ARLINGTON COUNTY, VIRGINIA

Transcription

1 ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of December 16, 2017 DATE: December 7, 2017 SUBJECT: SP#105-8 SITE PLAN AMENDMENT to remove a retail kiosk and add outdoor café seating in ; located at 1201 S. Joyce St. (RPC# ). Applicant: Street Retail, Inc East Jefferson Street Rockville, MD By: Matthew Allman, Attorney / Agent Walsh, Colucci, Lubeley, & Walsh 2200 Clarendon Boulevard, Suite 1300 Arlington, Virginia C.M. RECOMMENDATION: Adopt the attached ordinance amending SP# to approve removal of a retail kiosk and add outdoor café seating in, subject to all previously approved conditions and new Conditions #71 and #72. ISSUES: This is a new site plan amendment request and no issues have been identified as of the date of this report. SUMMARY: Street Retail, Inc. requests a site plan amendment to remove a retail kiosk in. The kiosk was one (1) of two (2) approved as part of a larger site plan amendment in February 2012, in which updates were made to the entire urban plaza. However, the kiosk has not had the desired viability and has remained vacant for a number of years. The applicant requests removal of the kiosk in order to convert the space into outdoor café seating. A new retail tenant, Basic Burger, is moving into the plaza and will utilize the proposed outdoor County Manager: ##### County Attorney: ***** Staff: Mary (Molly) O Connell, DCPHD, Planning Division 2.

2 café seating. Additionally, with the removal of the retail kiosk there would be unused commercial/retail GFA eligible for future use. There are no anticipated undue adverse impacts as a result of the request, and the proposed use is in accordance with the goals of the site plan. BACKGROUND: The plaza at Pentagon Row, which includes an ice rink, was approved in February 1998 as a part of a site plan amendment to allow a mixed use residential and commercial development, including 830 residential units and 300,000 square feet of commercial/retail space. The urban plaza is privately owned but publicly accessible, and is an essential amenity for the area. The ice rink is a seasonal use which operates from October through March. In February 2012, the County Board approved a site plan amendment to modify the landscape plan for the plaza, which included expansion of the ice rink, extensive landscaping modifications, and the addition of two (2) freestanding retail structures. At the time, 4,481 square feet of the total 300,000 square feet of commercial/retail GFA had not been constructed and was available to the applicant. The final retail kiosks proposed were approximately 800 square feet in size for a maximum of 1,600 square feet total. The following provides additional information about the site and location: Site: The entire site (#SP 105) covers approximately 586,004 square feet and includes Pentagon Row (apartments, plaza, commercial uses) and the Pentagon City Mall. SP#105-8 refers specifically to the western portion of the site, Pentagon Row. The site has frontage on Army Nave Drive, South 15 th Street, and South Joyce Street and is currently developed with a mixed-use development center with residential units, ground and second-level retail, below-grade parking, and surface parking. To the west: South Joyce Street and the River House Apartment complex. To the east: Pentagon City Mall and South Hayes Street. To the north: Army-Navy Drive. To the south: 15 th Street South and Virginia Highlands Park. Zoning: The site is zoned C-O-2.5 Mixed-Use District in the Arlington County Zoning Ordinance (ACZO). Land Use: Three quarters (3/4) of the property is designated High-Medium Residential and one quarter (1/4) is designated Medium Office-Apartment-Hotel in the General Land Use Plan (GLUP). Neighborhood: The site is located in the Aurora Highlands Civic Association and directly adjacent to the Arlington Ridge Civic Association. SP# SITE PLAN AMENDMENT - 2 -

3 Figure 1. Aerial View 1201 S Joyce St N Source: Google Maps SP# SITE PLAN AMENDMENT -3-

4 Figure 2. Street View: Kiosk to be Removed Source: CPHD DISCUSSION: Two (2) retail kiosk structures were approved in 2012, one at the northeast corner of the plaza and the other at the northwest corner. The buildings were designed for yearround use and the intent was, along with the other landscape renovations, to improve the vibrancy of the area. The applicant had successfully incorporated similar freestanding retail kiosks in other developments and wanted to apply those principles to the. However, the subject retail kiosk has not had the success the applicant had hoped. The kiosk was tenanted by a yogurt shop for approximately one year, but has been vacant since late A combination of issues can be attributed to this. First unlike its counterpart the subject kiosk is not easily visible from South Joyce Street, which means drawing foot traffic beyond normal plaza users is difficult. Second, the retail spaces immediately adjacent to the kiosk have been vacant for quite some time (Figure 3); space A, where the new tenant will be located, has been vacant for more than 5 years. The empty kiosk has reduced activity in this corner of the plaza and impacted visibility of retail spaces A and B, which has most likely contributed to the current vacancy of all three spaces. SP# SITE PLAN AMENDMENT - 4 -

