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Master Development Plan contents
background & introduction ·· · · · · · · · · · · ·. ·. ·...... ·1 . overvleW························ ········ ··-··········· ············· ········ ·······3 I regional & community setting ...... 7 I environmental considef(ltions ····· · ······ ·· ·················· ····11 I existing facilities & services ·· ·· · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 14 I planning & zoning history ·· · · · · ·· · · · · · · · · ·. · · · · · .... ·· ...... ·22 I the adopted plan ·· · · · · · · · · · · · · · · · · · ·· ·· · · · · ·· · · · · · · ·· · · · · · · · · · · ·· · · · · ·24 I the final site plan process .. ·...... ·.... ·.. ·...... ·38 apperK:Iix ...... ·41 I a. ·soil boring logs ...... 42 I b. statement of commitments ...... 45 I ·~ C. urban design manual ...... 52
I d. arlington county board- zoning approval minutes ...... 68 ..n
Vicinity Map background & introduttion
Th e Pentagon City s i te , compr1s1ng 116 acres of mos tl y vacant ur The planning team, off i c ially l abe l ed the Pol i cy Gu idance Com ban real estate , is one of the last l a rge tracts of developable mittee, met together during a peri od of 3-1/2 yea rs. The out land in Arlington County, Virginia. Due to its s ize , its prime growth of the ir effort was a maste r plan for Pentagon City, or location severa l mi nutes f rom downtown Wa shington, and its super "Phased Development Site Plan" as i t i s known. The master plan ior access to the h i ghwa y and mass tra ns it systems serving the was approved by Arlington County in Fe bruary of 1976. Concurrent Metropoli tan Ar ea, the s i te presents a n outstanding oppo rtunity with thi s effort, a new zoning regulati on wa s adopted whi ch pro for new-town-in-town deve lopmen t. Th e s ite i s suf fi c i ently large , vides fo r coord inated development through the approva l, i n s tages , and its zoning appropriately constituted so that an entire new of fina l s ite plans for parcels of l and within Pentagon City. community can be created. This new community potentially can I offer des irabl e housing in attracti ve settings wi th conveniently Thi s report presents , in summa ry form, information about the Pen located emp loyme nt opportuni t i es and commerc ia l, recreational and tagon City s ite , and t he c ha r ac t eri s t i cs of the County-approved cultural act ivit ies . Phased Development Site Plan. Th e report a lso co ntains informa l tion on County-required s ite improvements and o the r s tipulati ons During the decade of the 1960s and cont inuing to the present, the which conc ern builders and developers who parti c ipate in the con area surrounding the s ite has und ergone a dramatic change from struction prog ram for Pentagon City. l low density r es identia l and industrial land uses t o high inten sity development consi s ting mainly of high-ri se apa rtments and [ comme rcial office buildings. Recognizing this fact, the Cafr itz-Tompkins Group, owners of the l and, dete r mined to exp lo re with Arlington County the possibility L of c reat ing a su itab le master development plan for the site, to gethe r with a set of new l and use and zoning r egu l at ions which would foster an improved development c li mate . In 197 2 the owners I r eta ined as prime consultant, Dewb er ry, Nealon & Davis, Engineers, Arch i tects , Planners and Surveyors to prepare a master develop ment pl an for the Pentagon City site. The planning process was I des igned to invo lve no t only Dewberry, Nealon & Davi s ' specialists, but also representat ives of neighborhood and c ivic groups, and County agencies. The consultant's t eam was enlarged to include I R. H. Pratt & Associates -Transportation Planning and Analysis, I and Gladstone Associates - Economic and Market Analysis. iil 1 I I • I overv1ew
I LOC ATION AND ACCES S
Pe ntagon Ci t y i s pl anned hi gh-dens i ty mixe d use commu n i t y con wh il e at t he s ame t i nu.: ins ur i n9 an adequd t e s y ~::. t c PJ o f s t reet s , I s i s ting of approx i ma t e l y 116 ac r es . The s ite i s s i t ua t ed in Ar - pedes tri an c irc ul at ion , comm un i ty fac ili t ie s a nd ame n i t ies wh ic h 1 ing ton Co unt y, Vi r g i nia , acros s Inte r s t ate 95 fr om the Pe nt agon , will a ll ow Pe nt a gon Ci t y t o func t i on a s an in t eg ra l and ha rmon ious and minu t es f r om down t own D. C., Wa s h ington Nat ional Airport, a nd pa r t of the s urround i ng comm un i ty . I exi s t ing concentra t ion s of po pul a tion a nd empl oyme nt. Th e site i s fa vo r ed by di r ect acc ess to hi gh- type arte ri a l stree t s, and mo r e impo r t antl y , the Wash ing ton Me tro r ai l s ys tem. Ra il tra ns it, i n MAS TER LAND USE PLAN I c l ud ing a s ubway s t a t ion, has been com pl e ted throug h the mi dd l e of Pe ntagon Ci ty, a nd i s expected to be operati ona l betwee n the Th e land use plan app roved for Pentagon City wi 1 I pe rmi t a n ov e r s i t e , downt ow n D. C. , and Nati onal Ai r po rt dur i ng ea rl y 1977 . a ll de ve lopme n t cons i s t ing o f :
o 1, 250,000 gross squa re fee t of of f i ce SI TE OWNER SHIP o 800,000 g ros s squar e fee t o f r e t a i l comme r c ia l The Pe ntagon Ci t y t rac t i s own ed by seve r a l cor po r a ti ons wh ic h ope r a t e unde r the informa l t i t le o f t he Ca f r i tz -Tompk i ns Group. o 2 , 000 hot e l room s 'I Th e sa le , owne r s hi p , ope rati on and o t he r acti v i t y pertai ning t o the use o f t he prope r ty i s coordina t ed through the Caf ri tz Compa ny o 5,900 a pa r tment un it s (wh ich s hou l d inc lude a min imum o f 300 of Wa s hing ton, D. C. ma r ke t a b l e dwe lli ng uni t s s pec i fi ca l ly des i gned for e l de r ly hous i ng a nd mu s t i nc lude a minirnum o f 200 "fam il y" un i ts of a low to me dium ri s e charac t e r cont a in ing mul t i p l e bedr oom s) 'I EX ISTI NG ZONING o 300 un i t s o f s ubs i d ized e l de rl y ho us i ng In Fe br uar y o f 1976, Ar li ngt on Coun t y a pp roved a zoning request o 300 bed nur i n (J home I wh i ch estab l i shed the C0 - 2. 5 Di s t r ict a nd a pp r oved a Ph ased De ve lo pme n t Si t e Pl an (Ma s ter Pl an) , the re by pe rmitting a coor d i o A pub l ic pa r k con •, i st i ng o f approx ima t e l y I I ;:JC r es na t ed a nd com pre hens ive planned com mun i ty . Th i s i.l cti on by the I Ar l i ng t on County Boa r d r eaffirme d t he Co unty ' s co ~n i t me n t to conc e n tra t ed deve lopme nt i n prox imi t y t o Me t ro ra il s tat ions , I 3 I igned DND, generally provides for to various portions of the 116 acre amount of flexibility remains, ittlng individual builder/developers to exercise and Ingenuity In the design of a final and de- t of , buildings, and open spaces. The rna- of the Pentagon City i i vacant or unimproved property buildi lopmen t at the present time, except for which has been improved with warehouse i that this development block or parcel subj lopment in the latter stages of the deve l opment process. These warehouses consist of ining 449,500 square feet of net leaseable
land use plan, County government has approved Ioper's responsibilities with respect ree t and ility Improvements. Thus, much of the un- certainty frequently surrounding thl aspect of the urban devel ha been resolved. Architectural Conception of Pentagon City
Penta9on City tract presently has available a network of util- ich of hi9h level of service, including water, waste- MARKET ANALYSIS 1, s torm drainage, electric and tel- The i s al favor ed by direct access to an out- Market analysis has been conducted by the highly respected eco transportation system, Including major arterial highways nomic firm of Gladstone Associates, and such analysis substanti and a id t·ai 1 tion. These systems all have the paten- ates demand for the development program as approved by Arlington t i cotnm<)date future service demands to be created by the County, and suggests that approximately 10 to 15 years may be re 1 i the t. quired to absorb all of the land use that is proposed.
4 I ~!:l._l._g:~E OPPORTUN ITY AND CHALLENGE
Pen tagon Ci t y ha s the po t en t i a l and oppo rtunity t o prov ide no t onl y i ts mvn e rs and bu i lder/deve l opers cons i derab l e economi c r e ward, but in additi on provides t he chall e nge of crea ting a hi gh 'I densi ty ur ban complex that could f unc ti on much in t he mann e r of a " New - Tovm-l n-Tovm." Its mixtu r e of uses a nd act i v i t i es cou l d ul t imate l y house up t o 10,000 r es i dents and provide emp loyme nt op I portun iti es for over 6 , 000 em ployees , wi th amp l e retai I and recr e a t iona l facil iti e s , v1h ich ~otou l d be avai l able not only to t hose r e s i ding and v1o r k ing wi t hin the commu n ity, bu t to the trans ient I guests and v is i tors of the ho t e l and confer e nce f aci l i t i es as we i I . Th i s mix and va ri ety of act ivi t ies and fac iliti es provide s opportuniti es and re\'iards for those develope r s wi II ing t o accep t I the cha ll enge of becom ing a par t of Pentagon Ci ty . Th e property offers a unique opportun ity and c ha l l eng e to e i the r I a s ing l e entrepreneur or seve ra l builder/deve l opers who coul d pu r cha se a ll or po rti ons of the s ite. Each de ve loper accept ing thi s opportuni t y mus t p rov ide and s ubm i t a " Fi na l S i te Pl an" to Arli ngton Co unt y and seek it s approva l for the deta il ed a rr ange ment and locat i on of bu i !d i ng s, park ing , c irculat ion , and open I space . I I I I 5 I 6 77~e Site iJ; Minutes from Downtown Washington I regional & community ~setting I
I REGIONAL SETTING AND ACCESSIBIL IT Y Th e Pentagon City site is located in Arlington County, Virginia, Whil e not immediately adjacent to the i t e, the de ve lopmen t s known I near the cente r of the Wa shi ngton Metropolitan Area. The s ite a s Je ffe r son Plaza, Crysta l Square , Crys ta l Ma ll , C1·ysta l Plaza , adjoi ns Inte r s tate Route 95 and U. S. Route 1, and i s l ess than Na tional Cen t e r, a nd Cr ystal Towers areal l wi thin wa l k ing di s tance three miles from the White Hou se i n downtown Washington. Th e and ha ve esta b l ished the urban cha racter o f the area . I Pentagon is one-fourth mil e to the north; Was hington National Air port is one mi l e to the east . The locati on offer s excellent ac Th e property s urrounding Pentagon City contains a mi xture of land cess i b ility to the regiona l freeway system, and thus affords easy uses. To the north of the s ite i s Army- Navy Drive and 1- 95, a I acces s to the major population and emp l oyment concentrations in mu l ti-lane highway . Beyond thi s and fur ther north i s the Pentagon. the Metropol itan Ar ea. To the ea s t, at the inters ection of Army - Na vy Dr ive and South Ead s Street i s a h i clh -ri se off ice bu il d i ncJ of 230,000 gross square I The Me tro rail rapid transit s ys t em traverses the s ite be l ow feet , and the Pe ntagon Ci ty Qua li ty In n Mote l with 383 rooms . ground, and includes a s t a tion in the center of the property . The Continuing south a long South Eads St r eet to 15th Street, So uth, rail ma s s transit system is schedu l ed for opening during 1977. Pe ntagon City is bordered by a mixt ur e of warehouse and industr i a l I Ini tial s e rvice from the Pentagon City s t a tion will be to Cry s tal uses . City and Nationa l Ai rpo rt , and to the Pe ntagon , Ros s lyn and down I town D. C. points. Th e Me trobus s ys t em provides l ocal se rvice primarily between Al ex andria and Washingt on, and express s ervice on the Inte r stat e 95 bus l anes. Anticipated minor changes in the exp r ess bu s routes wil 1 improve access ibi l ity by trans it for r es idents and emp loyees .
