May 12, 2016
METROPOLITAN PARK DESIGN GUIDELINES Presen esentat tation n Overvie view • Backgr ground ound • Purpose ose Key Elemen ements ts • Recommendati ommendations ons • • Clarif arificati ication on / Specif ific ic Guida dance nce • Phase se 6 Cont ntext 2 May 12, 2016
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 otal number r of units ts does not ot 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 oped. 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) 3 May 12, 2016
DESIGN GUIDELINES: KEY ELEMENTS 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) 4 May 12, 2016
DESIGN GUIDELINES: PHASING “ Unit count within individual phases RESIDEN ENTIA IAL L UNIT ITS RESIDEN ENTIA IAL L UNIT ITS PHASE SE VARIA IANCE CE may fluctuate as long as the PERMIT ITTED ED APPROVED ED BY FSP approved allocation for the project is 1 400 399 -1 not exceeded and massing and height guidelines are met. ” (p. 18) 2 285 300 +15 35 units leftover from Phase 4/5 • 3 425 411 -14 • Proposal includes reallocation of 4 348 699 -35 13 units from Phases 7 and 8 5 386 6 520 568 propos osed 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 5 May 12, 2016
DESIGN GUIDELINES: PHASING Phase 6 Recommendations: • Portion of “central green” park (approximately 0.56 acre) Existing • Courtyard open space amenity (approximately 5,000 square feet) East Elm Street completion between • 13 th and 14 th Streets • Tertiary street serving residential lobby entrances Tertiary Street: to “ provide internal access…All tertiary streets shall be private Proposed 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. ” 6 May 12, 2016
DESIGN GUIDELINES: BUILDING HEIGHT Existing Proposed 7 May 12, 2016
DESIGN GUIDELINES: BUILDING TAPER • “…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 8 May 12, 2016
DESIGN GUIDELINES: BUILDING DESIGN • “Individual building ldings s shall ll follo low mass ssing ing and d stylist istic ic strat ategie ies s of traditi aditional onal class assical ical building ldings, s, such h as the div ivision ision into o base se, , shaft, , and crown .” (p. 29) • “Building mater eria ial l and colo lor may va vary from om 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 om the shaft. t. First st floor oor 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 Existing 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 9 May 12, 2016
DESIGN GUIDELINES: BUILDING DESIGN 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.” Existing • “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 10 May 12, 2016
DESIGN GUIDELINES: RETAIL Proposed Existing Arlington County Retail Plan Gree een: Streets where any retail uses or retail equivalents are optional. 11 May 12, 2016
DESIGN GUIDELINES: RETAIL “Approximately 100,000 square feet of ground • RET ETAIL APP PPROVED BY PHASE SE RET ETAIL PE PERM RMITTED (s. s.f.) floor retail space shall be located along…South FINAL SITE PLAN PLAN (s.f.) Fern Street and 12 th Street frontage.” (p. 31) 11,300 1 • “Storefronts shall be readily identifiable, and differentiation among tenants through individual 8,119 2 signage and storefront design shall be 16,350 3 encouraged.” 4 • “The street façade shall be composed as a 100,000 41,167 simple plane with limited jogs and inclination 5 interrupted only by streets, pedestrian 10 10,178 pr prop oposed 6 arcades…and lobby access for designated residential buildings.” N/A 7 • “The maximum floor to floor story height limit for N/A 8 the ground floor shall be 24 feet.” TOTAL 100,0 10 0,000 87 87,114 • “The ground floor façade shall have between 60 RETAIL IL REMAIN ININ ING AFTER ER PHASE E 6 12,8 ,886 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…” 12 May 12, 2016
DESIGN GUIDELINES: CIRCULATION 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 13 May 12, 2016
DESIGN GUIDELINES: CIRCULATION Existing Proposed P S R R R S S 14 May 12, 2016
DESIGN GUIDELINES: CIRCULATION Existing Proposed Propos oposed ed Inter ernal al Cross osswalk lk Locatio ions s (p. 38) 15 May 12, 2016
DESIGN GUIDELINES: PROPOSED STREETS B A C A B C 16 May 12, 2016
DESIGN GUIDELINES: OPEN SPACE Existing Proposed 17 May 12, 2016
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