5 Figure 3: Map B A Kiosk to be removed Kiosk to remain Source: Pentagonrow.com Removal of the subject kiosk will increase visibility for retail spaces A and B and eliminate an empty structure from the plaza. The removal also creates an opportunity to reactivate the corner of the plaza by using the kiosk-free space as outdoor café seating to serve a new retail tenant in space A. Increased activity will help decrease vacancy, and will positively assist future tenants in either retail space. SP# SITE PLAN AMENDMENT - 5 -

6 Figure 4 Location of Basic Burger Current Kiosk / Proposed Outdoor Seating Pedestrian Walkway Source: CPHD Basic Burger, the intended tenant for space A, will utilize the proposed outdoor café seating. The outdoor café seating will be located in a similar footprint to the existing structure approximately 864 square feet in size and will maintain the roughly 15-foot linear pedestrian walkway between the main restaurant and the outdoor café seating (Figure 4). The seating area will also align with existing seating areas (Figure 5). SP# SITE PLAN AMENDMENT - 6 -

7 Figure 5: Outdoor seating in plaza Source: Provided by applicant. The original site plan included a condition for outdoor café seating (Condition #68) which specified that all outdoor cafes on the premise be approved by the Zoning Administrator. The condition was put in place before the current ACZO standards for outdoor café seating were adopted and was intended to ensure that pedestrian flow was not impeded and access along public easements was maintained. As stated previously, the urban plaza is entirely on private property. With the removal of the retail kiosk and the addition of outdoor café seating in its location, under the current zoning provisions for outdoor cafés on private property, no public access easement would be required. Additionally, the applicant is proposing to put the outdoor café seating in roughly the same place as the kiosk and in line with the existing seating, which does not alter the pedestrian walkway. Staff has proposed language in Condition #71 which requires the applicant to comply with ACZO , which is the section that governs outdoor café seating on private property including hours of operation and number of seats. SP# SITE PLAN AMENDMENT - 7 -

8 Finally, with the removal of the 798 square foot kiosk, the amount of unused commercial/retail GFA for the site plan would change. The total commercial/retail GFA available for future development on this site would be 3,598 square feet (proposed Condition #72). PUBLIC ENGAGEMENT: Arlington Ridge Civic Association: The Arlington Ridge Civic Association supports the site plan amendment request. Aurora Highlands Civic Association: The Aurora Highlands Civic Association does not have any issues with the site plan amendment request. However, they have expressed to staff that the retail leasing manager find tenants that are more appealing to the community and thus would be more successful. Other public comment: None. CONCLUSION: The proposed use is not in conflict with the ACZO and will not adversely affect neighboring properties. The proposed amendment will also remove a vacant structure and provide a more activated space on the plaza. Therefore, staff recommends the County Board adopt the attached ordinance to approve the removal of a retail kiosk and addition of outdoor café seating, subject to all previously approved conditions, with new conditions #71 and #72. SP# SITE PLAN AMENDMENT - 8 -

