PenPlace Aurora Highlands Civic Association January 31, 2013 - - PowerPoint PPT Presentation

SLIDE 1

PenPlace

Aurora Highlands Civic Association

January 31, 2013

SLIDE 2

Presentation Outline

2

• Site Analysis
• Process To-Date
• Project Overview

SLIDE 3

Site Analysis

SLIDE 4

Location

4

Site Analysis Site Analysis

SLIDE 5

Existing Condition

5

Site Analysis Site Analysis

SLIDE 6

Existing Condition

6

Site Analysis Site Analysis

SLIDE 7

Area

7

Site Analysis Site Analysis

• VORNADO/CHARLES E SMITH

OWNED LAND

• Buildable Area
• 12th St ROW

Additional Area Total Square Feet

401,549 50,201

80,164

531,914

' • • • • MARRIOTT OWNED LAND

65,753

Acres 9 .2 1.2 1.8 12.2

1.5 *Buildable Area has been revised to include

sidewalks and streetscape up to the curbline.

100 200

....

Pen Place

SLIDE 8

Metro and VRE Access

8

Site Analysis Site Analysis

Mall

Distance: 1,200• Time: 5 min. M etro Distance: 2,000' Time: 9min. Metro Distance: 2,S

OO'

Time: 11 min. VRE Distance: 3,000' Time: 13 min.

SLIDE 9

Bus

9

Site Analysis Site Analysis

~

1/2 mile w

SLIDE 10

Streetcar

10

Site Analysis Site Analysis

PenUigon City

SLIDE 11

1976 PDSP

11

Site Analysis Site Analysis

Army Navy Drive Parcel 2

affb:

200.000

COl11116icial: 100.000

msidential:

2,250

Parcel 4 western

electric co.

• ff.: 29Q.O(),~,\

corn: SO.OOOg.si

hotel: 300roon•

res.:

1,000du.

(

SLIDE 12

Metropolitan Park

12

Site Analysis Site Analysis

Parcel 1D Parcel 3

SLIDE 13

Unit Transfer

13

Site Analysis Site Analysis

PenPlace enPlace Parcel 1D Parcel 1D Metropolit Metropolitan Park an Park Parcel 3 Parcel 3

SLIDE 14

Pentagon City Metro Station Area

14

Site Analysis Site Analysis

11f'H ST. S.

12TH ST.

SLIDE 15

Residential Concentration

15

Site Analysis Site Analysis

• 8,655 EXISTING AND PLANNED

RESIDENTIAL UNITS IN PENTAGON CITY METRO STATION AREA

• ADDITIONAL 3,000+ ADJACENT

RESIDENTIAL UNITS IN PENTAGON CITY AREA

Office Retail Hotel Residential Mufti-Family Residential-Single Family Parking

• lnfrastructureJ

Services

Park Ground Floor Retail Site Boundary

I I I I I Pentagon City MSA

Crystal City Sector Plan ONE SECURE BUILDING SCHEME

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SLIDE 16

Use Mix

16

Site Analysis Site Analysis

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Pentagon City Metro Station Area• 14.6% 62.5% 10.2% 12.6%

with PenPlace 25.2%

56.9% 6.4% 11.5%

Crystal City Station Area 47% 34% 14% 4% Rosslyn Metro Station Area 53% 34% 9% 3% Ballston Metro Station Area 47% 42% 4% 7% Courthouse Metro Station Area 34%

60%

4% 3% Virginia Square Metro Station Area 36% 53% 7% 4% Clarendon Metro Station Area 26%

61%

0% 1 3% Source: A ED Database, Feb 2011 *Includes Pentagon Centre as approved and the PDSP parcels as approved and planned.