COM MUN ITY SETTING
Since the ea rly 1960s, the area surrounding the Pentagon City s ite has been un de r continuous de ve lopment, creating an environment of high intensity deve lopme nt .
Duality Inn and Office Building at 400 Army Navy Drive 7 The southeast corner of the site, which is bounded by 15th Street, South and South Fern Street , adjoins the Crystal Towers Apart The southern boundary of City is contiguous to Aurora ment compl with 910 apartments situated on 13 acres in two Highlands- a neighborhood of single-family homes on lots averag twelve story buildings. The remainder of the adjacent land to the ing 6,000 square feet in size developed shortly after World War II. east is in a state of transition. Older structures are soon to be At the western border of City is South Joyce Street and replaced with new higher-density hotel and commercial development. the three River House apartment towers with 1,800 apartments on 35 acres.
SITE BOUNDARIES, AREA AND USE
The Pentagon City site contains 116.324 acres bounded generally by Army-Navy Drive on the north, South Eads Street and South Fern Street on the east, 16th Street South and 18th Street South on the south, and South Joyce Street on the west. The only developed property within these boundar es that is not part of the Pentagon City tract is the Western Electric plant site, comprising approx imately 17 acres. Within the 116 acres, the principal developed property is a group of warehouse structures located on approxi mately 16 acres. These structures contain U. S. Government agency offices and commercial establishments. A rail spur enters the Pentagon City site along its South Eads Street frontage and ex tends through the tract to the warehouse structures and the West ern Electric plant. The balance of the site is vacant, with the exception of several areas being temporarily used as parking lots for commuters and apartment residents.
Riverhouse Apartment
8 I ·.-. ''·· ' I . .' "1 r~ ~ \ ',~ ./ --;) .: \) I "' ' I . ~ I I I I I
T!!.l." ! ~r • c I / !C 32 "'1 0:} A c ~),(}G; 7JI7 ~J j{ I I I Boundarv Survev Prepared bv DND, Sept ember 1973 9 I 10 Aerial View Looking W~t I I environmental considerations
I CLI MATE
Th e Washingt on a r ea l i es midway be tween the s ha rpl y de fined sea indi cate t he l ocat ion of seve r a l a reas of br i ck and mi sce ll aneo us I sonal clima tic cond i t ions of the no rtheastern seacoast , and the fi 11 . Th e de pt h of t hese fi II a reas rang e fmm 3 to 20 feet be mil der c li ma te of t he sout heas tern United Sta t es. Hot, humid l ow t he p resent g roun d s urface. The s i te has been extens ive l y cond it ions occ ur dur ing t he s ummer mon t hs. In winte r, snow ac excavat ed and r egraded i n conn ect ion with the forme r bri ck manu I cumulat ion and tempe rat ures are no t severe . Ra i nfall d i st ributi on fac tur ing o pe ra ti on as we ll as during cons truct ion of the Ri ve r t hroughou t t he year is relat ive l y uni form , a l though t he re a r e Ho use apartme nts and mor e r ecen t l y , in conjunct ion wi th act i v i t i es peaks of ra infa ll dur i ng the summe r a nd fal l . Droughts a r e r a r e. re l ated to Metro con s truct ion. I Ra in fa ll average s 4 inches per month. A repre sentat i ve c ross- sec ti on of the soi I cond i t ions e x ist ing at thi s s ite i s prov ided by a seri es of so i l bor i ng s whi ch were I VE GETATI ON t a ken in conn ec ti on with t he des i gn o f the Metro r a i l rou t e . The f igur e below i ndi ca tes t he approx imate locat ions of e l even bor Mu ch of the s i te has been c l ea red of wood s and the vege ta ti on con i ngs made a l ong t he Me t ro ali gnmen t , be tween 18th Str eet, South I s ists of scrub growth and gr ound cover . Tr ee cover ex i s t s on ap a nd Ar my - Nav y Dri ve. Th e bor ings ra nge in depth f rom 35 fee t to prox imate l y 40 percent of the s i t e . The wooded a r eas have d~ ve loped ove r the past two to three decade s , and a re compri sed I ma i nly of dec i duous spec ie s.
I GEO LOGY AND SO IL S
Th e Pe n ta gon Ci ty s i te is situated i n the Potomac Ri ve r va ll ey, I and occupi es a por ti on of the lowe r va ll ey te r race. The so il s t r uct ure has been i nfl uenced by anc ient st r eam - depos ited mate ri a l s wh i ch have been fo rmed i n l aye r s of va ri ab l e t hickne ss by the I Potomac Ri ver . Th e so i 1 compos i t ion i nc l udes mixt ur e s and lenses of sand, gravel , and c l ay.
I Th e ex i sting so il i nformat ion i s ba sed on so il bo ri ng logs mad e in conj unct ion wi t h t he Me tro Rap id Tr a nsit Li ne th rough t he I middle o f the s i t e . The so l I test bo r ings con ducted at t he s i te Soil Boring Location Map 11 ground The average depth of the ground found to 30 feet below the surface by the 1 tan Cop i of the soil boring logs are in-
The levatlon of the s ite ranges between 30 feet and 60 feet •t1 Topographic Survey Prepared by DND, January 1973 12 existing facilities & services SA NITAR Y SEWER SERV ICE Th e Pentngon City trilc t and the s urro und i ng area i s se rve d by two thro ugh the sout her ly portion of t he Pentagon Tr a ct to connec t to parall e l 36" <1nd 511" diameter trunk sewe r s i nsta ll e d i n Sout h the 36 '' trunk sewer i n Sou t h Eads St r ee t nea r 18 t h Street. Eads Street . Thes e sewers were de s i gned t o accommodate sewage f l ow~ a n t i c i pated fr om de ve lopmen t i n Ar li ng t on through the yea r Portions of t he pr esent on s ite 8", 12 " and 15" diame t e r sewe r s 20 10. There i s su ff i c i en t r ese r·ve capac i ty in t he sewe r s to wi ll be i nadeq ua te in capacity to a ccommodat e flows fr om t:hu s ite se rve the ultimate projec t ed res ide nt and trans i e nt popu l at io n of when high den s it y deve l opmen t occ ur s . Pen t a gon C i l y, assum i ng deve I opme nl in acco rd 1v i th the appr oved Pha •,ed Dcvc I oprncn 1 S i t e P L1n. These sewe r s wi II have to be rep la c e d before t he s ite i s ful l y de- ve l oped . Arli ngton County ha s agre ed to construct the major i ty Sewa ge co ll ec t ed from Pentagon Ci ty de ve l opment i s treat e d in Ar of t he sewe r ma i n improvement s required to prov ide adequate sewer 1 l i ngton ' s vi>1Stewater trea t ment p l ant at Fo ur ~l il e Run . The p l a nt s e r v i ce to Pe ntagon Ci ty deve lopment. has u rat ed cupuc i ty of 214 mi II ion g;:!i Ion s o f sewage pe r day . At p r .-,sen t . the p lant i s t r eat i nq about 22 rni lli on ga ll ons per day. The Coun t y is now construct i ng advance d was t ewa t e r t reatment fa - c i I i ties wi th a 30 mgd c.3paci ty . The upgrad i ng o f the pl a nt. is schedu le d f o r comp l et i o n in 1978 . Sewage c o ll ec ti on within the s ite i s p r e sent l y accomp li shed by a syc, tem of 8", 12" a nd 15" d i ame ter grav i ty se1•e r s which or i g i nate at the wes t ern boundary o f the tract in the Ri ve r House Apa rtment complex . Thi s sys tem e xtends eastwa rd through the c e nt r a l po rti on o f the s i t e and t e rminates at t he Re l ee Sewa ge Pump ing Station ad - jacent to Sou t h £ads Stree t . Sewage coll ec t e d a t t he Re l ee Sta - t ion i 1 i ft ed by p ump s a nd a f o r ce ma in i n t o t he 36" trunk sewer in Sou th Eads Stree t, a nd f l ows by g r avity to the Arl ington Sew age Tr eatment P l ant a t Four Mil e Run . 1 f\ second qrav i ty sev-Je r· system composed of 12" a nd 15" diameter For de t 'l i Is see "Statement o f Comrni trn e nt s" , Page 3, Para n1 ;1 i n c; rHiqinaif"'• i n 6th Street- Virginia Hi gh l a nd s , and e xtend s graph 6 (Appendix B, Page 46) . I Army Navy Drive I ~--- · I I I I I , " western electric co. I I I I I Map ol On Site Sanitary Sewer Svstem ~0 ""':) I j, --- 36" & 54" trunk lines I 8", 12" & 15" lines 15 I Arlington ovms and operates the countywide 1vater distribution sys which serves the Pentagon City site. The source of water sup ply i the Potomac River. Water is filtered and treated at the Dalecarl ia Reservoir in the Di trict of Columbia. The U. S. Army Corps of Engineers ponsible for operating the treatment facility. Two major watermains, one 20" and the other 24" in diameter pro vide the potabl water supply to the Pentagon City tract, and sur rounding areas. The water distribution system has been designed to serve the projected population of Arlington in the year 2010. Thus, there i a reserve capacity built into the water system which should insure high quality of service for all existing and development at Pentagon City. The water di tribution s serving Pentagon City consists of a grid of 8" and 12" diameter waterrnains which are installed in the exi tinq street. Portions of the 8" watermains will have to be replaced to provi adequate water service to the fully-developed Pentagon City tract. Arlington has agreed to construct the ma jority of the water main improvements required for proposed devel opment at thi ite.l see "Statement of Commitments", Paqe 3, Para graph 7 ix B, Page /16). 16 I I I ~ I ~ ::r~ I 12th St.So. ~ I Mi.....__ _ __--, ~metro ""''"' \Nestern I electric co. I I I I I Map o. f ()· 1r 'Si te W..rt er Dts It ilw tiun Svs re rn I - - --...