9 SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated September 28, 2017, for Site Plan #105-8 was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in the Staff Report provided to the County Board for its December 16, 2017 meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to conditions as set forth in the Staff Report; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on December 16, 2017, and finds, based on thorough consideration of public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan approved on February 7, 1998 as amended by the Revised Site Plan Amendment Application as defined below: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance and modified as follows; and Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as originally request by an application dated September 28, 2018, for an amendment to Site Plan #105-8, and as such application has been modified, revised, or amended to as set forth in the Zoning Administration records for a Site Plan Amendment for the removal of a retail kiosk to provide space for an outdoor seating area, on the parcel of real property known at RPC# and 1201 South Joyce Street, approval is granted and the parcel so described shall be used according to the revised site plan application, subject to all previously approved conditions and new conditions #71 and #72: The following new condition #71 applies only to the applicant s proposal to remove the retail kiosk, as presented to and approved by the County Board on December 16, Condition #71: Removal of a retail kiosk to provide space for a new outdoor café seating area (located at 1201 South Joyce Street). The applicant agrees to implement the new paving and hardscape treatments in the plaza consistent with the conceptual plaza plan dated August 7, 2017, and agrees that the area (of approximately 864 square feet) as shown on the drawing entitled Pentagon Row: Existing Plaza Plan with Building Removal (attached to the County Board report prepared for the December 16, 2017 County Board meeting) may be used for outdoor café seating for any restaurant tenant of Retail Space A, shown on the document entitled Outdoor Seating Layout (also attached to the County Board report prepared for the December 16, 2017 County Board meeting). Tenants SP# SITE PLAN AMENDMENT - 9 -

10 must obtain the appropriate Certificate of Occupancy before commencing operation of the outdoor café seating. This condition supersedes the requirements of Condition #68, and the applicant agrees that the outdoor café seating will comply with the requirements of Arlington County Zoning Ordinance The applicant agrees to comply with all requirements set forth in all applicable laws, ordinances, and regulations, including, by way of illustration and not limitation, those administered by the Office of the Zoning Administrator and the Community Code Enforcement Office. The following new condition applies to SP#105-8: Condition #72. The applicant agrees that there is 3,598 square feet of unused commercial/retail GFA available for future development under the current Site Plan approval. SP# SITE PLAN AMENDMENT

11 PREVIOUS COUNTY BOARD ACTIONS: February 25, 1976 Rezoned Pentagon City Tract - properties bounded on north by Army-Navy Drive; on west by South Joyce Street; on south by Arlington County property and 15th Street South; and on east by South Eads Street; excluding the Western Electric property - from "RA7-16," "RA6-15," "C- O,"and "M-1" to "C-O-2.5." Rezoned 1601 South Hayes Street (future fire station) from "RA7-16" to "S-3A." Rezoned 1500 block of South Hayes Street through to South Joyce Street including adjoining County owned property on South Joyce Street from "R2-7" to "S- 3A." Rezoned 1500 and 1600 blocks to South Hayes through to South Fern Street from "RA7-16" to "RA4.8." Rezoned th Street South from: S-3A" to "C- O-2.5." Approved Pentagon City Phased Development Site Plan (SP #105). January 8, 1977 January 8, 1977 October 15, 1977 Approved Phased Development Site Plan Amendment (SP #105) to: 1) permit 20 additional low-rise family housing units in Parcel 5; 2) permit removal of 300 non-subsidized dwelling units for the elderly from Parcel 5 and relocate 280 such unit in Parcel 3; 3) permit submittal of landscape maintenance agreement prior to issuance of building permit instead of with final site plan submission; and 4) provide that park dedication be held in escrow until rezoning and site plan approval held valid by final court decision. Approved Final Site Plan (SP #105; SP-1) for Parcel 5 to include 300 subsidized housing units for the elderly, a 300-bed nursing home, and 200 lowrise family units. Approved Phased Development Site Plan Amendment (SP #105) to permit a temporary Metro related parking lot until December 30, 1980 in area bounded by Army-Navy Drive, 15th Street South, SP# SITE PLAN AMENDMENT