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PENTAGON CITY METRO STATION AREA ROSSLYN - BALLSON CORRIDOR METRO STATION AREA

SLIDE 17

Density and Use Mix

17

Site Analysis Site Analysis

25,000,000 20,000,000 ..,

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10,000,000 5,000,000

Density and Use Mix at Metro Station Areas

Crystal City

(Existing and PDSP or 4.1 Approved)

Rosslyn Ballston Pentagon

Court City house Virginia Clarendon Square

• Retail

~

Hotel

Iii Residential

• Office

SLIDE 18

Conclusions

18

Site Analysis Site Analysis

• High Residential Concentration
• Office would provide daytime population
• Makes local retail uses more viable
• Compliments (rather than overloads) transportation infrastructure
• Site farthest away from single family home neighborhoods, adjacent

to I-395 and surrounded by other high density uses

• One of only a few sites in Arlington that can support secure office

setback requirements

• Opportunity to complete 12th Street and create a vibrant place

SLIDE 19

Process To-Date

SLIDE 20

Initial Filing

20

Process T Process To-Date

• -Date

County Process

Step 1: Phased Development Site Plan Amendment (Overall Plan)

Feb 2010 Jan to Aug 2011 Nov 2011 Feb 2012 - Current

Step 2: 4.1 Final Site Plan Application for each Building (Building Design and Details) Step 3: Final Engineering Site Plan and Building Permits

SLIDE 21

Initial Application

21

Process T Process To-Date

• -Date

st.CURE. off\Ct 2

\otal 312,000 s.f.

12 f\oors

pR\V.C..iE off\Ct 2

\otal soG,400 s.f. 1s-22 f\oors

SLIDE 22

Long Range Planning Process

22

Process T Process To-Date

• -Date

County Process

Step 1: Phased Development Site Plan Amendment (Overall Plan)

Feb 2010 Jan to Aug 2011 Nov 2011 Feb 2012 - Current

Step 2: 4.1 Final Site Plan Application for each Building (Building Design and Details) Step 3: Final Engineering Site Plan and Building Permits

SLIDE 23

Guiding Principles

23

Process T Process To-Date

• -Date
• A. COMPATIBILITY
• 1. Development should create a sense of place both internal and external

to the site. It should contribute to the sense of place and community vitality envisioned for the entire Pentagon City neighborhood.

• 2. High quality urban design and architectural design should define the

site.

• 3. Mechanical penthouses (and associated lighting) should be screened

and designed in a manner that is consistent with the rest of the building in terms of materials and architecture. All outdoor lighting on the site should comply with Dark Sky standards.

• 4. Parking should be located underground.
• 5. Given the site's location adjacent to the Pentagon and its unique edge

conditions adjacent to an elevated highway, the site is an appropriate location to consider placing secure office facilities. Any secure office facility on the site should be designed to be compatible with the surrounding uses and projected future uses, and to minimize negative impacts on the pedestrian experience. Specifically, safe, publicly accessible pedestrian paths accommodating convenient north-south and east-west linkages should be provided. The location of secure facilities should ensure that open space and interior roads are not

• inhibited. Secure facilities shall not be located along 12th Street.
• 6. Building and site designs should support and promote a diverse range
• f transportation alternatives to car ownership and single occupancy

vehicle driving.

• 7. Development at the ground plane should be designed at a pedestrian

scale, creating visual interest and variety.

• 8. Proposals for this site should be compatible with adjacent approved

developments and the ongoing redevelopment of Crystal City.

• 9. Development should realize the vision for 12th Street as a fully

activated retail and transit-oriented corridor.

• B. MIXED-USE DEVELOPMENT
• 1. The uses on the site should reflect a more balanced distribution of

uses in the Pentagon City Metro Station area.

• 2. 12th Street should be activated with ground floor retail uses and

should include neighborhood-serving retail, restaurants, and services.

• C. DISTRIBUTION OF DENSITIES & HEIGHTS
• 1. The highest densities of the Pentagon City PDSP area should be planned

for Parcel 1 D given its close proximity to existing and future transit nodes, and given the site's distance from low-density residential areas.

• 2. Additional density should be considered for this site and could

be achieved through TDRs/density transfers and the provision of extraordinary community benefits.

• 3. Building heights should be varied to break up the skyline.
• 4. In general, building heights should not exceed the height of the tallest

building on top of the Metro station in the approved Pentagon Centre

• development. Additional building height exceeding the tallest building in

Pentagon Centre may be considered with the provision of extraordinary community benefits.

