May 12, 2016 METROPOLITAN PARK DESIGN GUIDELINES Presen esentat - - PowerPoint PPT Presentation

May 12, 2016

METROPOLITAN PARK DESIGN GUIDELINES

Presen esentat tation n Overvie view

• Backgr

ground

• und
• Purpose
• se
• Key Elemen

ements ts

• Recommendati
• mmendations
• ns
• Clarif

arificati ication

• n / Specif

ific ic Guida dance nce

• Phase

se 6 Cont ntext

May 12, 2016

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METROPOLITAN PARK PROJECT BOOKLET

• Created by Robert A.M. Stern Architects in November 2003 in response to a site

plan application for a portion of Parcel 3 in the Pentagon City PDSP

• Intended to provide a template for future buildout of the block as a well-balanced

combination of buildings, open space, and ground floor activity

• Provided planning context within Pentagon City and site background for Parcel 3

as an industrial suburb of Washington

• Outlined design principles that served as a foundation for future discussion and

were incorporated into the Metropolitan Park Design Guidelines

• Outlined project phasing and density:
• Densi

sity within thin indivi dividua dual phases ses could d fluctuat ctuate e as long as tot

• tal number

r of units ts does not

• t exceed this allocati

tion. n.

• Phase 6: the remaind

nder r of the communit unity y park rk (0.56 acres) s) will be develope

• ped.

d.

• Discussed the first phase of development: “One Metropolitan park will provide

variety in architecture, interest to the eye, well-landscaped open space, public art and a combination of ground floor uses and sidewalk treatments that enhance the pedestrian environment.” (Project Booklet p. 29)

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The Metropolitan Park Design Guidelines, created in February 2004, are derived from design principles identified and discussed in the companion Project Book, to detail the pattern of development and establish standards for:

• Phasing
• Building Design and Placement
• Retail
• Streets
• Open Space
• Landscaping

“Sufficient detail is provided in the Design Guidelines document for the community and residents to know the quality of development which is expected, but not so rigid as to stifle design and innovation for the future.” (p. 2)

May 12, 2016

DESIGN GUIDELINES: KEY ELEMENTS

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PHASE SE RESIDEN ENTIA IAL L UNIT ITS PERMIT ITTED ED RESIDEN ENTIA IAL L UNIT ITS APPROVED ED BY FSP VARIA IANCE CE 1 400 399

• 1

2 285 300 +15 3 425 411

• 14

4 348 699

• 35

5 386 6 520 568 propos

• sed

ed +48 7 393 N/A

• 13

8 455 N/A TOTAL 3,2 ,212 2,377 UNIT ITS REMAIN ININ ING AFTER ER PHASE SE 6 835

“Unit count within individual phases may fluctuate as long as the approved allocation for the project is not exceeded and massing and height guidelines are met.” (p. 18)

• 35 units leftover from Phase 4/5
• Proposal includes reallocation of

13 units from Phases 7 and 8

DESIGN GUIDELINES: PHASING

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DESIGN GUIDELINES: PHASING

May 12, 2016

Phase 6 Recommendations:

• Portion of “central green” park

(approximately 0.56 acre)

• Courtyard open space amenity

(approximately 5,000 square feet)

• East Elm Street completion between

13th and 14th Streets

• Tertiary street serving residential lobby

entrances Tertiary Street: to “provide internal access…All tertiary streets shall be private with public access easements placed over them and where appropriate, the streetscape may incorporate unique design elements such as specialty paving, awnings and landscaping to create settings for particular buildings.”

Existing Proposed

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DESIGN GUIDELINES: BUILDING HEIGHT

May 12, 2016

Existing Proposed

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DESIGN GUIDELINES: BUILDING TAPER

May 12, 2016

• “…22-story buildings…will serve as anchors and

reference points to the various phases in the development.” (p. 29)

• “Buildings shall generally taper with height

variation and setbacks as they approach streets, to provide variety at the street level, to compliment established development on opposite sides of public streets and to enhance open spaces within the project.”