- 24" w atermain I ---- 8, & 12" watermains '17 I • Th e Pentagon Ci t y s ite i s l ocated in the ce ntr a l portion of a I;OO ac r ~ w a t ~r s he d . Th e e ntire a rea i s dra ined by a storm sewe r sys Based on drainage s yst em de s ign data obta ined from Arlington t em 1vhi ch con vey s the s t orrnwa t e r runo ff t o a po int of di s charge Co unty, the maj or ons i t e drai nage system serving the Pe ntagon Cit nea r the wes ter n s ho re I i ne o f t he Roac hes Run Wate r fow l Sanctua r y, t r act s hou ld be a dequa t e t o accommodate the proposed i nt ensity of and ultimately to t he Po tomac River, v ia Roac hes Run. deve lopme nt. As detail ed p lanning a nd s ite plans are prepared , i wi II be necessar y to ana l yze the ant ici pated runoff of s torm wa t e The dr u inage sys t em se rving t he Pentagon Ci ty tract is com pri sed in each Cu t c hme nt area. The r ate o f disc ha rge of s tor m wa t e r fr 01 of tvm bi"ilt1Ch sev1e r I i nes wh i ch beg in in the v icinity o f So uth the s ite wi I I have t o be r egul ated so as no t to ov e r burde n the ex Joyce St r ee t and the River Hous e Apa rtme nt s . The storm s ewe r s i s ting dra inage s ystem. ex t e nd eas twa rdly through the t ract, gradua ll y i nc r eas ing in p i pe s i ze . At So uth Ead s St r ee t, one o f the branc hes i s 84" in d i Ar I i n g t on wi I I r e q u i r e t he a p p I i c a t i on of s tor m wa t e r ma n age me n t ameter and the o the r 96" in d iame t e r. These two l a r ge p ipes con techn iqu es in the des ign o f s i t e de ve lopme nt p lans for thi s t ract. nect to a j unc ti on box adjacent t o South Eads Street . From thi s The county requires that ons ite storm wa ter de ten tion areas be po int , the 8!.1" and 96" to1·m sewer s extend eas twa rd in parall e l provided to mod e rate the f low of s torm wate r discharged from the to a second la r ge j un c ti on box . From th i s box , there i s 320' of site. Th ese impoundme nt s can be des igned to regulate the amo unt 72" d iamete r s t orm drain whi c h conn ects t o a double 8 ' x 8' box of s t orm wa t e r drain ing t o o ff s i te a r ea s by re taining the peak cu lve n under U. S. Route l. The o ut let of the exis ting storm s torm f lows and re leasing wa ter at a contro lled rate . Th e water sewe r sys t em east o f U. S. Route I i s compri sed of a doub le 12' x detention area s may be incorpor ated into park ing l ots , bui l d ing 6 ' box cu l ve rt t hrough J e f fe r son Davi s Plaza, a nd t~Jo 12' di amete r r oo ft op areas, o r as ponds o r bas in s in ope n p lazas. p i pes wh ic h carr y the s t or m wa t e r fl ow unde r t he Ri chmond, Fred e r icksbur g & Po tomac Ra i !road t racks to an open channe l approxi ma t e l y 11()0 ' f rom the s hore l ine o f the Wat e rfowl Sanctua r y. The port ion of the s torm sewe r s ys t em cons i sting of 320' of 72" d iame t e r p i pe i s know n t o be inadequa te. Thi s secti on will be r e p lilced by Arl in9ton County wi th para ll e l 84" a nd 96" diameter p ipes , or the i r equi va len t. 1 1 Fo r deta il s see " Sta t ement o f Commi tme nt s'', Pa qe 4, Para gra ph 8 (Appe ndix B, Pa ge 47 ) . 18 I I I I I I I I I I I I Map of On S'·w Swrm D ruJ·II d. .ge Sv The re i ~ an ex i s ting public I ihrary o n t he corn e r of 23rd St r eet I t .,, p r i ml' I o ca I and So uth Ead s Stree t, a d i s t anc e of seven b locks . Th e r e i s a qc:nPration ':..o u r ce i::, the pu\'Vf• r '.;tat i on An o ve r head Lr' ansmi ss i on li ne cornpr i s ing 2 c i rcui t s o f 230 KV run s PARK i n Sout h Gl ebe Road to Sou t h Eads St r ee t . The 1 inc then run s unde r gr ound i n So uth Ea ds Street t o t he unde rground Crys t a l Sub- Th e Virginia Highland park i s loc ated at the ~ outhwes t c o r ne r of Stat i o n l oca t ed a t 18 th Stree t So uth and Sout h Fern Stree t. Se v- the s i te . The par·k contain s p i c nic area s and a ba seba ll fi e ld. e ra l d i s t r i but i on I i nes ser v ing the ad j o ining nei ghborhood s l e ad Th e ovm e r s o f t he Pentago n Cit y s ite have c ommitted approximately f rom th i s subs tat i on . Th e VEPC O Sa l e s Departme nt has indicat ed 11 ac r es o f the s it e t o increase the s i ze of the existing p a rk. 1 tha t the company C illl pr ov i de an 0rnp l e supp l y o f powe r for the re s i dent i a l and comme r c i SCHOO LS Th e schoo l s th<1l will ser ve the s ite a r e in the Ar ling t on Co unt y Schools sys t em . Ne l l i e Cu s t i s E l ementar y Sc hool ; ,, six blocks away . Gun s t on Jun i o r Hig h Sc hoo l i s l ess tha n o n e mil e a vJ a y . ~l a kef i eld Hi qh Sc hoo l i s f o ur and o ne -ha lf mil e s from t he s it e . 1 For detai Is, see "Statement of Comm itme nt s", Page I, Pa ra graph 2 (/\ppendix B, Pag e 115 ) . 20 0 / l / ~ I. ( I ) ) / I ,.) I I \. ·., /:::_~ I rr-ll I I [.OJ I I I I I PENTAGON CI T'!' AND ENVIRONS - Co mmunity f'aci!it ies Loci1lion Map 21 • • planning & zoning history ZONING HISTORY of v1ork by the Policy Guidance Conrmittee (PGC) use pl tbat embodied the ideas of many indi- The ul ima product of the PGC was a de- lopment and land use locations that, in a modified form eventually the approved master plan, or Phased t Sit Plan. In addition, certain design constraints by the committee that influenced major planning In the rin9 of 1975, Arlington County's Planning Department de- veloped a imJ process by which a coordinated development of several individuill parcels under a unified site plan could be im ted. The resultant zoning proces became Arlington County Re The Phased Devel t Site Plan establishes the location and quantity of land In addition, the commitments for ameni t i , uti 1 i ty, and treet improvements are defined as to extent and ibil ity. The approval of a Phased Development Site Plan County Board constitutes authority for the owner or individual builder/developer to prepare final site plans in ac ith the approved Plan. Final Site Plans can then be prepared and subrni tted for the entire planned development at one individual development stages or parcels. The t Si Plan for Pentagon City was prepared by and submitted to Arlington County in rt 1975. The County Board approved the Plan on , J C)]6 the property to the C0-2.5 district. I I I I I I I I I I I I I Pentagon Ciry Metro Station I 23 I the adopted plan PLANNING IVES and goals were defined by the o Pedestrian circulation should proceed easily through the urban development. objectives guided the planning Pentagon City master lopment plan. 0 A balanced circulation tern should be provided, based on a for planning of Pentagon City were: variety of transportation modes, and serving the needs of resi- dents, employees and rs. cc~npiltible with the surrounding exist future qrowth and uses. THE PROGRAM should be provided; this mix. I, residential and commercial uses The land use plan which evolved from the Pentagon City planning 1 ive-work-shop relationship, and to in process incorporated the previously stated goals and objectives. vi tali ty in the nev1 community. The land use plan adopted by Arlington County for the site wi II permit an overall development consisting of: ld in the south portion of the tract, ·c, i mJ 1 e- fam i 1y neighborhoods. o 1,250,000 gross square feet of office including office buildings, co~nercial uses o 800,000 gross square feet of retai 1 commercial in the north and east portions of the to major· traffic arteries, and the o 2,000 hotel rooms o 5,900 apartment units (which should include a minimum of 300 facilities should be located close to marketable dv;elling unit specifically designed for elderly 1 in the south portion of the property. housing and must include a minimum of 200 ' farnily" units of a low to medium rise character containing multiple bedrooms) should provided with a wide variety of o 300 units of subsidized lderly housing o 300 bed nursing home Bu i I d i nq iqht should varied to break up the skyline. o a public park consi ting of approximately 11 acres 24 Army Navy Drive Parcel 1 DEVELOPMENT PLAN RATIONALE ...; office: 760r000 g.sJ, The loca ti on of the Me tro rapid-trans it r a i l s t a ti on a t So uth (/) COIIIIN!tciaJ;~ Q.siUj Ha yes St r eet in the northe rn section o f the s i t e influe nced the ~ ~el: . . 1,700 ~ placeme nt of the offi ce , comme rci a l and ho t e l uses on the la nd _0 2;15«), "') residential:• d.u. IIJ~ us e plan. Also, thes e s tructures are not a s sens iti ve t o no i se . :z: from 1-95 as the other use s and can serve a s a no ise buffer to (}1 12th St. So. ~ the r es t o f Pe ntagon City and the ex i s ting community to the sou t h. Since the ma j o r source of vehicu l ar t ra f fic is 1- 95, the South Parcel 2 Hay e s Stree t a nd Army - Navy Drive inte r sec t ion will be the arriva l office: 200,000 and departure po int of the majority of auto traff ic or ie nted t o COiflllettial: 100.000 electric co. Pe ntagon City. Thi s fac tor a long with t he des ire t o separ a t e a s residential: 2,250 much a s po s s i ble the ex i sting nei ghborhood from t he tra f fi c -i nten sive uses of ho te l, offic e and comm e rci a l al so mili t ated for the pl aceme nt of these uses in the no r the r n portion o f the s i t e . Sou t h Ha yes Street provides the ma j or 1 i nk be tween t he proposed 1- 595 and Crysta l Ci ty to 1-95. Lo ca t i ng comme r c ia l uses c l ose to Hay es Stree t and the Me tro sta tion wi II serve two functions. Th e traffi c utili z ing Sou t h Hay es Street as the I inks be tween 1- 95 and Cry s tal City will f ind i t convenient for ve hicul a r- acces s to the c0111me r c i a l de ve lopment. Al so , the Met ro ri de r could continue hi s journey from the Me tro station through a comme r c ial ma ll de velopme nt on his way to hi s offi ce de stinati on. To thi s end , it: ha s bee n proposed tha t one or mo r e o f t he comme r c i a l l e ve l s be below grade and connec t to the mezzanine l eve l of the Me tro sta ti on, t he r eby avoi d ing a ny st ree t c r oss ing s on the s urface . It is s ignifi cant to note tha t a pro jec ted 32 pe rce nt o f a ll i n dividua ls arriv i ng a t Pe ntagon City wi 11 use mass trans i l, e ithe r Metro ra il or Me t ro bus.l Th e trans it se rvi ce presently provided in the Pe ntagon Ci ty a rea i s a ll Me tro bus ser v ice , char acteri zed ~ ADOPTED LAND USE PLAN 1R. H. Pratt A s so c iat es ~ ''Penta9o n City T rwn sportation A na\ y<;i ~ l ,'' Oc tobe r 1975. 