a historical review of the pentagon city phased development site

11A Historical Review of the Pentagon City Phased DevelopmentSite Plan (PDSP) | 1976-2016

Long Range Planning Committee of the Planning Commission June 28, 2016

22Purpose of Presentation

1) Comprehensively review all County Board actions related to land use and density allocations for the Pentagon City Phased Development Site Plan (PDSP)

2) Respond to regular inquiries from Planning Commission, community, and others regarding status of PDSP, especially related to recent final site plan reviews

3) Establish a common core of knowledge pertaining to the PDSP evolution to date

332016-2017 CPHD and DES Work Program Items

1) Review of Pentagon City PDSP Land Use and Density Evolution and Status

2) 22202 Transportation Data Reporting (responding to Sept. 2015 County Board Directive)

3) Capital Improvement and Community Benefit Commitments from Phased Development Site Plans in Pentagon City

https://projects.arlingtonva.us/22202-data/

44Meeting Agenda

1) Background and Foundational Planning Context for the Pentagon City PDSP

2) Evolution of Pentagon City PDSP Land Use Allocations through County Board Actions: 1976-2016

3) Assessment of original and approved densities for Pentagon City PDSP

4) LRPC Discussion and Audience Q&A

55

1.Background and Foundational Planning Context

for the Pentagon City PDSP

5

661976 Pentagon City PDSP area (Circa 1960)

Pentagon City PDSP area

Not within future Pentagon City PDSP area

PENTAGON

15th

Street S.

RIVER

HOUSE

77Origins of the Pentagon City PDSP (or Master Development Plan)

116 acres of mostly undeveloped land

Size, location, and access

Surrounding areas starting to transform beginning 1960s, Metro arrives in July 1977

Owners sought to improve development climate for tract

Coordinated planning + development could offer County more benefits than unplanned growth

RIVER HOUSE

CRYSTAL CITY

National Airport

88The Pentagon City Policy Guidance Committee

Cafritz-Tompkins Group (CTG) approached County about creating a Master Development Plan (MDP)

MDP project consultant team of Dewberry, Nealson & Davis Engineers, Architects, Planners, and Surveyors (1972)

Process also involved representatives of neighborhood and civic groups, and County agencies

Starting in Sept. 1972, the Pentagon City Policy Guidance Committee created MDP in 3.5 years

“New-Town- in-Town” Concept

In February 1976, County Board approved MDP (or PDSP) and rezoning for the Pentagon City Tract

99

Owned by Western Electric Co.(outside of PDSP area)

Pentagon TractExisting Conditions1972

1010

Owned by Western Electric Co.(outside of PDSP area)

Pentagon TractExisting Zoning1972

1111

TOTAL: 9,894,027 S.F.

29%

6%53%

12%

1972 By Right Yield Potential – Use Mix

Residential Retail Office Hotel

12121974 General Land Use Plan Amendments(Feb. 9, 1974)

Extract from 1966 GLUP Map Extract from 1975 GLUP Map

Designation of Coordinated Development District (CDD) for future PDSP area (Note 4) Land Use designation “Undetermined” for the CDD Area Addition of “N” as ‘Appropriate Nursing Home Site’ Anticipated Expansion shown for Virginia Highlands Park

13131976 Pentagon City Master Development Plan(Original PDSP Approval; 2/19/1976 )

OFFICE COMMERCIAL HOTEL RESIDENTIALGFA GFA ROOMS UNITS

Parcel 1 760,000 650,000 1,700 2,150

Parcel 2 200,000 100,000 - 2,250

Parcel 3 290,000 50,000 300 1,000

Parcel 4 - - - -

Parcel 5 - - - 1,100 1

TOTAL 1,250,000 800,000 2,000 6,5002

1 The original approval included on Parcel 5: 600 elderly units, (300 of which

will be subsidized) and 200 low-rise family units, for a total of 800 units.

Parcel 5 also included a nursing home with up to 300 beds. To be consistent

with how Condition #2 treats the 300-bed nursing home in all pertinent

County Board actions on the PDSP from 1984 and beyond, these 300 beds

are reflected as 300 units in this table.

2 The 6,500 units reflects the inclusion of the 300-bed nursing home, as

explained in footnote 1.