12 South Joyce Street and South Hayes Street. Approved Final Site Plan for a temporary Metro related parking lot along the west side of South Hayes Street (between Army-Navy Drive and 15th Street South) and along north side of 15th Street South (between South Hayes and South Joyce Streets) until December 30, June 3, 1978 January 6, 1979 January 5, 1980 January 3, 1981 Approved Final Site Plan Amendment for temporary Metro-related parking lot to eliminate the requirement for railroad ties or utility poles to separate parking aisles. Approved Final Site Plan (SP #105; SP-2) for a 12-story office building with approximately 253, 534 square feet of gross floor area located at th Street South (northeast corner of 12th Street South and South Hayes Street). Approved Final Site Plan Amendment (SP #105; SP-2) to extend approved plan for one year to January 6, Approved Phased Development Site Plan Amendment (SP #105) and a Final Site Plan for temporary Metro-related parking lot to extend for one year to December 31, April 1, 1981 Approved Final Site Plan (SP #105; SP-3) for 12- story office building with approximately 309,574 square feet of gross floor area located at th Street South. November 14, 1981 May 20, 1982 Amendment (SP #105) and a Final Site Plan for temporary Metro-related parking lot to extend for two years to December 31, Approved Final Site Plan to enlarge temporary Metro-related parking lot in the block of South Hayes Street. Amendment (SP #105) to transfer 200,000 and 290,000 square feet of gross office floor area from Parcels 2 and 3, respectively, to Parcel 1, and the SP# SITE PLAN AMENDMENT

13 transfer of 670 dwelling units from Parcel 1 to Parcel 3. September 11, 1982 January 8, 1983 April 9, 1983 Amendment (SP #105) to permit temporary uses accessory to construction (eating facilities) on Pentagon City Tract. Accepted withdrawal of a Phased Development Site Plan Amendment (SP #105) and Final Site Plan to enlarge temporary Metro-related parking lot. Approved Amendment to Final Site Plan (SP #105; SP-4) to extend the approval for two years to April 1, 1985 for residential condominium at th Street South. June 4, 1983 Deferred Amendment to Final Site Plans (SP #105; SP-2 and SP-3) for signs at MCI office buildings. June 18, 1983 Approved Amendment to Final Site Plans (SP #105; SP-2 and SP-3) for signs at MCI office buildings. August 13, 1983 December 10, 1983 July 11, 1984 Accepted withdrawal of Amendment to Final Site Plans (SP #105; SP-2 and SP-3) for a freestanding sign/sculpture at MCI office buildings. Amendment (SP #105) and Final Site Plan for a temporary Metro-related parking lot located in the block of South Hayes Street to July 30, Amendment (SP #105) to redefine parcel boundaries, increase retail density, transfer 47,500 square feet of retail density from Parcel 3 to Parcel 1 and 2 and modify several conditions. Approved a Final Site Plan (SP #105; SP-5) for a shopping mall (1,019,300 square feet), a hotel (450 units), an office building (172,000 square feet) and 4,173 parking spaces. SP# SITE PLAN AMENDMENT

14 Approved a Final Site Plan amendment to amend the boundaries of Parcel 2C. August 18, 1984 September 8, 1984 July 13, 1985 September 7, 1985 December 7, 1985 Amendment (SP #105) to reduce the number of hotel units on Parcels 1B and 2B from 600 to 450 and on Parcel 1D from 1,100 units to 882 units. Amendment (SP #105) to extend the approval of a temporary eating facility. Approved Final Site Plan (SP #105; SP-6) for two 12-story office buildings containing 514,892 square feet of gross floor area on Parcel 1C. Approved Amendment to Site Plan (SP #105; SP-5) to increase the site area of the shopping center by 18,853 square feet, to relocate and/or reconfigure the hotel, office tower, department stores, mall and parking structures with no change in gross floor area or height and to relocate the pedestrian access to Metro through the parking garage. Approved Amendment to Site Plan (SP #105) to delete Condition #49, referring to the County Board s approval of a 25, 000 square foot performing arts center. October 1, 1988 Deferred a Site Plan Amendment (SP #105) request for a comprehensive sign plan to December 3, 1988 County Board meeting. December 3, 1988 Deferred a Site Plan Amendment (SP #105) request for a comprehensive sign plan to January 7, 1989 County Board meeting. February 11, 1989 Approved a Site Plan Amendment (SP #105) request for a comprehensive sign plan. March 4, 1989 Approved Site Plan Amendment (SP #105) request for a daycare center at 600 Army- Navy Drive. May 13, 1989 Approved Final Site Plan (SP #105; SP-7) for a 300-unit, 16- story hotel with two levels of SP# SITE PLAN AMENDMENT