• 5. Building heights should be compatible with the surrounding development

fabric, including other new proposed buildings.

• 6. Design techniques such as tapering and step backs should be considered

as related to pedestrian environments and view corridors.

• 7. Buildings along 12th Street should incorporate step backs in order to

foster a pedestrian oriented environment.

• D. OPEN SPACE
• 1. Significant publicly accessible open space should be incorporated on

Parcel 1

• D. In addition, a public plaza along 12th Street that is activated

with retail and connected to transit nodes should be encouraged.

• 2. Open space should be well-designed, visible from the street, incorporate

universal design principles, and provide permanent public access through a public access easement.

• 3. The design of public spaces should include links to established pedestrian

connections created by surrounding development and access to existing and future transit nodes on and around the site.

• 4. Public spaces should be lighted in a manner that promotes safety, while

minimizing unwanted impacts on surrounding uses and complying with appropriate Dark Sky and energy efficiency standards.

• 5. Publicly accessible recreational space should be provided on Parcel 1

D

• r an adjacent site to help meet the recreational needs of employees,

residents and visitors.

SLIDE 24

Guiding Principles

24

Process T Process To-Date

• -Date
• E. CIRCULATION & PEDESTRIAN ROUTES
• 1. The superblock should be broken up with new streets. The new streets

should connect with and enhance the street grid in the Pentagon City area.

• 2. A north-south connection should be provided to connect Army Navy Drive

and 12th Street.

• 3. New internal streets should be designed as secondary streets allowing

services (parking garage entrances and loading) to be removed from the perimeter of the site. These secondary streets should be designed as narrower streets reflecting a more pedestrian nature. Parking and loading access should not be located along Fem Street, Army Navy Drive, Eads Street and 12th Street. These street frontages should, in general, be activated with building entrances and storefronts, with the exception of Army Navy Drive.

• 4. Projects should include aggressive transportation demand management

(TOM) plans tailored to achieve mode splits that will limit traffic impacts.

• 5. Parking ratios should be established to reflect the multi-modal nature of

the site.

• 6. All parking resources should be maximized through measures such as

shared parking, building on the parking synergies inherent in mixed-use developments.

• 7. 12th Street should be developed to support future planned transit on this

corridor as identified in the Master Transportation Plan and should be activated with retail uses to enhance pedestrian experience along the corridor.

• F. OTHER ELEMENTS OF GOOD URBAN DESIGN
• 1. The streetscape along 12th Street should be designed to complement

proposed County transit improvements for the Pentagon City-Crystal City area.

• 2. On-street parking should be provided to the extent possible to

accommodate s hort-term visitors and retail customers, providing a buffer between pedestrian and vehicular traffic which will enhance the pedestrian experience.

• 3. Building desigrns should include rooftop treatments that contribute to an

engaging skyline.

• 4. Building desigrns should include high-quality building materials and

exemplary architecture.

• G. SUSTAINABLE DESIGN
• 1. Projects should incorporate overall sustainability by achieving at least

LEED Gold certification for office buildings and at least LEED Silver certification for residential and hotel buildings, or equivalent.

• 2. Appropriately incorporate the recommendations and strategies
• utlined in the most current version of the Community Energy Plan or

in any future energy plans specific to Pentagon City to ensure energy efficient building design, operation, and site energy infrastructure.

• H. ACCESSIBILITY
• 1. Spaces, such as sidewalks, plazas, and parks, as well as buildings

should be designed to be usable by all people. The needs of all potential users, regardless of ability, should be considered at an early stage of design to better ensure that barriers to access are eliminated and equitable use of all facilities and spaces is promoted.

• 2. The practicability of incorporating universal design principles,

particularly in entrance and lobby areas, should be examined and encouraged where appropriate.