Pentagon City PDSP Site also Rezoned to“C-O-2.5” on 2/19/1976

14141976 Pentagon City Master Development PlanUse Mix Comparison

29%

6%53%

12%

1972 By Right Yield Potential Use Mix


67%

8%

13%

15%

1976 Pentagon City PDSPUse Mix


Residential Office Hotel Retail

9.9 Million SF 10.7 Million SF

15151977 General Land Use Plan Amendments(June 4, 1977)

Extract from 1975 GLUP Map Extract from 1979 GLUP Map

Three-fourths “High-Medium” Residential and One-fourth “Medium” Office-Apartment-Hotel (Pentagon City Parcels 1, 2 and 3)

“Medium” Residential (Pentagon City Parcel 5)

Nursing Home designation moved from Parcel 2 to Parcel 5

16162015 Aerial ImagePentagon City Master Development Plan Area

1717Why a Phased Development Site Plan, instead of a Sector Plan?

1) In the Early 1970s, there was no precedence of a Sector Plan in Arlington County (not until Rosslyn Transit Station Area Plan in 1977)

2) Sector Planning in Rosslyn-Ballston Corridor began only after the General Land Use Plan designations for those areas established mid-1970s

3) Single Ownership of 116-Acre Site and Interest in Coordinated Development of Several Individual Parcels Under Unified Site Plan (but too big to develop all as a single final site plan)

1818Planning Goals and Objectives of the PDSP (p. 24 of MDP)

1) Development should be compatible with existing and projected future growth

2) A desirable mix of uses should be provided for a convenient live-work-shop relationship and for 24-hour vitality

3) Lowest densities should be to the south, adjacent to SF Neighborhoods, highest densities should be to north and east for ease of access to arterials and Metrorail

4) Community and recreation facilities should be located near existing residences

5) A major retail center should be provided with a wide variety of commercial uses

6) Building heights should be varied to break up the skyline

7) Pedestrian circulation should be easy, and a balanced circulation system should be provided

1919

2. Evolution of the Pentagon City PDSP through County Board

Actions from 1976 to Present Day

19

2020County-Board Approved Pentagon City PDSP Amendments that Affected Development Potential and/or Use

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect

1984PentagonCity Mall

1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace

2013Pentagon CityStreet Retail

2009Parcel 1D/3 Relationship

2121


1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace


1977:Southampton & Claridge HouseZ-2064-75-4

21

2222Proposed changes for 1977 PDSP Amendment

1

2

Permit 20 additional low rise family d.u.’s (deducted from 300 elderly market d.u’s)

1

Reallocate remaining 280 elderly market d.u’s from Parcel 5 to Parcel 3

2

NET CHANGE: none

23231977 Pentagon City PDSP Amendment (1/8/1977) Result


Parcel 1 760,000 650,000 1,700 2,150

Parcel 2 200,000 100,000 - 2,250

Parcel 3 290,000 50,000 300 1,280

Parcel 4 - - - -

Parcel 5 - - - 820

TOTAL 1,250,000 800,000 2,000 6,500 NET CHANGE FROM PRIOR n/a n/a n/a n/aNET CHANGE FROM 1976 n/a n/a n/a n/a

24241977 Final Site Plan Approval Parcel 5: Claridge House, Southampton Condos, and Nursing HomeZ-2064-75-4SP #105 (SP-1)(1/8/1977 Action)

300 Subsidized Housing Units for Elderly

300 Bed Nursing Home

220 Low-Rise Family Units

2525

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace



1982:Office Prospect/Lincoln Place (600 Army Navy Drive)

Z-2064-75-4

25

2626Proposed changes for 1982 PDSP Amendment

Reallocate 200,000 g.s.f. Office from Parcel 2 to Parcel 1

1 23

1

2

3

Reallocate 290,000 g.s.f. Office from Parcel 3 to Parcel 1

Reallocate 670 Dwelling Units from Parcel 1 to Parcel 3

NET CHANGE: none

27271982 Pentagon City PDSP Amendment(5/20/1982) Result


Parcel 1 1,250,000 650,000 1,700 1,480

Parcel 2 - 100,000 - 2,250

Parcel 3 - 50,000 300 1,950

Parcel 4 - - - -

Parcel 5 - - - 820

TOTAL 1,250,000 800,000 2,000 6,500 NET CHANGE FROM PRIOR - - - -NET CHANGE FROM 1976 - - - -

28281985 Final Site Plan Approval Parcel 1: Lincoln PlaceZ-2064-75-4SP #105 (SP-6)(7/13/1985 Action)

Two 12-Story Office Buildings

514,892 S.F.