25 by two separate a nd d i s t inct types of ope rat ion. One type i s t he local S<'rv ice , pr imo t- i ly prov ided by the Al exa nd ri a to Was hington was appr oved by the Ar li ngton County Board. I The ma nu a l provides r outes. The o the r i s the expr ess servi ce on the Sh irl ey Highway fo r tree pl a nt ing a long streets , s tra t eg i c p lacement of st r eet bus l anes . furnitur e a nd wide pedestr ia n wa l ks. Al so , a n attempt to s tan da rdize graphi cs a s a n ingredient of the urba n fabric is o utlined The se rvi ce vv i I I change with deve loprnent a nd the corresponding in the "Urban Des ign Manual." The se e l eme nt s will create the changi ng needs . Met r o r a i 1 wi 11 be in se r v ice i n 197 7, which identity of Pentagon City and also wil 1 contribute to the enhance wi I I l e The hotel use wil l re qu i r e easy veh icu l a r access , with cornme t-c ia l , office and r es i de nt i a l uses fo l low ing in that or de r fo r s t r ong veh i c ul a r o r ientat ion. Th e hote ls use s we re p laced nea r the 1-95 ramp at South Hayes St r ee t as a res ul t of the st r ong t ie bet\veen th i s use and t he automob i I e . The res i dent i a l uses are loc ated throughou t the si t e in order to sa t.i fy the need in an urban environment f or a mix o f uses. This mi x sought i n orde r t o g ive Pentagon City a 24- hour vitality. Th e most s ign i fi cant a s pect of t he land use p la n in conjuncti on wi th the Pha sed Deve l opme nt Site P lan process is the fl ex i b ility a des igner or de ve lope r ha s in t he u l t i ma t e p l acement o f the allowed uses . Th i s fl ex i bi I ity was t he i nte n t of th i s pa rti cu l ar zon ing process . From the guide li nes es t ab li shed by the PGC to the f r amewo r k of the two - phase zon ing/s i te p l an procedu r e , the objec tive Ha s to accommoda t e the needs of a c hanging marke t place. IGN Architectural Conception of Pentagon City A certain character a nd homoge ne ity will be es tab li shed through the ur ban des ign e lements of st r ee t furn i t ure , pl ant ing and pe dest rian wa l kway s . Th e deve loper Hi! I be r eq uired to prov ide these e l ements as desc r ibed in the "Urban Des i gn Man ual" t hat 1 26 s ee Ap pe ndix C for "Urba n Des ign Manu a l." I I PA RK Th e recreat ion a nd le i s ur e time opportun 1t 1es of Pentagon City I wi 11 be enhanc ed by the proposed pub l ic park. Thi s 11 acre park, l ocated in the southwest corner of the s ite , provides a pl easant buffer between the planned high intensity urban development and I the ex i s ting res ide nt ial community. I PEDESTR IAN BRIDGES AND TUNNELS A g rade separated cross ing to fa c ilitate pedes trian movement I across Hay es Stree t near the more intense office- commercia l por ti on of the site wi ll be constructed by the developer . 1 In addi ti on, the grade sepa rati on o f South 12th Street on either s ide o f I Sou th Hay es Street wi ll prov i de easy acce ss to the Me tro entran ce s . Th ese cross ings can be connected to or combined with unde r ground shopp ing concourses c r eat ing unobstructed and protected I pedestr ian circul at ion. I I I I Architectural Conception of Mall A ccess to Pentagon Cit y Metro Station I I !For de tai Is see " Stateme nt of Cornmi tmen t s", Page l, Par·a graph 4 (Appendi x B, Page 45). 27 I DEVEL OPER AND CO UNTY CO MMITMENT S Pr ior t o the r ezon i ng o f the Pe ntagon Ci ty tract and adop t ion of t he Ph;1sed Deve lopment Si te Pl an the Ar l ing t on Co unty Boa rd re qu ired as su r·an ces that. certa in public faci l iti es, community s e,- vi ces , a s we l l as o the r amen i ties wo uld be prov ided by the de ve lope r s of the proposed ur ba n comm unity . There was an equa l conce rn on the part of the owne rs of the s ite , t ha t the p rospec tive pur c ha ser o r builde r/develope r of po rt ions of Pentagon City have a c lear unders tanding o f those r esponsib i lities o r commit ment s t o the provi s io n of pu bli c fac i I i ti es and pr oject amen i t ies wh ich had been predete rmined wi th the adop ti on of the a foremen tioned plan . Al so , there wou l d have to be ass urances from the County Boa rd a s t o the type s , amount and e xten t o f land uses (apartme nt s , off ice space , re t ai l /commercial) pe rmitted within the Pentagon City bounda r ies . A doc ume n t, e n t itl ed "S tatemen t f o r the Provisi on o f Eas ements, De di cat ions and/or Const ruction a nd Imp ro veme nt of Pub lic and/or Comrn un i ty Fac iIi ti e s " wa s made a part of the Ph ased De ve lo pment Site Plan for Pe n tagon City, and was app roved, with r ev i s ions by the Board on Fe bruary 25, 1976 . Thi s documen t s ets for th the st i pulations and ag r eement s purs ua n t t o t h is rezoning . A copy o f the re vi sed St a teme nt appears in Append ix 0 o f th i s brochure . Th e fol l ow i ng pages illustrate t he major deve loper a nd Coun ty cornmi tme nt s wi th r ega1·d to streets , sewe r s and wa t e rmai ns . .. •n Map Showing Typical Street Cross Sections Required by Arlington County 28 15TH STREET SOUTH (B etween S. Ead s St ree t and S. Fern Street) A half-s ec tion of s t reet wi 11 be cons truc t ed a long the Pentagon City block frontage . Ultima t e ly, the s tree t will be imp roved by others to includ ~ a ra i sed med i an and additional pa ving t o pro vide fo r three t raff i c l anes in each d irec t ion. Exislin(l i PROPOSED Reference : " Sta t eme nt of Comm itments" - ATT ACH MENT, Page 1, ! Secti on A- 1 (Se e Appe ndix B, Page 49 of thi s re port) SECTION A-A Ex i s!. 50' R. 0 W Western E!.tcfric (B etween S. Fe rn Street a nd S. Hayes St r eet) r·o · T'T . i " ' f ---l A half-secti on of s tree t will be constructe d along the Pentagon ::.= = ::.=:=· :::= ::L-:...rr ------City bl ock frontage . Ultimately, the s tree t will be i mp roved by =-=--=--=---...::=-..:::.--=-----r::: === othe r s to inc l ud e a rai sed median and a ddi ti ona! paving to p rov ide PRoPosED Ex!S"flf fl for th ree t ra f f ic l anes in eac h direction. SECTION B-B Re ference : "Sta t eme nt o f Co mm itme nts " - ATTACHMENT, Page 2 , Sec tion A-2 (S ee Appe ndix B, Page 49 of this report) (B etween S. Hayes Stree t a nd S. Joyce Street Re located) A half-section of s tree t will be cons truc t ed along the Pen tagon City bl ock frontage . Ulti mately , the s treet will be widened by l others to inc lude a ra i s ed me dian and add i t ional pa ving to p rovide for ·two t r a f f i c l a nes in each direct i on. Refe rence: " Stat ement of Comm i trnent s" - A TTACHt~ENT, Paqe 2, l Sec tion A-3 (See Appendix B, Page 49 of t hi s report) SECTION C-C 29 Joyce \) r, f u I I ( i COil'..• true t ATTACHMENT, Poge 2, 49 of thi report) SECTION D-D Army-Navy Dr i 16' true ted the t i nq of the Ri apartment Commitments" ATTACHt1ENT, Page 2, Appendix B, Page 49 of this report) SECTION E-E 30 One of the alternate street cross-sections shown will be con structed. The existing curb and gutter or edge of pavement will be retained along the west side of the street. Reference: "Statement of Commi trnents" - ATTACHMENT, Pac1e 2, Section B-1 (See Appendix B, Page l19 of this report) SECTION F-F ALTERNATE. # I-U4R SECTION F-F ALTERNATE #2-U5 (Between 12th Street S. and 15th Street S.) A half-section of treet will be constructed along the Pentagon City block frontage. The ultimate cross-section will include 6 traffic lanes and wil I be constructed by others. Ference: "Sta t of it:rnent ' ATTACHMENT, Page 3, PROPOSED Section B-2 (See Appendix B, Page 50 of this report) SECTION G-G 31 Street) The County will require the street to be improved as shown, how ever, the treet may be eliminated or modified in the event that Parcel 2 and the hlock north of the street alignment within Par cel I are planned, designed and/or developed as an entity under final p Jan control. Reference: "Statement of Cormni tments" - ATTACHMENT, Page 3, tion C-1 ( Appendix B, Page 50 of this report) SECTION H-H (Between S. Hayes Street and S. Fern Street) A ful 1- tion street improvement will be constructed. Reference: "Statement of Commitments" -ATTACHMENT, Page 4, Section C-2 (See Appendix B, Page 50 of this report) (Between S. Fern Street and S. Eads Street) A fu II t ion t improvement wi II be constructed. Reference: "Statement of Cornmi tments" - ATTACHMENT, Page 4, tion C-4 (See Appendix B, Page 50 of this report) 32 SOUTH FERN STREET (Between Army-Navy Drive and 12th StreetS.) PROP 90' R 0 W. Th e County may r equi re the cons truction of thi s s tree t according 10' 21' t a' l. s' 10' to either Alternate # I or Alternate #2, or may allow the s treet k, 2-~~-- - -· - - - "J t o be abandoned. Th e dete rmination wi 11 be made at the time of the first Final Site Plan approval on the block con ti guous to the ex isting street. ru·t.= :rr:rr~::r: =nr1= I -,I~~ ...~~ =:c.::.J t tJ _ Refe rence: "S tatement of Commitments" - ATTACHMENT, Pa ge 4, Sect ion D-1 (See Appendix B, Page 50 of thi s report) SECTION J-J ALTERNATE # I-U4R (Be tween 12th Stree tS. and 15th StreetS.) A ful !-section street improveme nt wi II be constructed according to e ither Alternate # I or Alte rnate #2. The dete rminati on of the cross -section i s to be ma de at t he t i me of the first Final Site Pl an approva l on the bl ock conti guou s to the ex i st in g street. Refe rence : "Stateme nt o f Commitmen ts"- ATTACHME NT, Page 5, Section D-2 (See Appendix B, Page 51 of this report) SECTION J-J ALTERNATE #2-U5 33 SO UTH HAYES STREE T (Be t wee n Army-Navy Dri ve and 15th Street S. ) ,______,_P.:_:R_,_OP. 162' RO.W. Two add itional lanes of pa ving will be con s tructed . 