15 underground parking in Parcel 1D at 1001 South Fern Street (northwest corner of South Fern Street and Army Navy Drive). October 7, 1989 September 8, 1990 October 6, 1990 August 10, 1991 November 16, 1991 May 16, 1992 September 12, 1992 December 15, 1992 March 10, 1993 Approved Site Plan Amendment (SP #105; SP-5) to substitute planters and landscaping for louvers on parking garage at Pentagon City Mall. Approved Site Plan Amendment (SP #105; SP-4) to allow 320 square feet of temporary leasing banners at the Parc Vista apartments. Approved Site Plan Amendment (SP #105; SP-4) to convert 550 square feet of storage space in the Parc Vista apartments to medical office use. Approved a Site Plan Amendment (SP #105) to permit the operation of a convenience store on the first floor. Approved a Site Plan Amendment (SP #105) for a special exception permitting off-site stockpiling of material excavated from 4201 North Wilson Boulevard on premises known as 1001 South Fern Street. Amendment (SP #105) to permit the uses allowed on M-1 zoned property to continue until redevelopment occurs, for 10 years. Amendment (SP #105) to permit operation of temporary uses accessory to construction (i.e., eating facilities for construction workers, subject to original conditions and a review in three (3) years. Approved the abandonment, conveyance, and relocation of South Joyce Street at 15th Street South subject to conditions and authorize the Chairman to execute the deed conveying the abandoned right of way. Approved Use Permit (U ) for a comprehensive sign plan for 17 signs at River House I, II, and III. SP# SITE PLAN AMENDMENT

16 June 5, 1993 January 8, 1994 April 9, 1994 June 10, 1995 September 9, 1995 June 4, 1996 February 8, 1997 September 6, 1997 Amendment (SP #105) to permit the 200 parking spaces required to be constructed in the former South Joyce Street right of way be converted to a landscaped open space and bus stop subject to conditions and a one (1) year review. Approved Site Plan Amendment (SP #105; SP-7) to amend Condition #43 to allow a brick and EIFS treatment to hotel façade in Parcel 1D. Amendment (SP #105) to permit the uses allowed on M-1 zoned property to continue until redevelopment occurs, subject to no new floor space being created outside the existing building envelop for a period ending on July 31, Continued a Phased Development Site Plan Amendment (SP #105) to permit the 200 parking spaces required to be constructed in the former South Joyce Street right of way be converted to a landscaped open space and bus stop subject to conditions and a one (1) year review. Amendment (SP #105) to permit operation of temporary uses accessory to construction (i.e., eating facilities for construction workers, subject to original conditions and administrative review in five years (September 2000). Continued a Phased Development Site Plan Amendment (SP #105) to permit the 200 parking spaces required to be constructed in the former South Joyce Street right of way be converted to a landscaped open space and bus stop subject to conditions and no further review. Approved Site Plan Amendments (SP #105; SP-2 and SP-3) to permit extension of the building entrance lobbies by 900 square feet each. Took no action on General Land Use Plan Amendment to change the striping pattern in SP# SITE PLAN AMENDMENT

17 the Pentagon City Phased Development Site Plan (SP #105). October 4, 1997 December 18, 1997 February 7, 1998 May 20, 2000 October 19, 2002 November 16, 2002 December 7, 2002 Deferred a Phased Development Site Plan Amendment (SP #105) to amend Condition #2 of the PDSP and Final Site Plan (SP #105; SP-8) for mixed use residential and retail development and associated parking to recessed meeting of December 18, Amendment (SP #105) to amend Condition #2 thereby adding 300,000 square feet of retail gross floor area to Parcel 1A/2A, reducing the number of residential units in Parcel 1A/2A from 2, 176 to 830 units, and reallocating 249 residential units from Parcel 1A/2A to Parcel 3. Deferred Final Site Plan (SP #105; SP-8). Approved Final Site Plan (SP #105; SP-8) for a mixed use development that includes up to 300,000 square feet of retail, 830 residential units, and associated parking. Accepted withdrawal of Site Plan Amendment (SP #105) to permit an urgent care center, hospital storage facility and print shop, including signage, at 1311 South Fern Street. Deferred a Phased Development Site Plan Amendment (SP #105) to permit the continuation of M-1 uses to November 16, Deferred a Phased Development Site Plan Amendment (SP # 105) to permit the continuation of M-1 uses to December 7, Amendment (SP #105) to permit the continuation of M-1 uses to expiration dates from December 31, 2005 through December 31, February 10, 2004 Approved a Final Site Plan (SP #105; SP-9) for 399 dwelling units and 11,300 square feet of ground floor retail in Parcel 3 (Metropolitan Park Phase 1). SP# SITE PLAN AMENDMENT

