pentagon centre (sp#297) phase i site plan...

Pentagon Centre (SP#297)

Phase I Site Plan Amendments

SPRC #3

CPHD

April 23, 2015

Meeting Agenda

•Overview of approved Phase I Site Plan

•Review of relevant design guidelines

•Presentation of current proposal

•Committee discussion on requested site plan changes

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General Land Use Plan/Zoning

3GLUP: Medium O-A-H Zoning: C-O-2.5

Phase I Site Plan – 2008 Approval

2008 Approval

• Approved concurrently with PDSP

• Included new office uses with ground floor retail above the Metro (Building A) and at 15th 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)

Phase I Site Plan – Comparison

2008 Approval Current Proposal


Building A

• Residential Uses

• One additional level of

above grade parking

• Increase in number of

stories

Building B

• Upgrade of S. Hayes

Street façade to

coincide w/ planned

interior renovations



Building C

• Residential

uses

• Increase in

number of

stories

• Above grade

parking

Building D

• Exterior façade

changes

• Accommodates

relocation of

Costco tire

center


Proposed Project Density

8

Sq. Ft. Acres FAR Units per Acre Units

PDSP Site Area 731,873 16.8

Phase I Site Area 383,534 8.8

Residential 239,000 5.5

Retail 144,534 3.3

GLUP 2.5 115

Proposal

New Retail 36,036 0.25

Existing Retail 325,300 2.25

Total – Retail Uses 361,336 2.5

Base Residential Density 5.5 115 632

LEED Silver Bonus 59,750 0.25 11.3 62

Total – Residential Uses 760,844 126.3 693

Relevant Planning Guidance

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• 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

Pentagon Centre PDSP Design Guidelines -Concept Plan

• Mix of Uses• Development should not preclude

continued use of existing retail

• Uses should be compatible with adjacent development

• Allow for a variety of retailers

• Provide open space areas to allow for civic and community space

• Densities and Heights• Concentrate height and density at

northwest corner of the site with lowest density and height mid-block along 15th Street South

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Pentagon Centre PDSP Design Guidelines -Building Guidelines

• Massing, Scale and Form• Follow guidance in Concept Plan

regarding appropriate locations for density and height

• Respect low-rise residential community across 15th Street South.

• Incorporate clearly defined base, middle, and top

• Use upper story elements to visually engage pedestrians

• Use step backs in large buildings , particularly along 15th Street South, to create a pedestrian frontage

• Site buildings to accommodate pedestrians and provide clear orientation to public streets, plazas, and adjacent buildings

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• Architectural Elements• Design a landmark building at the

Metro Station

• Address all sides of the building

• Utilize architectural treatments to communicate differences in uses of different floors

• Define clear building entrances

• Locate loading and delivery areas to minimize programmatic and visual impact

• Integrate environmental sustainability and energy efficiency throughout all aspects of building design

12


• Materials• Utilize exterior building materials

appropriate for the architectural style, use, and theme of the building

• Vary materials to provide visual interest

• Use materials that relate to surrounding development with regard to scale, color, rhythm, and proportion

• Change materials at interior corners or at the horizontal plane

• Use materials creatively to integrate existing development with new construction

• Use color accents that are complementary and color palates that are compatible 13


• Design of Building Tops• Utilize roofing/penthouse

equipment to add character and style to the building where appropriate

• Incorporate green roofs to limit heat island effect

• Organize and screen rooftop equipment that may be viewed by residents, where possible

14


• Characteristics of Ground Floor Retail• Locate buildings adjacent to the

sidewalk along retail facades

• Design storefronts to promote a sense of entry

• Use windows to create an open and inviting atmosphere

15


• Treatment of Above Grade Parking Garages• Maintain active street uses in front

of above grade parking structures

• Buffer above grade parking structures with retail or other active uses

• Provide a unique design for the facades of above grade parking structure within Building A to blend in with the architecture

• Screen the exterior of the Building D parking garage through the introduction of green screen walls

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• Signs• Encourage unique project

identification signage to reinforce character and branding of Pentagon Centre

• Use on-site directional signage to help orient pedestrians to and throughout the site

• Design retail tenant signs to distinguish it from other building uses

• Provide wayfinding signs that are helpful to visitors and not distracting or impeding on pedestrian or vehicular traffic

• Locate rooftop signs such that they do not face residential neighborhoods, particularly the community across 15th Street South

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Applicant’s PresentationProposed Pentagon Centre Phase I Site Plan Amendments

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