PenPlaceAurora Highlands Civic Association

January 31, 2013

Presentation Outline

2

• Site Analysis

• Process To-Date

• Project Overview

Site Analysis

Location

4

Site Analysis

Existing Condition

5

Site Analysis

Existing Condition

6

Site Analysis

Area

7

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 curb line.

100 200 ....

Pen Place

Metro and VRE Access

8

Site Analysis

Mall Distance: 1,200• Time: 5 min.

M et ro Distance: 2,000' Time: 9min.

Metro

Distance: 2,SOO' Time: 11 min.

VRE

Distance: 3,000' Time: 13 min.

Bus

9

Site Analysis

~ 1/2 mile w

Streetcar

10

Site Analysis

PenUigon City

1976 PDSP

11

Site Analysis

Army Navy Drive

Parcel 2

affb: 200.000 COl11116icial: 100.000 msidential: 2,250

Parcel 4

western electric co. off.: 29Q.OO(),~,\\

corn: SO.OOOg.si hotel: 300roon• res.: 1,000du.

(

Metropolitan Park

12

Site Analysis

Parcel 1D

Parcel 3

Unit Transfer

13

Site Analysis

PenPlaceParcel 1D

Metropolitan ParkParcel 3

Pentagon City Metro Station Area

14

Site Analysis

11f'H ST. S.

12TH ST.

Residential Concentration

15

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

.,·· 1!# : . ~

/11 : .. : .;- ~ • ~ii.;-• ,;! I: ~ = " .E ~ 1• I fl, .. . ~ ~~ '{ . .. . , .... .. : :

.... ., : • • • • • • • • • •

.. u ,.. 0 ..,

• : . ..~.a'ill~1! ... ~··r··.-,.... - -~ lnl• • atJlli•.!!i- l7tb St~et.S _:. , ........ ,. ..-,--;;- . • 'I

Use Mix

16

Site Analysis

~ ~e~id!i!nt i s;! I 1::iQ_tfil ~ 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% 13%

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

ROSSLYN

COURT HOUSE

CLARENDON

i to I ::i I -"°'""" ~ I -··- N••~ ~ ' • L .. -·-·-··-"~ t ~

: ~· '"-._ \i ~ -.... _.J., EfJ IA \81'1 ST S

VIRGINIA SQUARE

BALLSTON

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

Density and Use Mix

17

Site Analysis

25,000,000

20,000,000 .., Q) Q) u. Q) ~ 15,000,000 ta :::J C'

CJ)

10,000,000

5,000,000

0

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

Conclusions

18

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

Process To-Date

Initial Filing

20

Process To-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

Initial Application

21

Process To-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

Long Range Planning Process

22

Process To-Date

County Process

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

Feb 2010 Jan to Aug 2011 Nov 2011 Feb 2012 - Cu rrent

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

Step 3: Final Engineering Site Plan and Building Permits

Guiding Principles

23

Process To-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 of 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 fu lly 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 bu ilding 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 or an adjacent site to help meet the recreational needs of employees, residents and visitors.

Guiding Principles

24

Process To-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 Pen tagon 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 a long 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 ta ilored 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, build ing 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 arch itecture.

G. SUSTAINABLE DESIGN

1. Projects should incorporate overall sustainability by achieving at least LEED Gold certifi cation for office buildings and at least LEED Silver certification for residential and hotel buildings, or equivalent.

2. Appropriately incorporate the recommendations and strategies outlined in the most current version of the Community Energy Plan or in any future energy plans specific to Pentagon City to ensure energy efficient build ing 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 o f 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.

County Board Worksession

25

Process To-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 Bui lding {Build ing Design and Detai ls)

Step 3: Final Engineering Site Plan and Building Permits

Staff Memo to LRPC/SPRC – Feb, 2012

26

Process To-Date

ounty 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 addition~ rcprc cntativc frorn the urora Highland Civic A ociation, Arlington Ridge C ivic .. 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 office 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 add itional 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 .

Site Plan Review Process

27

Process To-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

SPRC Changes

28

Process To-Date

•

Project Overview

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 RetailPedestrian Plaza on 12th StreetPedestrian Promenade extending north through the site

• FAR: 3.9

• Heights: Vary by building, between 14 and 22 Floors

Project Overview

Framework Plan

31

Project OverviewTWO SECURE BUILDING SCHEME ONE SECURE BUILDING SCH EME NO SECURE BUILDING SCHEME

Proposed Plan

32

Project OverviewTWO SECURE BUILDING SCHEME ONE SECURE BUILDING SCH EME NO SECURE BUILDING SCHEM E

Building Heights

33

Site Analysis

12

12

12 ,. ~ .A 12thsts b&IS ~ t 20 PENTAGON 14 CITY STATION

... Cl)

Cll

~ IO l: Cl)

CEN.TRE

Crystal C ity Sect o r Pla n - - - - A rea Plan ned for 20 0 '

/ - ~Maximum Build ing Height

I ' -t""--'"'---•- I ~ 200' ' I

\ \ \

PLANNED 13 \ \ \ \

STATION \ p_________ ~· ' \ \ 12th St S I \ 19 I

200• I • ~ \\ PLANNED ! .... ..

~ \ I 22 .... \ 18 21 1

. ' I METROPOLITAN tn

22 ~\ 18 : PARK ~ 10 I ~

~........ It) CRYSTAL CITY I -;,

22 .. \ s ECTOR PLAN: -~ \ I 8 \ 16 200• I g

Cll

\ PLANNED I ;

\ I ~ ' r ,

1Sth§.t3 ------ I ~~~ I

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

ONE SECURE BUILDING SCHEME

NO SECURE BUILDING SCHEME

Plan

34

Project Overview

CURRENT PLAN - TWO SECURE BUILDINGS

-c=-r~~=~-===: -= 1==0.,..--,. _

--___ .... --

HIGH QUALITY ARCHITECTURE

Pedestrian Plaza

35

Project Overview

CURBLESS PEDESTRIAN ONE URBAN PLA A 0 ICE CAMPUS SUSTAINABLE LANDSCAPE DESIGN

12th Street

36

Project Overview

CORNER OF 12TH ANDS. EADS STREET LOOKING WEST

URBAN CONNECTED LIVELY

Plan Rendering

37

Project Overview