18 March 14, 2006 Approved Final Site Plan (SP #105; SP-9) for 300 dwelling units and 8,119 square feet of ground floor retail in Parcel 3 (Metropolitan Park Phase 2). February 21, 2009 February 21, 2009 July 14, 2009 Approved Final Site Plan (SP #105; SP-9) for approximately 411 dwelling units and 16,350 square feet of ground floor retail in Parcel 3 (Metropolitan Park Phase 3). Amendment (SP #105) to add 100,000 square feet of retail space to Metropolitan Park. Amendment (SP #105) to reallocate density between Parcel 1D and Parcel 3 allowing 930 residential units and 300 hotel units to be developed on either parcel. March 13, 2010 Approved Site Plan Amendment (SP #105; SP-9) to modify the comprehensive sign plan to add a directional parking blade sign, subject to all previously approved conditions and revised Condition #47 (Metropolitan Park Phase 2). October 23, 2010 February 11, 2012 June 16, 2012 June 15, 2013 Approved Site Plan Amendment (SP #105; SP-9) to revise conditions #6, 15, 16, 19, 25, 65, and 70 (Metropolitan Park Phase 3). Approved Site Plan Amendment (SP #105; SP-9) to revise Condition #1 to extend the site plan term for three (3) years until February 21, 2015 (Metropolitan Park Phase 3). Approved Site Plan Amendment (SP #105; SP-9) to amend the minimum tree caliper size requirements stipulated in site plan conditions from 4 to 4 ½ inches to 3 ½ inches. Approved Site Plan Amendment (SP #105; SP-9) to amend Condition #52 (Metropolitan Park Phase 3) to revise the size of Parcel B and clarify that it SP# SITE PLAN AMENDMENT

19 is to be used for density purposes with Metropolitan Park Phase 4. June 15, 2013 July 13, 2013 September 14, 2013 September 16, 2013 November 16, 2013 Authorized advertisement of public hearings for a Phased Development Site Plan Amendment (SP #105) to occur within 120 days of filing of the application. Approved 1) Phased Development Site Plan Amendment (SP #105) to modify Condition #54 to allow consideration of building heights up to 22 stories within the Metropolitan Park development; and 2) Site Plan Amendment (SP #105; SP-9) for the construction of a 782,342 square foot building containing 699 residential dwelling units and 40,413 square feet of retail space (Metropolitan Park Phases 4/5). Approved Phased Development Site Plan Amendment (SP #105) to (1) amend Condition #2 to revise the density allocation specified for Parcel 1D and allow up to 1,809,000 sq. ft. office, 600 hotel units, 50,000 sq. ft. retail, and 300 residential units, and Parcel 3 to allow up to 100,000 sq. ft. retail and 3,212 residential units; (2) amend Condition #54 to allow consideration of additional building height of up to 22 stories on Parcel 1D; and (3) add new conditions for the development of the streets, open spaces and buildings within Parcel 1D in accordance with the guidelines and standards provided in the PenPlace Urban Design Guidelines. Approved Site Plan Amendment (SP #105; SP-9) to revise Condit ion #11.e to modify the permitted hours of construction activity (Metropolitan Park Phase 3). Amendment (SP #105) to amend Condition #2 of the Pentagon City Phased Development Site Plan to allow a conversion of unused hotel density (84 rooms) to commercial space (60,900 sf) within the Fashion Center at Pentagon City development. SP# SITE PLAN AMENDMENT Approved Final Site Plan (SP #105; SP-9) for the