Proposed

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DESIGN GUIDELINES: BUILDING DESIGN

May 12, 2016

• “Individual building

ldings s shall ll follo low mass ssing ing and d stylist istic ic strat ategie ies s of traditi aditional

• nal class

assical ical building ldings, s, such h as the div ivision ision into

• base

se, , shaft, , and crown.” (p. 29)

• “Building mater

eria ial l and colo lor may va vary from

• m buildin

lding to building lding so as to provide ide va varie iety.”

• “The

e buildin lding base se shall ll relat late e to the adja jacen ent stree eet and d side dewalk lk and d be scaled aled to enhanc ance e the pede destr tria ian exper erie

• ience. The base may be characterized by light-

colored masonry materials with a darker water-table and an articulated façade for first floor residential uses, and the addition of windowed facades for ground floor retail uses. Cornic ices s may be used d to differ erentiat tiate e the build ldin ing base se from

• m the shaft.
• t. First

st floor

• or height

t shall ll be a minimu imum m of 18 feet et.”

• “The shaft may be designed as a darker field with

lighter accents so as to reinforce vertical and horizontal rhythms of the architecture and break the scale of the building.”

• “The building crown shall define the building at the

skyline and shall incorporate as appropriate architectural elements to create a memorable image.”

Proposed Existing

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DESIGN GUIDELINES: BUILDING DESIGN

May 12, 2016

Archit itec ectural l Elemen ements s (p. 30)

• “First floor facades shall be articulated to enliven the

street and enhance the pedestrian experience.”

• “Street level commercial shall feature large windowed

retail space…”

• “Where balconies are provided, they shall be designed

as an integral component of the façade.”

• “Mechanical systems shall…be carefully designed to

blend into the building façade.” Mater eria ials ls

• “Masonry (light and dark brick) with cast stone

detailing shall be the predominant building material.”

• “Windows shall be aluminum or steel…Color will be

metallic or painted to accent the architecture.”

• “Loading doors shall be a solid metal horizontal slat

door, painted to blend with the color of the building. Garage doors shall be solid metal or horizontal bar style designed to blend with the building facade.”

Proposed Existing

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DESIGN GUIDELINES: RETAIL

May 12, 2016

Existing Proposed Arlington County Retail Plan

Gree een: Streets where any retail uses or retail equivalents are

• ptional.

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DESIGN GUIDELINES: RETAIL

• “Approximately 100,000 square feet of ground

floor retail space shall be located along…South Fern Street and 12th Street frontage.” (p. 31)

• “Storefronts shall be readily identifiable, and

differentiation among tenants through individual signage and storefront design shall be encouraged.”

• “The street façade shall be composed as a

simple plane with limited jogs and inclination interrupted only by streets, pedestrian arcades…and lobby access for designated residential buildings.”

• “The maximum floor to floor story height limit for

the ground floor shall be 24 feet.”

• “The ground floor façade shall have between 60

and 90 percent fenestration…that is between 2 and 10 feet above the fronting sidewalk.”

• “Recognizing the community’s desire to

encourage commercial which helps sustain the residential development…”

May 12, 2016 PHASE SE RET ETAIL PE PERM RMITTED (s. s.f.) RET ETAIL APP PPROVED BY FINAL SITE PLAN PLAN (s.f.) 1

100,000

11,300 2 8,119 3 16,350 4 41,167 5 6 10 10,178 pr prop

• posed

7 N/A 8 N/A TOTAL 10 100,0 0,000 87 87,114 RETAIL IL REMAIN ININ ING AFTER ER PHASE E 6 12,8 ,886

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DESIGN GUIDELINES: CIRCULATION

May 12, 2016

Circul culati ation (p. 16)

• “Elm Street shall be constructed…to provide

access for the development, and to break up the current superblock so that access through it is enhanced.”

