa office 800,000 gfa commercial retail 2,000 hotel rooms 5,900 apartment units (with minimum of 300 units of elderly housing) 300 bed nursing home Public park consisting of 11 acres Excluded ~17 acre Western Electric Property now called Pentagon Centre 6
Planning history 1997 Pentagon City Task Force Appointed in response to PDSP proposal for Pentagon Row Review the PDSP and agree on a build-out scenario Identify a framework and planning principles for the remaining unbuilt portions of Pentagon City (including Pentagon Centre) Identify 2-3 build-out scenarios that meet those principles and address community interests 7
Planning history 2007 Long Range Planning Process In response to PDSP and final site plan proposal for Pentagon Centre Refine and update principles planning principles established by the 1997 Pentagon City Task Force Develop guiding principles specific to long term goals for full build-out of the Pentagon Centre block Provide baseline for review of proposed PDSP and Site Plan for Pentagon Centre site 8
Planning history Pentagon Centre guiding principles Compatibility Mix of uses Distribution of densities and heights Open space Circulation and pedestrian routes Streetscapes Parking Sustainable design Phasing Guiding principles incorporated into design guidelines Adopted with PDSP and Final Site Plan July 19, 2008 Includes the following major components: Concept Plan Building Guidelines Streetscape and Landscape Guidelines 9
Pentagon Centre PDSP 2008 Approval Over 1.8 million square feet of office, residential, retail, and hotel uses Development to be completed in three phases to accommodate existing retail leases Expansion of existing street network and improvements for existing streets New open space along the south and east edges of the site Additional height permitted in key locations to accommodate high density office development over Metro Above grade parking permitted in specific buildings due to site constraints and requirement to maintain retail parking throughout construction 2008 Approval
Phase 1 Site Plan 2008 Approval Approved concurrently with PDSP Included new office uses with ground floor retail above the Metro (Building A) and at 15 th Street S. and S. Hayes Street (Building C) Above grade parking and additional height permitted for the Metro office building (Building A) due to its location and importance Above grade parking structure with first and second floor retail and office uses would be partially converted to residential uses in a later phase (Building D) Streetscape improvements proposed along S. Hayes Street along with a refresh of the existing retail building façade (Building B) 2008 Approval
PDSP/Site Plan Changes Since Approval PDSP and Site Plan Amendments May 2012 Modified condition language regarding timing of compliance related to engineering plans and tree canopy fund contributions October 2014 Building D Phased construction into two parts Modified building footprint Eliminated second floor office space
Provide more housing (now), less office (later) Include fewer hotel rooms Shift open space to S. Fern Street Realign S. Grant Street Increase building height(s) Eliminate Buildings G and H Include more above grade parking Reallocate site area Changes to project phasing Pentagon Centre PDSP Requested Amendments
Guiding principles: Distribution of density and heights The site should provide the highest heights and densities in the Pentagon City area, with heights and densities tapering down toward the southwest portion of the site to meet adjacent existing low-rise residential development.
Building Heights and Massing Building Approved Height stories (feet) A A1 B B1 Proposed Height stories (feet) 20 (245 ) 25 (246 ) 2 5 5 10 12 C 8 (106 ) 10 (110 ) D D1 7 (70 ) 7 (72 ) E 14 16 F 12 2 G 6 n/a H 11 n/a
Building Heights Context Map Existing Development and Current Approvals 22 s 200 ft/20s 22 s 19 s (A) 245 ft / 20 s (E) 14 s 18 s 16-18 s 264 ft/ 22 s (B) 5 s (F) 12 s (C) 106 ft/ 8 s (D) 70 ft / 7 s (G) 6 s (H) 11 s
Building Heights Context Map Existing Development and Requested Amendments 22 s 200 ft/20s 22 s 19 s (A) 245 ft / 25 s (B) 11 s (E) 16 s 18 s 16-18 s 264 ft/ 22 s (B1) 13 s (F) 2 s (C) 110 ft/ 10 s (D) 70 ft / 7 s (D1) 7s
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Guiding principles: Mix of uses A balanced mix of uses should be provided on this block, including office, retail, residential, and a community facility or civic space, and should create a convenient live-work-shop relationship to ensure twenty-four hour vitality
PDSP Comparison Land Use Land Use Mix Residential 2008 Approval 2014 Submission 60% Office/Retail 40% Residential/Hotel 600 units 115 units/acre 54% Office/Retail 46% Residential/Hotel 714 units 126.4 Units/acre* Office 776,982 sq. ft. 606,200 sq. ft. Retail/Commercial 327,070 sq. ft. 377,000 sq. ft. Hotel 250 rooms 180 units/acre 160 rooms 180 units/acre * Proposal includes a request for LEED Bonus Density for Residential Uses at the Silver Certification Level
Land Use Mix and Development Phasing Phase 1 Office Retail Hotel Residential 2008 Approval 57.7% 42.3% 0% 0% 2014 Submission 0.0% 34.0% 0% 66.0% Phase 2 Office Retail Hotel Residential 2008 Approval 47.0% 40.6% 0.0% 12.4% 2014 Submission 28.1% 23.9% 0.0% 48.0% Phase 3 - Full Build Out Office Retail Hotel Residential 2008 Approval 42.5% 17.9% 10.2% 29.4% 2014 Submission 33.0% 20.6% 8.5% 37.9%
Guiding principles: Compatibility Development should be compatible with the surrounding existing uses and with the site s central location to the Pentagon City Coordinated Development District and proximity to Metro 22
Adjacent Development Pentagon City PDSP Parcels North: Lincoln Park Northeast: PenPlace East: Metropolitan Park South: Southampton Condominiums Claridge House Potomac Center Eldercare West: Pentagon City Fashion Center Pentagon Row Park Vista Washington Tower Office Ritz Carlton 23
Recent Development Approvals 400 Army-Navy Drive (SP#2) Rezoning and Site Plan Amendment approved January 2015 New 453-unit residential building Max height of 200 Pentagon City Mall Minor site plan amendment approved 11/2013 Expansion of retail uses by approx. 50,000 square feet. PenPlace PDSP amendment approved 9/2013 Permits up to 1.8 million square feet of office, plus retail, residential, and hotel units, w/ flexibility to substitute office for d.u. Buildings heights no greater than 22 stories Metropolitan Park Final Site Plan for Phases 4-5 and PDSP amendment approved 7/2013 Phases 1-3 are complete or under construction Total of 3,212 residential units and 100,000 square feet of retail allocated to this parcel. Buildings heights no greater than 22 stories