SLIDE 25

County Board Worksession

25

Process T Process To-Date

• -Date

County Process

Step 1: Phased Development Site Plan Amendment {Overall Plan)

Feb 2010 Jan to Aug 2011 Nov 2011 Feb 2012 - Current

Step 2: 4.1 Final Site Plan Application for each Building {Building Design and Details) Step 3: Final Engineering Site Plan and Building Permits

SLIDE 26

Staff Memo to LRPC/SPRC – Feb, 2012

26

Process T Process To-Date

• -Date
• unty Board Work

10n November l 2011 a joint County Board/Planning Commi ion Work Ses

.. ion was

held to update and inforn1 the County Board of the long-range review proce ; discu s the guiding principles: and obtain guidance on the four key i

1 1 ue de 1 cribed above. ln

ad

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rcprc cntativc frorn the urora Highland Civic A ociation, Arlington

Ridge Civic .. ociation, and the c ·

ry tal

ity itizen Revie""' uncil al o poke

regarding the tudy. Corrunent from conununity leader focu etl on revi ·ing the draft guiding principJe with additional pecificity incorporated into the document. Below

are que tior thac were po ed to the County Board and a ummary of lhe Board,s guidance:

• Density: hould additional den it be con idered for Parcel ID?
• Balance of U ·c. : Should office use be con idered for Parcel 1

D?

• BuiJding Height : Should additionaJ bui1ding height be considered for Parcel

lD'!

• Secure Faci1itic ·: [f
• ffice u ·es were allowed, ... houlu Parcel ID b con idcrcd
• a. a itc for a secure facility?

Tbe County Board agreed that additional density, office u. e, increased building height,

• and. ecure facilitie-- could be on idcrcd for this block. However, the County Board

also agreoo that additional upporting an3Jy j of these t pies, including a detailed

traffic analyi ·i:, with good urban de ign and pla1u1ing ju tification

..

hould he provided at the ti1ne of

County Board consideration of the PDSP an1cndr11cnt. In addition, any recomn1endations to the ounty B ard relating to the PD P h uld al. o have . pecific details including density limits. maximum hei<thL and p cific use .

SLIDE 27

Site Plan Review Process

27

Process T Process To-Date

• -Date

County Process

Step 1: Phased Development Site Plan Amendment {Overall Plan)

Feb 2010 Jan to Aug 2011 Nov 2011 Feb 2012 - Current

Step 2: 4.1 Final Site Plan Application for each Building (Building Design and Details) Step 3: Final Engineering Site Plan and Building Permits

SLIDE 28

SPRC Changes

28

Process T Process To-Date

• -Date

SLIDE 29

Project Overview

SLIDE 30

Summary

30

• Site:

12.2 Acres

• Plan:

One Hotel (300 Rooms) Four Office Buildings (up to 1.8M SF, up to two secure) 25,000 SF Retail Pedestrian Plaza on 12th Street Pedestrian Promenade extending north through the site

• FAR:

3.9

• Heights:

Vary by building, between 14 and 22 Floors

Project Overview Project Overview

SLIDE 31

Framework Plan

31

Project Overview Project Overview

TWO SECURE BUILDING SCHEME ONE SECURE BUILDING SCH EME

NO SECURE BUILDING SCHEME

SLIDE 32

Proposed Plan

32

Project Overview Project Overview

TWO SECURE BUILDING SCHEME ONE SECURE BUILDING SCH EME NO SECURE BUILDING SCHEM E

SLIDE 33

Building Heights

33

Site Analysis Site Analysis

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EXISTING A ND A PPROVED BUILDING HEIGHTS SHOWN IN NUMBER OF S IES ABOVE GRADE

ONE SECURE BUILDING SCHEME NO SECURE BUILDING SCHEME

SLIDE 34

Plan

34

Project Overview Project Overview

CURRENT PLAN - TWO SECURE BUILDINGS

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HIGH QUALITY ARCHITECTURE

SLIDE 35

Pedestrian Plaza

35

Project Overview Project Overview

CURBLESS PEDESTRIAN ONE URBAN PLA A ICE CAMPUS SUSTAINABLE LANDSCAPE DESIGN

SLIDE 36

12th Street

36

Project Overview Project Overview

CORNER OF 12TH ANDS. EADS STREET LOOKING WEST URBAN CONNECTED LIVELY

SLIDE 37

Plan Rendering

37

Project Overview Project Overview