1 fl e fe r ence: "Statement o f Comm itments"- ATTACHM EN T, Pag e 5, -· ·r .:1 .. Secti on E 1 ( See Appendix B, Page 5 1 of t hi s report) r111' r ---r- ,. -4------c--- --~~~~~:~ ~----- ~~~~, J_l_~J- PROPOSED Exislillfl I SECTION K-K ARMY-NAVY DRIVE (B e tween S. Hayes Stree t and S. Fern Street) 1 An add iti onal t r a ff i c I SECTION L-L View East Across Soutil Ha yes Stree t Dt Entrance to Pcn taqon CilV Metru Swlion 35 WATERMA I 1\rl i ton County agreed to construct a 12" watermain in the proposed alignment of South 12th Street from South Eads Street to South Joyce Street, and in South 15th Street, from South Hayes to South Joyce St lis tement of Corr~itment ' - Page 3, Paragraph 7 Append i B, 46 thi 1·eport) County 0/i!igation 36 Proposed Water Mains SANITARY SEWERS Army Navy Drive ../ '------..., Th e County has agreed to construct ad equa t el y-sized sanitary sewers in the a l ignment of proposed South 12th Street from South Joyce Street to South Ead s Street, an d i n South 15th Street from South Hay es Street to South Eads Street. The timing of construc tion of these fac ili t ies will be coordinated with development of the Pentagon Ci ty site. Refe rence: "Statement of Commitments" - Page 3, Paragraph 6 (See Append ix B, Page 46 af this report) I ;I 'I ' I I 1: :I ;·f i ·I .I 'I County Obligation •.I q h .. I Proposed Sa nitary Sewers :I i\ ;I 37 the final site plan process The Arl i nqton Cou nt y Boa rd' s approva l of the Phased Deve lopment e . Loca ti on a nd dimens ions o f dr iveways and curb cu t s Sit e Pl a n app li cat ion for Pentagon Ci ty r epresented t he firs t s t ep in a two-phase process l ead ing to Fina l Site Pl an approval. f . Location and general des ign of interior s treets, s idewa l ks It '1i ll be necessary fo r pros pect ive bu ilder/deve lopers to pre a nd open space pa re a nd s ubm i t to Ar ling ton Coun ty de ta il ed final s ite de ve lop me n t plans . A Final Site Pl an can be prepa r ed for the e ntire g . Location a nd d ime ns ions o f s urface parking and loading a r ea p l anned de ve lopment at one t ime or for ind ivi dua l deve lopmen t s tages or pa r ce l Th e overall requireme nt of a Final Site Pl an h. Front, side and rear yard r equirement s i s that i t conform to the set o f gu ide ! ines and p l anning control s estab li shed i n t he a dop ted Ph ased Deve lopme n t Site Pl a n. Th ese '·Exi s ting and proposed Ar li ngton da t um (sea leve l) e l evat ions gu ide ! ines and con tro l s are not res tri ct i ve , a nd off e r a high at con trol po ints such as drivewa ys, ramps , pati os , fi r s t degree of f lex ibili ty to the a r ch itect-p lanner i n the des ign of fl oo r, e tc. bui !d ing s a nd s ite a r eas fo r· r es ident ia l, comme rci a l, off ice o r hote l uses . j. Any spec ia l p la ns o r data tha t may be re qu ired The requ ir eme nts f the Fina l Site Pl a n s ubm i ss ion, abst r ac ted 2 . Ver ti ca l cross sect iona l view wi t h: ft·om Ar li ng ton Count y Adm i n is trat ion Re gu la tion 4. 1 a r e as fo !J o,~s : a . He i ght o f proposed buil d ing( s ) b. Nu mber of stories l. Plot and loca ti on plan a t sca l e 1"=25' show ing : c. Height , l ocation and gene ra l des ign of s tructures proposed a . Lot d ime nsions , a r ea and no rth a rrow ori entat ion above the buil d ing he ight I imit b. Lo cati on (d i stanc e to s i t e lo t I i nes and cente r lines o f ad d . Locat i on and access to und erg r oun d park ing jacen t s tree t s ) a nd d imens ions o f bu il d ing(s ) o r s i te e . Re l a t ionshi p to adj acent lots, buildings a nd str ee ts c . Fu nct iona l rel a t ionsh i p to adjace nt lot s and buildings; pl atting of adjacent bui I dings f. Proposed floo r g rades o f each f loor , inc lud ing basements and boile~ rooms d . Adjace nt roadway me dian s t rips, ex isting a nd proposed open i ngs 3. Typi cal floor p lan with d ime nsi ons s howin g a ll ex i t ways 38 4. Pl an of each non-typ ica l f loo r with: 8. The fo ll ow ing data wil I be s upp li ed in tabu l ar form (whe r e app li cabl e ): a . Location of square foot area of any pe rmi tted accessor y o r proposed cond iti ona l use as pe rmitted by the Ordinance a . Ar ea in square feet of pa rce l b. Ac cess to any accessory per sona l or conveni e nce service b. Max imum allowab l e gros s floo r area uses c . Proposed gross fl oo r area c . Nu mbe r and ind ividua l area of guest r ooms in any hotel o r motor hotel use d. Nu mbe r and type of any dwe II i n9 unit s 5. Plan o f each parking ga rage fl oor (with layout o f proposed e. Numbe r of r equired a nd proposed pa rking s paces (or square spaces) feet o f area wh e re applicab l e; Sect ion 29 - Zon i ng Ord i nance) 6. Ce r t i f i ed map of pa r ce l at sca le 1"=25 ' showing: f. Max imum allowab l e and proposed areas of pe r sona l o r con Ar ea and dimens ions of tract veni ence servi ce accessory uses; restaurant, cafe or soda fountain uses b. To pog raphy a t a min imum t wo (2) foo t con tou r i nt e rva l s g. Pe r centage a nd amo unt of imp e r vious a r ea i n square fee t fo r c . Locati on of a ll ex i st ing und e rground utiliti es s uch as purpose of ca l cul ating storm water runoff wate r, san itary sewer , gas, storm sewe r, e l ec tric and t e le phone cables, etc., both within the prope rty, and in ad h. Area of common open park a r ea (on townhouse p lans on ly) jacent streets 9 . Advert i s ing : d. Locat ion o f a ll s ur·face f ac ili ti es s uch as s i dewa l ks , c urb , gut t er , te l ephone , etc . a . A s ite pl an acce pted by the Zoning Adm ini s trator wi 11 be heard by the Pl a nning Commi ss ion and the County Bo a rd 7. Utility p lan at sca l e 1"=25' s how i ng: f o llowing adve rti s ing and pos ting as spec ifi ed in Sec ti on 32, Subsecti on l of the Zoning Ord i nance (same a s a use a. Locat ion of a lI proposed und e rg ro un d uti I iti es with con pe rmit) nec t ions , changes a nd a ddit i ons to 6 " c" and "d" togethe r with a nota tion as to any Co unty r esponsib ility b. A s ite plan amendment de t e rmine d by the Zon i ng Admini s tra- t or to require County Board app roval will be posted and ad ve rtised as spec i f ied in Sect ion 32, Subsec t ion I, for a Cou nty Board Hea rin9 and, wh e n in the judgme nt of t he Count y Man age r the amen dme nt wou ld r esult in a s ubstanti a l impact on the adjacent ne i9h bo rhoods, fo r a Pla nning Com- 39 • mi ss ion Hearino . appendix a. soil boring logs ...... 42 b. statement of commitments ... ·. · ·. · · · ... · · ·. · · · · · ·. · .. · · · ·. · · · · · · · · 45 C. urban design manual · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 52 d. arlington county board- zoning approval minutes ...... 68 \ j I I I I 41 I b. statement of commitments The developer agrees to provide the following easements, dedication of land and/or construction and improvement publ community facilities PENTAGON C1TY STATEMENT FOR THE P~OVIS10N OF to the extent and at the time indicated herein r:ASEMENTS, DEDICATIONS AND/OR CONSTRUCTION AND IMPROVEI4ENT OF PUBLIC L Streets: See statement attached hen!to. AND/OR COMMUNITY FACILITIES (A Part Phased Development 2. Parks: The developer shall, at the approval the first. Site Plan) of the final si.te plans, convey to the County Arlington Board february 25, 1976 indicated as "Parcel 4 Park" on the Phased contains approximately 13 acres including the streets and shall be parcel shall be conveyed to the County on DeveLopment Site Plan. 3. The developer shall area ln the adjacent street as indicated Plan as "Aurora Hills Cl.'!nter" for l.ibrar·y, fire O::mveyance wi 11 made immedtately following ment Site Plan. 4. Pedestrian Bridges and/or 'runnels three pedestrian/automobile separations - l - 45 t.h(~ Phased Development S ,i t~ Plan , the exact locatio n o f the barrier- free 5 . Urban Design Elements- Stre et trees , grass planting strip, bus poE'destrian qr,:H.h~ separa t ion will b' approval. . Such S(;>para tions may be br~dge s or tl.l!\tlels . Developer also reserves agrees to prov ide the Urban Des iqn Elements i ndic ated i n t he plan sub mitt e d a s pa rt of the Phased Developmen t Site Plan a nd discussed i n th£• a ppli c ants mal l!> o r p l llZ(l'S nnd tnilY he ab()VC n r below grade o r at grade if 12th Sr. n~ et :i. s a ccompanying document : " PENTAGON CITY URBAN Dt·:S TGN MAN Ul\.L FOR PUBLIC STREE1'S e .liminate .:tl th ..:> time t l1 <\!" t·ht~ po.ttlons of th ~~ proper ty tha t. conut?ct and relate t. o them pian submiss ion s hall inc l ude a detailed planting , s t r eet furniture-sidewalk If at ~ pr~wid ed , dev el op (~ r may elect to install them plan and landscape pl<'m for the pr oj t~c t. DE,veloper r eserves the r i.ght. to at th'i! time 12th Stn.•e t i s construc t e d . If tunnel s o r bridges are p r o v i ded grant easements or t o dedica t e the areas o f the walks a!,d/or tJJe planting othe r than as a (;Omponent of J;noject c.-:mst r uf:tion , they wi l l be dedic ated to areas, the locat i o n a n d extent o f subterranean a nd /or a i r r ights deve l opme nt tmd mct in ta 1 fl')' I by t.h~ r:nlln t y. The d <:- Vf.' l o per sh·lll b~~ r ~ qu 1 red t o cons tn1ct wi thitJ areas o f easemto nt" o r df.~di ca t i.o u shatl be determined at th<: time of final O t fu '!. 1 cos t c onst: rw:;?:inn for r equi r ed b u rr if"r-frel!"! grade site p lan approval. The develope r shall be red to maintain landscaping s eparations . along sictewalks aud s hall s ubmi t a. landscape ma.inte nance agreement wi th the {al \Vhere a dcv ,~lvper chooses not to construct rl .r·:!quired barrier- free find! site p lan submission . gra. d~ separdtion , thP- at;t.IJal e stirr.a t ed cost of constructio n is t o 6 . Sanitary Se\•ll=r: The County agn~es to cons t r uct sanitary sewer im- es tabli !::;h~ d .:1 t the time of final p rovements in South 1 2th S treet f rom Sou th Street to Sout.h Ea.ds Street sit\'\' plan a ppr ovi:"ll , allri s hall Oe placed wi.th Ar1in~t o n County in a n f o r a. distance of appr o ximate l y 2, 700 f eet with s ize running 15 , 18 , .21. and esc!:0"'' acr::oun t f or said con struction . Such payment will be r equired 24 inches a. nd in South lS t h St r e et fro m South Hayes Street t o South Eads S treet pd.(.lr to the ·:tppr oval o f .._'\building pe r.mit. for the projec t ami in- f o r a dis tance o f appro ximately 1 , 9 25 f eet With a siz e l"' f. 15 inches . t."!:Ct u.a) construction cost. pro jected t o t.he 7 . Water: rh ~ Co unty aqr€-e s to t.IH! fo llowing water ma.i n enlargements est:iznated >:<.>ns tt:Jct i o n date . a s c on ta i n ed i n t he Phased Develo pment Site Pl a n. {b) Where a develope r doe~ nnt control both faces o f a street at a 12th S treet So u t h South Eads Str eet t o South J oyce Street crQ~~~~ov0 r, o ne-ha.if of t:he co5 t of Cllrts t n.Jc t .l. o n shall bl? pl a c ed 2 , 70 0 lineal f$"2et - 12 " wa ter m.