2929

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace



1984:Pentagon City MallZ-2064-75-4

29

3030Proposed changes for 1984 PDSP Amendment | Pentagon City Mall NET CHANGE: + 219,300 g.s.f. Commercial

- 368 Hotel Rooms

Redefine parcel boundaries

1

2

3

1

2

3

Add new Commercial density by 219,300 g.s.f. on Parcels 1B&2B

Reallocate 50,000 g.s.f. Commercial density from Parcel 3 to Parcels 1B&2B

Reduce number of hotel rooms on Parcels 1B&2B from 600 to 450

4

5 Reduce number of hotel rooms on Parcels 1D from 1,100 to 882

4

5

3131July 1984 Pentagon City PDSP Amendment | Pentagon City Mall(7/11/1984 + 8/18/1984 ) Result


Parcel 1A-2APentagon Row - - - 2,176

Parcel 1B-2BPC Mall 172,000 1,019,300 450 -

Parcel 1CLincoln/Brookfld 1,078,000 - - -

Parcel 1DPenPlace - - 882 930

Parcel 2CThe Metropolitan - - - 624

Parcel 3Met Park - - 300 1,950

Parcel 4VH Park exp. - - - -Parcel 5Claridge, Southampton - - - 820

TOTAL 1,250,000 1,019,300 1,632 6,500 NET CHANGE FROM PRIOR - 219,300 (368) -NET CHANGE FROM 1976 - 219,300 (368) -

32321984 Final Site Plan Approval Parcel 1B & 2B: Pentagon City Fashion Centre MallZ-2064-75-4SP #105 (SP-5)(7/11/1984 Action)

Shopping Mall1,019,300 S.F.

Hotel450 units

Office Building172,000 S.F.

3333

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace



1997:Pentagon RowZ-2064-75-4

33

3434Proposed changes for 1997 PDSP Amendment | Pentagon Row

NET CHANGE: + 300,000 g.s.f. Commercial

- 1,014 residential units

Add 300,000 g.s.f. commercial on Parcel 1A&2A

1

2

1

2 Reduce number of residential units on Parcel 1A&2A from 2,176 to 830

3

3 Reallocate 332 residential units from Parcel 1A&2A to Parcel 3

35351997 Pentagon City PDSP Amendment | Pentagon Row(12/18/1997 Action)


Parcel 1A-2APentagon Row - 300,000 - 830

Parcel 1B-2BPC Mall 172,000 1,019,300 450 -




Parcel 3Met Park - - 300 2,282

Parcel 4VH Park exp. - - - -Parcel 5Claridge, Southampton - 2,5001 - 820

TOTAL 1,250,000 1,321,800 1,632 5,486NET CHANGE FROM PRIOR - 300,000 - (1,014)NET CHANGE FROM 1976 - 521,800 (368) (1,014)1 2,500 sf. Commercial for Parcel 5 (Claridge House) first referred to in 1984 CB Meeting Minutes and first documented in 1997 Pentagon City Planning Task Force Report

36361998 Final Site Plan Approval Parcel 1A & 2A: Pentagon RowZ-2064-75-4SP #105 (SP-8)(2/7/1998 Action)

Retail 300,000 S.F.