20 construction of an approximately 51,000 square foot addition to the Fashion Centre at Pentagon City with modifications of zoning ordinance regulations for parking and other modifications as necessary to achieve the proposed development plan. July 16, 2016 Amendment (SP #105) to amend Condition #54 of the Pentagon City PDSP to allow consideration of building heights up to 22 stories within the Metropolitan Park development. Approved Final Site Plan (SP #105; SP-9) for the construction of a 574,947 square foot building containing 577 residential dwelling units and 9,665 square feet of retail space (Metropolitan Park Phases 6). December 10, 2016 Amendment (SP# 105) for the purpose of revising Condition #2 to permit temporary conversion of up to fifty (50) unites from residential to hotel use; located at th St. S. Approved a Site Plan Amendment (SP# 105, SP-9) to permit temporary to permit temporary conversion of up to fifty (50) unites from residential to hotel use; located at th St. S. (Metropolitan Park Phase 4/5; The Bartlett). SP# SITE PLAN AMENDMENT

21 EXISTING WATER FEATURE EXISTING LANDSCAPE BED AND TREES, TYPICAL STUDIO39 PENTAGON ROW EXISTING PLAZA PLAN PROJECT # STUDIO39 Landscape Architecture, P.C Grovedale Drive, Suite 100-A Alexandria, Virginia Scale: 1 = NORTH EXISTING WOOD DECK & FENCE ENCLOSED DINING SPACE EXISTING 6X12 CONCRETE PAVER FIELD EXISTING 6X6 CONCRETE PAVER BANDING EXISTING RETAIL BUILDING G 798 sf GFA EXISTING 6X12 CONCRETE PAVER FIELD EXISTING TRENCH DRAIN EXISTING ARC PAVER PATH EXISTING SHADE SAILS EXISTING ARTIFICIAL TURF EXISTING FIRE FEATURE EXISTING SEAT WALL AND LANDSCAPE BED EXISTING DINING AREA OVER WOOD DECKING AUGUST 7,

22 STUDIO39 Scale: 1 = PENTAGON ROW EXISTING PLAZA PLAN WITH BUILDING REMOVAL PROJECT # NORTH DINING RAIL, BY TENANT (ENCLOSED 864 SF) PROPOSED 6X12 CONCRETE PAVER FIELD TO MATCH EXISTING- SEE PG 4. RED DASH- OUTLINE OF BUILDING TO BE REMOVED AUGUST 7, SOUTH JOYCE STREET STUDIO39 Landscape Architecture, P.C Grovedale Drive, Suite 100-A Alexandria, Virginia

23 STUDIO39 Scale: 1 = NORTH PENTAGON ROW PROPOSED PLAZA PLAN PROJECT # OUTDOOR CAFE SEATING AREA AUGUST 7, SOUTH JOYCE STREET STUDIO39 Landscape Architecture, P.C Grovedale Drive, Suite 100-A Alexandria, Virginia

24 NOTE: INFORMATION TAKEN FROM MAHAN RYKIEL ASSOCIATES, INC. PENTAGON ROW PLAZA SITE PLAN #105-8 AMENDMENT A DRAWINGS CONCRETE UNIT PAVERS PAVING PATTERN ENLARGEMENT 1/4 =1-0 STUDIO39 PENTAGON ROW PROPOSED MATERIALS PROJECT # STUDIO39 Landscape Architecture, P.C Grovedale Drive, Suite 100-A Alexandria, Virginia CONCRETE PAVER DETAIL 3/4 =1-0 CONCEPTUAL RAILING IMAGES Scale: 1 = NORTH NOTE: RAILING IMAGES ARE SHOWN FOR CONCEPTUAL PURPOSES ONLY. FINAL RAILING DESIGN SUBJECT TO CHANGE BASED ON FUTURE TENANT S SPECIFICATIONS. AUGUST 7,

25 Retail Space A Outdoor Seating for Retail Space A

26 ST RAMP INTERSTATE 395 INTERSTATE 395 HOV LANES RAMP INTERSTATE 395 RAMP RAMP S-3A ARMY NAVY DR RAMP RAMP RAMP RA7-16 S NASH S ARLINGTON RIDGE RD RA-H S LYNN ST RA6-15 S JOYCE ST C-O-2.5 S HAYES ST M-1 12TH ST S R-10 SP # 105 S-3A 15TH ST S 1201 S Joyce St I RPC # Scale: Case Location(s) 1:3,600 Note: These maps are for property location assistance only. They may not represent the latest survey and other information. Department of Community Planning, Housing and Development County Use Only Date Placard Posted By Removed