-1in _§~_th 1 5th S tr: ~e. ~. South Hay~? s S tre~t tc Soutb Joyce Stn:et - 2 - !.I'S OO lineal f eE:" t - 12" wa ter m.a t n 46 - ) - In addition t o the above, the fol l o wing .impro vements may be required t o Nursing Home Site in a manner whic h could allo w the d evelopme nt of a campus- increase the min imum size o f water mains t o 12" diameter: type facility providing a wide t·ange of types o f housing accommodations, g r o up South FeE._n St reet~ care and nursi.ng home facilities for the elderly. 18th Str eet South to 15th Street South 860 lineal feet - 12 .. water main If efforts to pro vide suc h housing are unsucce ssful by the time the fir s t §.~~X!!_~!:. final site plan i s approved , then the develope r shall convey appro ximately Property Limit to 15th Street South 600 lineal feet - 12" wa ter ma in thr ee acres, Jncl uci ng related easement areas, t o t he Cou nty f o r s uc h purposes. The developer shall prepare construction working drawings for all water- Such acreage shall be located in Parcel 5 ad jacen t t o th(~ Nurs i ng ik1 m(~ Site . mains indi.cat ed i n the Phas ed Dev elopme nt Plan prior to dev elo pment o f any 1'he deve l o per shall feserve the right t o rev iew and appr ove the s i te plans part. of any parc el of land. and building plans for the nux:s ing home and ho using units . Appr oval shall not B. Storm Water: The County agr ees to replac e 320 feet o f off-si te be u nreasonably wi t hhe l d . s tox"lrl sewer. If the developer produces any-part o f the 300 uni ts , the ac r e age t o be 1\ sto rm water management plan for the site shall be submitted as a pdrt conveyed to the County shall b e r educed accordin gly. o f each final s ite plan. 11. The developer s hall c onstruct t.he following bike trai l s , c onc-utrent 9. Nursing Home: The develo per a 9 r ees to attempt to pro vide a nu rsi ng wit h s i dewa l k co nstructi on and at a d esiqn t o be determined with the approval home loc ated in Parcel 5 . If such effort. i s unsuccess ful by the time the of the final site plan . Th e bike trail shall ~xt end t:h ~i t e xisting bike route first final site plan is appr oved, then appr o ximately three acr es , inc luding at South Joyce Street and Army -Navy Drive t o South Fern Str eet at 15th S treet, related easement areas, s hall be conveyed to the County f or s uch purpose or South , and provide connections to the Met.:ro Stat.ion and t he Au r ora Hil l s Center for the purposes set out jn Condition Number 46 of t he attached County Board a nd adjacent park . Minutes . Such acreage wil..t l ocated in Parcel S , and ind.icated on the Phased 12. The applic ant shall r;oti fy the Zoni ng Admin i strat.ot· immediately Develo pment. Site Plan. f o llowing each sale o f p r oper ty as to the: 10. Subs idized Hou sing for the Elderly; The developer will atter.tpt {a) Squat't! fee t of p rope:r:t~y sold. to p r o vide 300 s ubsidized units f o r moderate-income elder ly residents o n {b) Loc al {Parcel number). si.te at l ocat.ions within Parcel S . Such l ocations ~>ha ll be related to the {c) Use and density committe d by the s ale - 4 - - 5 - 47 13 . Subjec t' to t h e itppro vdl o f the C:Ouoty 1\tto r- ney , t he deed o f c o v enant s ut"Jil\itted by t.ht• appl icd.n t (1\ t t J chment "A") shall be reco n"led pr i o r to the fir~t fin.'ll site plan appro val . At tra~ time o f final s ite plan , the own er s hall make his best f.•ffor:t s t o provide s i.tes up to o ne a c re in s ize coo i·d i nated wi th the bui ld.i ngs to o ffer urban p ark spac e for lunc hing and s tro llinq. somP. portion o f whic h may be in paved plaza . 8. The d~P.velope r i s e ncotl r aqed to provide a p l a n at the t i me of fi nal sir-e pl.:ln f o r encouraging n~du c t io n i n o f fice park i nq by me of pro vid ing l rtc •:> :,tlve~; f o r c arpoo l s .1nd r.ransit usage. c. devalop the p .r o perty in S IJf.":h a w dy <1~ to impro vP t.he b >Js-rail tr"lns f e r: f-'O .Sr.~i b i tit ie s at the PcnLV-JOrl C ! ty M~; t ro S t~1 t io n. D . AOo ve-':}round par.ki nq structures s hall be diSCOllra ged . E. At thE:> t.ime o f final sit.e plan, building heights o f up t o 22 St0Lic.s fo r not mo r e tha n four apar tmen t. amVo r ho tel huildinqs shal l ta"' r:ons i d,.:n ed , f o r t:he purpos~. of im pro ving th~ o ve r all - .-, - 48 AT'r ACilMENT 2 . F r om Sou t h Fern Street to South Hayes Street--U6R--The applicant _§~~ - fo r_ , _~~~£~.!~n;.ents , _P.~_!.~a n ~/or Const.ruc tion will construct a h al f section a l o n g i t s front.age o n t he souths i. de of sai d a nd I mprov emen t of Streets and Hig hways stre~t wi th t he curb face approx imately 47 f e et from the e xis ting centerl ine . l n gener al the applican t commi t s to the constructi on of stree t improve- The r ema i ning i mprovement or wi dening alo ng the Western Electric frongt.aqe me nts a nd/or widening as de tailed he reafter , and the rights-of-way for same s h al l b e by o ther s. Al s o the f uture ra i sed median wi l l b e c onstr u c t e d by shall be a chieved o r pro vided i n the form o f easements and/or the dedicatio n others. The l oca tio n o f futu r e median c r ossovers will be determined at the of f ee simp l e title with tl1 e possible rete n tion or res ervation o f s ubt e r r a nean time o f fina l s ite p l an s ubmission . and/or air rights use by the applicant/builder/develope r . The developer sha ll 3 . From South Ha y e s Str e e t to J oyce St r eet Re l o ca t. ion--U4 R- -The d ev elo pe r construct the total frontage of street a nd sidewalk r equired on a block f ace shall construct the no rth half of street secti o n, sidewalks and median of South commensurate wl th the firs t bui ldi ng c o nstruct i on t:m t he b l o c k face . on ,Jo y ce/ 15 t h Street - from South Hayes Street t o South Joyce Strt~ et r e l ocation cor ner l o t s , c o nstruction of the total bloc k f a ce frontage s hall be r equired (i . e . approximately 35 feet of paveme n t fl:::·o ru c e:ne.r:l:i ne wi t h c urb a nd gu t t e1: only o n the longer side and t he building s ite frontage only on t he shorter along the north side} . The r emainin g half secti o n along the f r o nt:.aqe of the si.de . The dev«!loper shall landscape all medians to t he s t a ndards e stablis hed proposed p ublic park s ha ll be c o nstr u c ted' by the Co unty. Th e l ocati o n o f future i n the Urban De s i gn Manual for s treet tre e s . The street sections U4, U4R, US , me dian c r ossove r s will b e determined at the time o f f i nal site plan s ubmiss .i()n . u6, U6R a r e detailed i rl the Urban Design Manual . 4 . F r om Sou th Joy ce Reloca tion t.o Army/ Na vy Dr ive- -U4R- -The applicant A. c omm i ts t o the construction o f the c omple te pavement w.iden i ng wi t h curb a nd l. From SOuth Eads Street to South Fern Street- - Ul timately U6R-- The gutter along its ft·ontage of both parcels 1 and 2 o n the east side of said applicant c omm its to the wi dening o f a half section {47 ' :!:. o f pavement from s t reet thereby r etai n i ng the existi ng curb and 91.1tter along the frontage of center l ine with curb and gutte r on t he north s i de ) o n its frontage o n ly , u ti- t he River Bouse a partme n ts . The raised median wil l be cons t rw:: ted by t he l izing the centerline e stabl ished by the t - 595 plans and the e xis t inq c enter- developer , subject t o the median breaks be.i.nq deter rnine d at the time o f line o t" 15th stJ.·eH t wes t the I -595 con struct i.o n limi ts . Al so the f utur e fi nal site plan . raised median will be co nstructed by o t hers . The loca tio n of future median B. crossovers will be determined at the time of final s ite p l an submi ssio n . l. Fr om Army/ Navy Drive to 12th Stree t South shall be designated U4R, t:: S to be d etermined -."it the t ime of the f i rs t final si t e plan approval o n the block. - l - - 2 - 49 or widening in accord with the 2. From South Hayes Street to South Fern St.reet--U4--The full street frontage, and on t.he east side of said section and sidewalks on 12th Street, South, from South Hayes Street to South curb and gutter and/or edge of pavement along Fern Street shall be constructed by the developer. section St.h or center lane will provide 3. From South Eads Street to the East-"·U6---The applicant has no commit- and/or permit ,'1 paved flush ment to the future widening of existing Street and the same shall be con- structed by others South--U6-- The applicant com- 4. From South Fern Street to South Eads St.reet--U4--The applicant. com- i ts frontage on west side mi ts to the construction of t.he full c r o s s-section of approximately 51!. feet provided or widened on the from face of curb-to-face of curb and said width construction will be pro- vided at the time building const.rnct.i.on t.he adjoining or abutt.ing devel- r>pment t ract/block or parcel. St:reet--The applicant commits South Fern Street --·-~~ --~-~~~·~- - - the cr)rr i.dor d0f lned by the l. From Army/Navy Drive t o 12th Stre et South- ···:shall be designated U4_~, the Phased Devel- US or be abandoned to be determined at the first final site plan approval on the block--'T'he applicant the widening the full .satd stre~t alicrnment 'Nithin parcel or complet.e cross section with the majority the construction widening oc- Pntity under final site plan curri.nq along the east sidf?' of said street. US street widening will permit along this qeneral a 5th or center lane for continuous left turn mo vement in either direction and/or: entire length be - a painted flush in ,:tddi tion to existing raised median on Fern Street segment at Army/Nav·; Drive 1nt:ersec tion. eKisting r·aised me d ian with its section. left turn lane wi 11 be retained.) The shall construct. the fu l l street on the block. .if section and th~ median for the tJ4R sec tio n, determined necessary at the t i me of final s ite p : an a~.,proval. will be determined and l ocated 2 . From 12th Street South to 15th Street South--shall be d esignated fast mo ving through traffic f r om conti nuing s o uth on Joyce Street i nto the U4R or OS , to be determined at the t ime of the fi r st fina l site p lan approval Aurora Highlands Community .) The County is committed to t h e construction of on the block--The applicant c otm\its to the c onstruction necessary to widen this this relocation, at the time of the construction o f the South Joyce St:r:et.!t/ street to the full o r c omplete U4R or US section. 