Residential830 Units

3737

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace


2009:Metropolitan Park Retail and Flexibility for Hotel/Residential on 1D or 3Z-2064-75-4

37


3838Proposed changes for 2009 PDSP Amendment | Metropolitan Park Retail NET CHANGE: + 100,000 g.s.f. Commercial

Add 100,000 g.s.f. commercial on Parcel 3

1

1

39392009 Pentagon City PDSP Amendment | Metropolitan Park Retail(2/21/2009) Result



Parcel 1B-2BPC Mall 172,000 1,019,300 450 -




Parcel 3Met Park - 100,000 300 2,282


TOTAL 1,250,000 1,421,800 1,632 5,486NET CHANGE FROM PRIOR - 100,000 -NET CHANGE FROM 1976 - 621,800 (368) (1,014)

4040Metropolitan Park Design GuidelinesParcel 3:

RetailFrontages(from 2004 Met ParkDesign Guidelines)

41412009 Pentagon City PDSP Amendment | Option for Hotel and Residential on Parcels 3 and 1D(7/14/2009 Action)



Parcel 1B-2BPC Mall 172,000 1,019,300 450 -


Parcel 1DPenPlace - - 882 930*


Parcel 3Met Park - 100,000 300* 2,282


TOTAL 1,250,000 1,421,800 1,632 5,486NET CHANGE FROM PRIOR - - - -NET CHANGE FROM 1976 - 621,800 (368) (1,014)

* County Board approves amendment where any of 930 residential units for 1D may be used on Parcel 1D or 3, and any of 300 hotel units allocated for Parcel 3 may be used on Parcel 1D or 3.

4242

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace



2013:PenPlaceZ-2064-75-4

42

4343Proposed changes for Sept. 2013 PDSP Amendment | PenPlace

NET CHANGE: + 1,809,000 g.s.f. Office+ 50,000 g.s.f. Commercial- 583 Hotel Rooms

Convert 583 unbuilt hotel rooms into 422,675 g.s.f. office on Parcel 1D

11

Reallocate 300 hotel rooms from Parcel 3 to Parcel 1D

2

23

Reallocate 930 residential units from Parcel 1D to Parcel 3

3

Add office and commercial1

totaling to 740,959 g.s.f. on Parcel 1D through TDRs and ROW conveyance

4

4

5

Add office and commercial1 totaling to 695,366 g.s.f. on Parcel 1D through additional/bonus density

5

NOTES:1 A maximum total of 50,000 commercial g.s.f. is permitted on Parcel 1D)

4444Proposed changes for Sept. 2013 PDSP Amendment | PenPlace

NET CHANGE: + 1,809,000 g.s.f. Office+ 50,000 g.s.f. Commercial- 583 Hotel Rooms

OFFICE(SF)

COMMERCIAL(SF)

HOTEL(ROOMS)

RESIDENTIAL(UNITS)

DENSITIES FROM ROWs or TDRs:

TDRs from North Tract (Long Bridge Park Facility) 660,959 50,000 - -

TDRs from Teardrop Parcel1 60,000 - - -

Conveyance of S. Eads Street ROW1 70,000 - - -

SUBTOTAL DENSITIES FROM ROWs and TDRs 690,9592 50,0002 - -

OFFICE and COMMERCIAL Density From TDRs and ROW Conveyance

NOTES:1 Rounded numbers of 60,000 and 70,000 of GFA were provided in the report as approximations for these values are used herein.2 Any amount of 50,000 SF Commercial could be realized as Office SF from TDRs/ROW Conveyance, but balance up to 50,000 SF Commercial would need to be realized as

bonus/additional density.

4545Sept. 2013 Pentagon City PDSP Amendment | PenPlace(9/16/2013) Result



Parcel 1B-2BPC Mall 172,000 1,019,300 450 -


Parcel 1DPenPlace 1,809,000 50,000 599 -


Parcel 3Met Park - 100,000 - 3,212


TOTAL 3,059,000 1,471,800 1,049 5,486NET CHANGE FROM PRIOR 1,809,000 50,000 (583) -NET CHANGE FROM 1976 1,809,000 671,800 (951) (1,014)

4646

1977Southampton &

ClaridgeHouse

1982 OfficeTenant

Prospect


1997Pentagon

Row

2009Metropolitan

Park Retail

2013PenPlace



2013:Pentagon City Mall Street-Facing RetailZ-2064-75-4

46

4747

NET CHANGE: + 60,900 g.s.f. Commercial- 84 Hotel Rooms

Convert 84 unbuilt hotel rooms into 60,900 g.s.f. commercial on Parcels 1B&2B

1

1

Proposed changes for Nov. 2013 PDSP Amendment | Fashion Center Mall

4848



Parcel 1B-2BPC Mall 172,000 1,080,200 366 -


Parcel 1DPenPlace 1,809,000 50,000 599 -


Parcel 3Met Park - 100,000 - 3,212


TOTAL 3,059,000 1,532,700 965 5,486NET CHANGE FROM PRIOR - 60,900 (84) -NET CHANGE FROM 1976 1,809,000 732,700 (1,035) (1,014)

