Pentagon Centre (SP#297) Phase I Site Plan Amendments SPRC #3 CPHD April 23, 2015
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
Phase I Site Plan Amendments
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
2008 Approval Current Proposal
Phase I Site Plan Amendments
Building C
• Residential
uses
• Increase in
number of
stories
• Above grade
parking
Building D
• Exterior façade
changes
• Accommodates
relocation of
Costco tire
center
2008 Approval Current Proposal
Proposed Project Density
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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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Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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
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Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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
Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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
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Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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
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Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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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Pentagon Centre PDSP Design Guidelines -Building Guidelines
• 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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