15th Street South e x tension. '!'his relocation will be con struc ted as a 40+ 3 . From 15th Street South to 18th Street South--U4--In general, the foot cro ss sec t ion from curb face t o curb face wi th a trans itio n i nto the exist ing street conforms to the aforesaid c r oss section , and therefore the e x isting pavement to t he south. The developer shall be r esponsible for the applicant neit.her foresees nor c ommits to a ny construction responsibility fo r relocation a nd reco n structi o n of the ex ist .ing 200;:_ parking l o t pn~se n tl.y said street. l ocated east o f South J oyce Str eet opposite the River Bouse apartments . E. :=;outh Hayes Street G. Army-Navy Drive 1. Fr om Army/ Navy Dri ve to South .Joy c e Street/15th Street South Inter- l. From South Hayes Street to Sout:h Fern Street--U7R-- 1'he applicant com-· ser:tion--U8R--'t'he applicant commi ts to the widening of this section o f South mits to t he c onstruction of a n additional 12 f oo t along its property fro nt- Ha yes Street to provide t he t wo additional 12 foot lanes along the applicant ' s age and on the southside of said street. frontage and o n the west s ide of South Hayes Street . H. Parking formulas 2 . From Sou th Joyce Str eet/15th Street South I n tersection to South Fern The develope r sha ll provide parking by the following formulas unless Str eet--U6R--This street construction shall be provided by others (WMATA and/ othe rwise approved in the final sit~.(>; pl an: o r Arlington County) , and the a pplicant bears no construction responsibility {a ) Apartment - One a nd one-eighth space per unit f or the fi r st 200 units, one space for each additional unit . for s aid str eet along its pr o perty frontage . The applicant shall convey upon (b) Hotel - One space per unit . approval of the Phased O@velopment Site Plan the a r ea shown on approved ru:- (c) Of fice - 708 sq . ft . each 1., 000 sq . f t. oi gross floor a r ea ling ton County p lans f o r South Ha yes Street - 18th Street . Sout h, between ("C-O '" Code) . Army - Navy Drive and South Fern Street. (d) Commercial in major retail cen te. r, apartments and hotels - one space I 200 sq. ft. o f floor area (excluCinq f. South Joyce Street Relocation colTillon a r ea no t des i gnated as comme rcial use). {As .indicated o n the t ransportation component of the Phased Development (e) Commercial within office structur-e 708 sq. ft:. I each 1,000 sq . ft:. o f gross floor area . Site Plan, s outh Joyce Str e et is to be re l ocated so as to intersect the pro- posed 15th Street e xtension at o r c l ose t.o a righ t ang l e , thereby discoura.g i ;:.q - 5 - - 6 - 51 c. urbar1 design tnanual The Pentagon City development an easily recognizable identity and chara¢ter. To this end, certain of the urban fabric can be PENTAGON CITY standardized and repeated throughout the URBAN DESIGN MANUAL t o effect this desired FOH PUBlJC STHEET feeling of homogeneity and identity. AND PEDESTRIAN AREAS (A part of the Phased Development While the Phased Development Site requlations do n:quire the Site Plan) formulation of a called urban design its submission t o Arling- 1971) ton County f o r consideration, the planning has requested that Cafri tz- Tompkins develop these certain standards applicabl e to pedestrian ways and landscape for the arijoining Thf'reforc, report. containing and standards which will guide desigt1 of pavi.ng, graphics, and stn~et. furniture wi t hin the public rights-of-way easements, is pr·esented as a part of the Phased Development Site Ple.n effo:rt to comply with the planning staff request. Prepared For The parameters set forth in this not unduly restrict the The Cnfritz- Tompkins Group designer's flexibility or imaginative an:;:hit.ectu.xal solutions on the various By ,jevel.opment parcels; however, the primary p u rp<:Jse of an identity, character Dewbi~ rry, Nea ion and Davis and homoqeni t.y should par~1.mount. 8411 Arllngton Boulevunl Fairfax. Vi rgi n.ia DESIGN OBJECTIVES consistent. Safety and security should be maximized means of 1 ight and open construction, ample sight lines~ adequate illumination, and avoidance The development of standards and policies which wi 11 guide the design or of concealed spaces. Suitable pedestrian environments should be provided selecti.on of materials, styles and locations for the various urban design through amenities such as benches 1 plantings, and street furniture. elements within the public spaces must be predicated on an acceptable set of 7. Horizontal and vertical movement continuity should he provided. objectives. The following objectives or design considerations provide the 8. It is desirable to facilitate travel between the various pedestrian foundation f<.n tlte policy recommendations .:md standards which are contained levels through the use of escalators, ramps 1 and related devices, in the subsequent sections of this manual: Stairs generally should be avoided because they difficult to Uni- pedestrian walkway system should contain a certain degree of formity of pedestrian levels should be maximized minimizing standardization as to impart a sense of unity and identity. abrupt grade changes along major travel paths. 2. Pedestrian walkways should be carefully related to existing and 10. Pedestrian ways should provide sufficient flexibility. proposed Many key elements could operate independent: 3*. Pedestrian walkways sh<:mld be natural ex tens ions of buildinq plazas, links could operate only during daytime or concourses, public 11. Economical and realistic developmen1~ 4. Home-to-wQrk travel by Metro should be encouraged hy providing achieved by {a) balancing investments in pedestrian facilities with at1:ractive short walking distances between the Metro (b) utilizing, improving, and expanding station buildings. possible; (c) coordinating development of walkways w.ith building s•. direct pedestrian routes should be sought for minimizing programs; {d) providing a high degree of WL\lk.inq changing building plans and schedules; s.hould safe, attractive, and convenient to use. expansion of the pedestrian movement Routes simple, dir· ect~ natural, and continuous. Pedestrians should able to identify locations readily by particular visual features 1 such as signs and along walkways Direct.ional signing should be clear and •shall be attention in FinaJ Desig-ns. 3 - 53 largely a :·unction of the int.ensi ty of and proximity to the principal pedestrian generator (i.e., the metro rail station). All major: sidewalks or objectives is shall be a minimum 12 feet in width with an adjacent 8-foot plant.inq area. The formulation All minor: sidewalks shall be a minimum of 10 feet in width with an adjacent of design standards 8-foot planting area. the design o Pedestrian grade separations ei the:r as underpasses such as the of public spaces tunnel connection(s} to the mezzanine leve1 of the metro rail station or as overpasses will be provided only at those l o cations where the heaviest pedes !. trian volumes would otherwise conflict witt1 Lu::ge volumes of thru vehicular primarily of a traffice and further, where the provision such grade separations is ec:o- nomically realistic: {The location of gradf:~ separations is as shown on the ir.tportar.tly, the Phased Development Site Plan}. of the blocks o Pedestrian ways should provide a minimum vertical headroom of 8 to d e velopmE>nt feet and a clear walking path of at least S feet. wide. whi.ch diagonally tra- 2. Land~capi~.92.~~ Screening herein as the "metro o Public streets bordering the :several blocks which comprise Penta corridor will be built gon City will be planted with street trees. and the exact_ ,"iliqnr:tent, o Landscape screens utilizing evergreen plant material will be final site plan. utilized between the public street or pedestrian right-of-way or easements and , the above grade parking structures, thereby minimizing the visual impac t of what depending is typic,3lly a rnonol i thic structure. to be o Screen planting strips, which include the use of eat·th berms, will be located adjoining surfar:e parking h1ading areas a s 4 - 54 - 5 the v isual impact upon motorists a nd pedestrian s o perating within the public 4. Street Furnitur e street or wa lkwa y system. o Me dian plant.i.nq shall be the same as t he requir eme nts for s treet Street f urniture consisti:1 g o f benches , refus e contalners, bus trees (50 ' on c enter). s helters, and pub lic telephones will b e provided i n the pedestrian convenienc e o L..'lndscape screens including the use <)f architectural f e nces or and/or r est areas . These conveni ence areas will be l ocated at select ed bus wa lls and evergreen plant material will be utilized adjoining refuse collec- stop l ocations and public str eet inter sec tio ns as well a s majo r intersec tio ns tion areas t o minimize their visual impact on the motoris t and pedestrian betwe en the public pedestrian r o utes. operating wi thin the public street and walkway system . St·r·eet f urniture ma y consist of wood., ma sonry and conc rete materials, o The sel ection o f trees, shrubs and other plant materials should however, maximum us e of natur al finished wood sho uld be e ncouraged. be based on a c onsideratio n of hardiness both in terms of the regions climate I n addition to pedestrian conve nience and/or rest areas , l.t may as well as the microclimate associated with an urban environment. Tree selec- be nece ssary to locate selected street furniture such as refuse containers tion should recognize the need for low maintenance and , there f o re, the use o f at other s trategic points a long the public s treet or wa lk.,..ay