Nov. 2013 Pentagon City PDSP Amendment | Fashion Centre Mall(11/16/2013) Result

49492013 Final Site Plan Approval Parcel 1B & 2B: Pentagon City Fashion Centre Mall AdditionZ-2064-75-4SP #105 (SP-5)(11/16/2013 Action)

Retail 51,000 S.F. (approx.)

5050Summary of Changes to Pentagon City PDSP Development Capacities and Uses, by County Board Action


1976 – Original Approval- - - -

1977 Amendment –Southampton and Claridge House (Parcel 5)

- - - -

1982 Amendment -Office Tenant Prospect

- - - -

1984 Amendments –Pentagon City Mall (Parcel 1B&2B)

-+ 219,300 (368) -

1997 Amendment -Pentagon Row (Parcel 1A&2A)

- + 300,000 - (1,014)

2009 AmendmentMetropolitan Park Retail (Parcel 3)

- + 100,000 - -

2013 Amendment –PenPlace (Parcel 1D)

+ 1,809,000 + 50,000 (583)

2013 Amendment –Pentagon City Mall (Parcel 1B&2B)

- + 60,900 (84) -

TOTAL + 1,809,000 + 732,700 (1,035) (1,014)

Net Change Across Pentagon City PDSP | 1976-2016

NOTES:Total Commercial GFA includes 2,500 g.s.f. commercial that was approved for Parcel 5 sometime between 1984-1997.

5151Pentagon City Master Development Plan (as of 2016)Development Yield Comparison (estimated SF)

Residential

Office

Hotel

Retail

0

2,000,000

4,000,000

6,000,000

8,000,000

10,000,000

12,000,000

1972 By Right Yield 1976 Pentagon CityPDSP

2016 Pentagon City PDSP(as amended)

29%

67% 53%6%

8%15%

53%

13%31%12%

15%

7%9.9 MM SF

10.7 MM SF11.3 MM SF

5252

0

2,000,000

4,000,000

6,000,000

8,000,000

10,000,000

12,000,000

Pentagon City Master Development Plan (as of 2016)Excluding TBD Additional/Bonus Density re Parcel 1DDevelopment Yield Comparison (estimated SF)

Residential

Office

Hotel

Retail


2016 Pentagon City PDSP(as amended, excludingadditional/bonus GFA)

29%

67%

57%

6%

8%

15%

53%

13% 24%12%

15%7%9.9 MM SF

10.7 MM SF 10.6 MM SF

5353

0

2,000,000

4,000,000

6,000,000

8,000,000

10,000,000

12,000,000

Pentagon City Master Development Plan (as of 2016)Base Density Only on Parcel 1D (excluding TDRs and bonus/additional density)Development Yield Comparison (estimated SF)

Residential

Office

Hotel

Retail


2016 Pentagon City PDSP(BASE Density only)

29%

67% 61%

6%

8%15%

53%

13% 17%12%

15%7%9.9 MM SF

10.7 MM SF9.9 MM SF

7%

5454

3. Densities associated with the Original Approval of the Pentagon

City PDSP (in 1976) and as Amended through November 2013

54

5555DENSITY: Key Considerations

Per the original PDSP approval, the phased development site plan was approved with “C-O-2.5” Zoning;

The “C-O-2.5” Zoning District permits densities based on FAR for commercial uses, units per acre for residential uses, and rooms per acre for hotel uses;

The standard site plan permitted densities for “C-O-2.5” are: 2.5 FAR Commercial 115 units/acre Residential, and 180 rooms/acre Hotel

While conversion factors can be applied to estimate the “blended” FAR across all uses, this is not actually how the Zoning Ordinance regulates density for this district

For purposes of this research, estimated densities are presented two ways: 1) applying conversion factors for a blended FAR, and 2) parsing out the units/acre and room/acre densities for residential and hotel, respectively, from the remaining FAR for commercial uses

5656CONVERSION FACTORS ESSENTIALS

To estimate densities using a single FAR value across all land uses in the “C-O-2.5” District, a conversion factor is needed to translate the number of hotel rooms and residential units into estimated residential and/or GFA of a project.