• “Parking along both sides of the streets will be

provided to the extent possible to accommodate short term visitors and retail customers…Parking on both sides of project streets may reduce the amount of park acreage.” Entra trance nces

• “Residential buildings shall have major

entrances on interior secondary and tertiary streets, with dual access to primary streets…”

Existing

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DESIGN GUIDELINES: CIRCULATION

May 12, 2016

Existing Proposed P S S S R R R

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DESIGN GUIDELINES: CIRCULATION

May 12, 2016

Propos

• posed

ed Inter ernal al Cross

• sswalk

lk Locatio ions s (p. 38)

Existing Proposed

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DESIGN GUIDELINES: PROPOSED STREETS

May 12, 2016 A

A B C

B C

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DESIGN GUIDELINES: OPEN SPACE

May 12, 2016

Existing Proposed

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DESIGN GUIDELINES: OPEN SPACE

May 12, 2016

• “Open space…shall…be open to the public and

designed to accommodate a variety of passive and more active uses.” (p. 26)

• “A Central Green shall be designed…made up of

large and small open space components…”

• “As residential build-out occurs and community

needs are assessed, this portion of the park may be programmed for a variety of active and passive recreation.”

• “Large and small open space areas shall therefore

be sized to accommodate outdoor community gatherings, more active uses such as frisby toss and impromptu ball games…recreation alternatives for small children, and passive uses such as sitting, strolling, and reading.”

• “A tot lot shall be incorporated into the open space

plan.”

Existing Proposed

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DESIGN GUIDELINES: SMALL PARKS

May 12, 2016

• “Smaller parks to the north, south and east of

the central green shall be designed as integral parts of the residential components with which they are associated while at the same time providing an extension both visually and physically to the Central Green.” (p. 26)

• “Public plaza space will be incorporated

into…either within the Central Green or along primary street frontage.”

• “All parks shall be designed to incorporate

focal/public art features.”

Existing

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Stre reets etscape pe Feature ure (p. 34)

• “Stree

eetsca tscape pe condi diti tions ns may va vary, adding ng to the pedest strian rian experi rienc

• ence. However, consistency in

sidewalk width, street tree species, tree pit details, and paving pattern details shall be maintained along individual streets.”

• “Street furniture such as benches and trash

receptacles shall be provided along streets within parks. Street furniture design may vary within the development.”

• “Consistency shall be maintained… along

individual streets and within individual park components.”

DESIGN GUIDELINES: LANDSCAPING

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May 12, 2016

Condition #57 approved with Phase 4/5 site plan: Request the County Manager to provide recommend endatio tions ns regarding rding the design gn of the South Eads Street linear park and building ding orienta entati tion

• n issues of the Metropolitan Park Design

Guidelines for Phases 6-8 of the Metropolitan Park Development.

EADS STREET DESIGN RECOMMENDATIONS

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Phase 4/5 Eads Street Concept

EADS STREET DESIGN RECOMMENDATIONS

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Initial Concept Working Draft Concept Current Draft Concept

EADS STREET DESIGN RECOMMENDATIONS

Draft t Recommend

• mmendat

ation ion Elemen ents: ts: Building Orientation

• Consistent building line
• Building height and massing should take orientation of previous phases

into consideration Streetscape

• Streetscape design quality shall be greater than or equal to that

provided for in Phase 4/5

• Maintain minimum clear zones, but allow flexibility in passive

use/landscape zones

• Maintain pedestrian circulation from the curb and coordinate street

furniture, as provided in DES standards and specifications

• Consistency in streetscape furnishings, material palette, and lighting

between phases

• Variety in seating types and flexible spaces

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EADS STREET DESIGN RECOMMENDATIONS

Draft t Recommend

• mmendat

ation ion Elemen ents: ts: Landscape

• Maximize tree canopy and encourage species diversity
• Maximize soil volume
• Use landscaping to frame views, enforce circulation, and define spaces

for public use

• Encourage three dimensional landscape areas

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May 12, 2016

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Phase 4/5 Eads Street Section

EADS STREET CONCEPT

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Proposed Phase 6 Eads Street Section

EADS STREET CONCEPT

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Phase 4/5 Eads Street Section Proposed Phase 6 Eads Street Section

May 12, 2016