In 2013, the Planning Division (CPHD), Urban Design and Research Section produced a Supplemental Factsheet for the PROFILE 2013, addressing updated residential and hotel conversion factors.

Using site plan summaries and various county data sources, the county generated update conversion factors for residential and hotel uses.

Per this factsheet, the residential conversion factor is 1,100 SF per unit, and hotel factor is 725 SF per room.


SITE AREA 2 DENSITIESAcres FAR

Parcel 1 44.4 2.59

Parcel 2 27.0 2.36

Parcel 3 16.0 2.38

Parcel 4 12.0 0 (Park)

Parcel 5 17.0 1.63

TOTAL 116.5 2.10

ESTIMATED DENSITIES:

NOTES:

1 - Hotel rooms converted into GFA using a conversion factor of 725 gross square feet per hotel room, and Residential units converted into GFA using a conversion factor of 1,100 gross square feet per residential unit.

2 - Site areas sourced from 1976 Pentagon City Master Development Plan.

Conversion Factor Method1

2.59

2.36

2.38

0

1.63

Y.YY Estimated FAR (floor area ratio)


ESTIMATED DENSITIES:Units/acre and Rooms/acre Method

SITE AREA1OFFICE &

COMMERCIALHOTEL RESIDENTIAL

Acres FAR Rooms/Acre Units/Acre

Parcel 1 44.4 1.99 180 115

Parcel 2 27.0 0.93 0.0 115

Parcel 3 16.0 1.38 180 115

Parcel 4 12.0 0.0 0.0 0.0

Parcel 5 17.0 0.0 0.0 65.0

TOTAL 116.5 0.96 180 115

NOTES:

1 - Site areas sourced from 1976 Pentagon City Master Development Plan.

5959Pentagon City PDSP Amendment(As amended through 11/16/2013 )

SITE AREA 3DENSITIES (all of 1D)

DENSITIES (w/o 1D

additional and bonus)

DENSITIES (only base density on

1D)Acres FAR

Parcel 1A&2A 16.1 1.73 1.73 1.73

Parcel 1B&2B 24.8 1.40 1.40 1.40

Parcel 1C 9.6 2.58 2.58 2.58

Parcel 1D2 11.8 4.58 3.33 1.89

Parcel 2C 4.6 3.41 3.41 3.41Parcel 3 16.0 5.21 5.21 5.21Parcel 4 12.0 0 (Park) 0 (Park) 0 (Park)Parcel 5 17.0 1.22 1.22 1.22

TOTAL 116.5 5 2.23 2.10 1.96

NOTES:

1 - Hotel rooms converted into GFA using a conversion factor of 725 gross square feet per hotel room and Residential units converted into GFA using a conversion factor of 1,100 gross square feet per residential unit.

2 -Hotel rooms for Parcel 1D converted into GFA using aforementioned conversion factor for Marriott site only, actual hotel GFA used for PenPlace development, as provided in final site plan report.

3 -Individual parcel and total site areas reflect those listed in original Pentagon City MDP (1976), except for Parcels 1A&2A, 1B&2B, 1C, 1D, and 2C, whose listed site areas reflect those noted in associated final site plan approvals or as listed in Development in the Metro Corridors 2005.4 – Based on Note 3, at 112 acres, individual parcel areas collectively do not match total site area included as part of the Pentagon City MDP in 1976.

ESTIMATED DENSITIES: Conversion Factor Method1

2.58

1.73

5.21

0

1.22

Y.YY Estimated FAR (floor area ratio), all density

1.40

4.58

3.41

6060Pentagon City PDSP Amendment(As amended through 11/16/2013 )

SITE AREA1

OFFICE & COMMERCIAL

HOTEL RESIDENTIAL

Acres FAR Rooms/Acre Units/Acre

Parcel 1A&2A

16.1

Parcel 1B&2B

24.8

Parcel 1C 9.6

Parcel 1D 1.8

Parcel 2C 4.6Parcel 3 16.0Parcel 4 12.0Parcel 5 17.0

TOTAL116.5 2

1.66 180 115

TOTAL(w/o 1D additional and bonus)

116.5 2 1.43 180 115

TOTAL

TOTAL(only base density on 1D)

116.5 2 1.16 180 115

ESTIMATED DENSITIES: Units/acre and Rooms/acre Method

NOTES:

1 -Individual parcel and total site areas reflect those listed in original Pentagon City MDP (1976), except for Parcels 1A&2A, 1B&2B, 1C, 1D, and 2C, whose listed site areas reflect those noted in associated final site plan approvals or as listed in Development in the Metro Corridors 2005.2 – Based on Note 3, at 112 acres, individual parcel areas collectively do not match total site area included as part of the Pentagon City MDP in 1976.

6161Pentagon City PDSP – Existing and Remaining Build Out (As amended through 11/16/2013 )

PDSP Approved Density Not Yet Built, by Parcel

REMAINING UNBUILT DENSITY

Parcel 1A-2APentagon Row

• 3,000 SF Commercial

Parcel 1B-2BPC Mall

• 9,935 SF Commercial

Parcel 1CLincoln/Brookfield • 33,128 SF Office

Parcel 1DPenPlace • 1,809,000 SF Office

• 50,000 SF Commercial• 300 Hotel Rooms

Parcel 2CThe Metropolitan

• 0

Parcel 3Met Park

• 1,403 Res. Units (or 826 incl. MP 6)• 23,818 SF Comm. (or 14,153 incl. MP 6)

Parcel 4VH Park exp.

• 0

Parcel 5Claridge, Southampton

• 58 Residential Units

TOTAL Approved, Not Yet Built

• 1,461 Residential Units• 1,842,128 Office• 86,753 SF Commercial• 300 Hotel Rooms

6262Pentagon City PDSP | Percentage Build Out by Land UseAt present

OFFICE COMMERCIAL HOTEL RESIDENTIALGFA GFA1 ROOMS UNITS1

TOTAL PDSPAPPROVED

3,059,000 1,532,700 965 5,486

TOTAL BUILT(as of 2016)

1,216,872 1,445,947 665 4,025

APPROVED, NOT YET BUILT

1,842,128 86,753 300 1,461

PERCENTAGE BUILT39% 94% 69% 73%

PERCENTAGE UNBUILT61% 6% 31% 27%

NOTES:1 – Includes development on Parcel 3 (Metropolitan Park) up through and including Phases 1, 2, 3, and 4/5. Does not included Phases 6, 7 and 8.

63631976 Pentagon City PDSP area (Circa 2011)

Pentagon City PDSP area

Not within future Pentagon City PDSP area

6464PDSP Summary Highlights

The 1976 PDSP increased the area’s development potential by approx. 800,000 SF, and brought greater County control and community benefits via site plan process

The 1976 PDSP reduced office potential by 4 million SF (53% to 13% share)

With one exception, increases in certain types of land use yield were combined with decreases in allocations for other uses

The 1976 PDSP (2.1 FAR) and 2016 status (2.2 FAR) (w/ amendments) are both within the maximum limits of “C-O 2.5” Zoning

Reallocation of densities through County Board PDSP Amendments have further concentrated greatest densities north and east, and reduced densities south and west closest to the single family neighborhoods – consistent with PDSP goals

But for PenPlace and Phases 6-8 of Metropolitan Park, the Pentagon City PDSP is almost fully built-out

6565

4) LRPC Discussion and Audience Q&A

65

6666Discussion Framing Questions

What aspects of the presentation are still unclear or could benefit from more information/explanation?

What have we learned from this? What else do we need to know?

Next Steps? With this context, how can this understanding inform the review of remaining final site plans?

6767

Thank You

Staff Contact:

Anthony Fusarelli, Jr., AICPCrystal City/Pentagon City Planning Coordinator

DEPARTMENT OF COMMUNITYPLANNING, HOUSING & DEVELOPMENTPlanning Division2100 Clarendon Blvd., Suite 700Arlington, VA 22201703.228.3525; 703.228.3548 (direct); www.arlingtonva.us [email protected]

http://www.arlingtonva.us/

mailto:[email protected]

a historical review of the pentagon city phased development site

Documents