s ystem. That deep-rooted and non-frui t bearing material shou l d be e:1couraged . is, the placemen t o f certain fac ilities s hould not necessarily be confined 3. Pav~ to the groupings o f street furniture OCC11rring at the pedestr ian convenience o Paving mater ial and treatment s hould be used to disti nguish a'nd/ or areas. differentiate bet ween the public pedestrian syst ~ m and the adjo ining Frivate Benc hes as well as other street furn iture should be ftxed in place areas. o It woul d be inappro pt·iate , at this stage of the des ign process , to a nd constructed of durabl e and maintenance free ma terials. s elect a detai led paving matet·ial or technique that would be compatible with The r e fus e or t r ash container syste1n should have , as a pri.me all o f the varying d esign sol utions wh i c h will be utili zed on the development consideration , the fac ility o r ease wit h whic h trash may be coll ected. o f each o f t he sever al pat•cels. That is , suffic i e nt fle xibility should remain Benc he s witho ut bac ks shall b e used p r imarily i n very active .1reas fot· the p ublic pe destrian r o u te which traverses most of the individua l develop where peopl e will sto p o nly for short time periods. Conversely , be nches with ment bloc ks diago nally (Metro Pedestrian Access Corrido r), howeve r, the traditio na l backs shou l d be used in con junction "With t he public str eet. and pedestrian o r t ypical sidewal ks adjoining the public streets at the perimeter of each block system wh e re people t:'la y 'W ish to relax outdoors . {The more passive pedestrian will contain .a s tandardized paving treatment thro ugho ut Pentagon City. - 6 - - 7 - az:.e as of !1 e n t ilq(,o n Ci ty will u nd o ubtr~dly be confined large ly t o the p l azas , The use o f symbolic s i gns a nd pictographs f o r directional , in- mulls an joininq the publh~ streets). Regula t o ry and/or warning signs should be b ased on the standa rds 5 . Th~~ policy r e cot!'!rnendat i t.ms p r o vidi ng guidancf.! in a design frame- for~_reets and Highways a nd approved by the Federal Hig hway Administ r ation , work for siqns ,J nd graphics are l i mited t.o the st r eet .and public wa l kway sys- U. S . Depar tment o f Transpo r t ation . tems , T he illustrations p r esented amonq t lw des ign standa r ds do not r: epresP:nt Identification signs freqtlently wi ll repres e nt an interface fi n al solutinn~~ but r ~\t.he r the mos t v iable des iqn di rectio ns in th~ between t he publ i c sys t e m o f graphi cs and the graphics for individual buildi.ngs cnnStll tan ts judgment . o r private development . All destinations with direc t access from the public 'The i. n fonnation system o r sign classifi cations may be divided wa l kway system mus t b e c l early i d en t ified. 'the lettering , s izes , mater i als, into the functions served by each sign , sud1 a s : and guidelines f o r p l acement will be sp~ c ified in the f i nal g raphics plan {tal Dl l'f·) Ctl on ;:t l--dire~c ting l lS~~r · from a ny origin to des t i- o r ~t·og r am; however. . the style of the si.gn face should reflect the style of nttion . the graphics in t.he i ndividual buildi ng o r development. The fina l graphics (b) Con finnatory--confirminq the (;o r. rectness of his path plan o r program wi ll be f ormulated a t the time o f f inal s i te p lan pr eparation toward hi.s destindtio n . a11d submis sion. (-:;;) Inft.JrtnatiorHll Letteri ng size and material5 s ho uld, in gener al , be con sist~Hlt {d) Identification t h r o ughout t he pubtic walkway a nd street system. tel 11egulatory--priroarily for traffic con t rol Veh i c ular traff i c a nd pedestrian control o r regulatory signs s hall D i .r~<:tion at a nd Info rmational S i gns wilt be l. ocJted .J.t street be in accord with standards and designs a cceptable t o the Arlington County i.ntersections of public wa l kway system. Depar tment Transpo rtation and/or the Vir qinia Departme nt o f Highways ar1d tt, format i o na l and directional signs should be utilized t o c l e arly Transpor tation. identify and separat@. t:h~ ''metro pedestriiln access cor r idor s .. fro m adjoining I dent i ficatio n o r i nfo rmat i onal sig ns ident i fying private establ ish- plazas and/or pnvat t? wath-ways. ments o r buildings whethe r the same a r e within t.h.e public area.s o r private areas shalt not be subject t:o t hese policies o r standards. However , qraphics design - 8 - s t andar ds f o r said siqns :shall be determined a t the time o f fi n3l site pla.n 56 I s ubm issio n. 6. Lighting DESIGN STAN DARDS AND GUIDELINES Guideline s for lighting, design a nd l ocati o n within the pubLic street and walkway system areas will be governed by s ttm dards and c riteria This s ection of the m.;t nual p 1 ~e se n ts o r. describes th€~ detdi lt:!d stand ~'ird s a cceptable to the Arlington County oepart.lnent o f T ransportation as wel l a s f or each o f the elements o r subsystems which comprise t he public street and the Vi rginia El ect ric a nd Power Company . walkwa y s ystem, including sidewalks, str ee t trees. l andscapi ng and screening , 1'he s election of luminar designs a nd light sour ce types {mercury paving , street furniture, s igns and g raphic s , and l igh ting . vapor. incandesce nt, etc .) for the i nte rior o f indi vidua 1 development blocks The info rmation presented in this sec·tion wi..ll provide design guidelines and parcels we l l a s t hat for the ''metr o ped e s tri ~1. n a ccess corri dor s". will for the public spaces whi ch will be developed or impr ovt..~d at different times be determined at the time of final site plan preparation and submission. over a per iod of 10 to 15 years and undoubtedly by different bui.l der /d e v E:~l opers The formulation o f the l i g hting concept and design for ma jor Consequentl y, the i llustrati ons are o nly typ i cal sol uti o ns whic h must be inter- pedestrian s p aces a part of the final s i te plan preparatio n should con- p ret.ed and applied t o a s pecific si tuati o n. Inevit ably , a l ter.,'l.tions a nd ad - sider the follO'Wing guidelines : j ustJne nts will be necessary as additional informiltion is developed f o r each - utilize building mount ed fL' - pr ovide a pedest.rian scale in height of ll.uninar ranging to a large ~~x te nt, upon the co ntinuou s use o f the pr inciples establ J.shed in between 1 5 and 20 f eet with spacing as r equired this and the p revious sections of the manual . - ut i lize warm lightinq s ources s uch as col o r correc t ed me r cury vapo r lamps as well as some incandescent light sour ces (warm light refers to t.he color tending more towar·d a r ed-yellow s p~ct.rwn of Li g ht. as co ntrasted with the cooler l ight effect associated with d blue o r " cool" coloration ) . - The applicant s hal l provirle to the County Soard further infor- rna tion reqarding: {a) Lo we ring the pedestrian lighting to 13 feet . - 11 - (b} Loweri ng the street liqhting to 35 fee t in height . - 10 - 57 :i(l , r'"P1- --··------·-···\ !4TC Al'-eA·------ 1Yt""ICAI- - 12 - - 11 - > t;;n:LeeT-<7; GTf2-eET'7': • I'?;Tl17'f. 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':.:: ;: ) · \V~~;;; P ~ ~ A:.Ji?-n:-:A:-1 ~ne LOW . e= VEF-GP'....en ~rrv\-'IW 62 , I 1-t:::==:::::;=-- ::;coFet? c.-~~~ ~en-r ~:;;:::-~~:_;::::::::::::::·=- - !""~ C:?.1::;fCIE · N I Tr ~ I< --EXP'0-950 ~!::@~6 ' ~.~ . . · ~ ~ ' ' -- ~.- :). -· ' FU~ITU!Ze 63 I I / I 1= = ~ : - ~ - ~ I I .,__.,.; ,. =~~J ~ --·-- ' 'J.}'Ir r. ., II ~- - ~~" · ·' •!· ·,. -T J %'%~. . -or;!·~ / ~ACCE!% ~-~~r;r.Ja:n1- "'r(I"'1CAI.- 1!1oerrH WITI1CIJ'r Mel'- ~ ~ li'l!CEPT: '----- ~CAt.- ~ ~c:tl . !______fW.tiP' 71~ "'f'HIZU CUJZ& OJT '"TYPICAL ~G ~TOP ·"' to metro 1.-E.TT~fl&- ·· ~ -j 1YP'S : Helvetica Medium CU~i"'!~ • ~ \\i S~;. ' OtP-eCTiOn COLOr:z. ', yYHITe , ' . bus stop /f" f?At?e. M6.TeF1A!.- : TH~ET 'F"'l-A<7 T l C cow;z.. ', &;<:aWn AZA~ Ic ·. e;.!..JC ~ Ar1C'C::1 ;;::7 AUJ N\ ill~ J J\.1 nOT~ ', THE IYP"e Fb.CS O F 1..-eTT(:;.:Z-Jnb U?CD on 1rrn::.R~;.... ~ ~. E:..D~.~ enT -?~Gn.:..c;E ?M:?UL-!:7 r1?T ~ :.,;:; FE?"'i'"f4Cicl7 TO -:7-J.:-r.;; ' f?eF-Jr '7Tl':...E:7 Tt-!17 Y~l--17 HEI--r' L.S7-:7en V1 -?LJ.6..~ ~'\On::7T01"7'1 . iYPICAL.. PIC TOG;;P.Ar'H 65 - 26- -27 - ' ~· ·0" I . ' t?\0:-i - \\'~~,7::;. r-~~~i:T § @ ® @ on f""'",...J\V~ rto entr;, '3t"eed !;,.a !V.>f'lll'¥.ins ~~e(0:z:-=-. ~,:;---:.s. .:.· ~"'•s V:">" TJ-:~C.~"- TAn··::~:'. · r";.....Y,>7: ~: f::.-GE ' +I F~.\1!:·~1-'- .!>('~::;["'-:; ~~~::;:,.:\; , -6~:s~ v .!J:·n~;,.,~ , W~'::'./-':2 "TV"::."'= ~ ~-r-~:--~·-"~~ c:r-r~· "! ~\;;.-.<-, "'"it-'~· . '·<" ~ '-"'~·::':f• 1"+-'.l-~ : .. r·.!:.,::: .:.;:, ,:t ~~.~~_..:~ .::~.:;;;. :-:t ·::c~~-:;.. -vi:·~--·~ · r~e. t· · ~.j r ,...... \.~~ .. ) 4·;f -::~-';l.."r-, i¥1~ ,\\J-'y ~ ~~";:'~·:;...:,1 /~~·. .2),.;:::-r: TYPICAl- ~T~eeT 66 -----=~ TYP'"E ' 1/EPCO erc~m r -r ~T.,.-::_ \2- !1 JIO"\;...oo'' I '• ,..:.-"I U',IL ' I tr'"'~ 'j t'' nl HE.i0HT ; -?7 ' ??"~ :nJ: 1'2..0 ' ! (}() I ~ r1 , :.~~~ . ---.:;-nz.ee:T------\.... 1----6HT 67 - JO- d. arlington county board- zoning approval n1inutes 1. Thi• e ite pla n i s a pprovll!d subjec t to t h e s u bmi t t~S d Sit• Phn . t he Stit. t e~~~ent t o r the p rovi s ion o f E asel'l~n t s , Ded ications and/ or Cons t ruct i o n and I tn oro vf'llllent o t Pu b l ic and/or Col!'lmu nl.ty f'a c:ilitiea .1on.-! t.hfl Penta'9on C i t~· Ur b .,n O.a s i ;n -"!anua l tor Pu b lic Street and Pe d t'l stria n A:rtM .I 111 each ct t he s e d oc:Ufl'le nt s 111 a y b t~ uotnd ed b y t he f o l lovlnq condlt.lona . Jl.e c es u·d Sess ion o ! t h ~ Co•.mt y Uo a rd o r "'rl i hq ton County, 'll r q in u, h e ld a t t.he C;:.u rthc ~ s& t:..er~cf •:r: ;;-:- !:. """'$O <' Y· 'Fe-b r>t US ! BY PARC EL - PtNTA.CO N C I TY t:..t.e:N M, aoz~A :-< , Ch .a irma n .:'OS f.PH S. lo.'HOLEY , V i c e-<':h.s i:-m"n Of'FICE COMMERCIAL HOTtL A.PAP:TKtNT ARU FT. OO ROTHY ~ . ~<10 "0.' 05 , M,.!!:>.b'l! r so . SQ . rr . UNITS UNITS WA LT ER L . FRANKL.ANfl, JR., Membe r .... " 760,000 650,000 l , 700 l ,l'>O JOltN W. PURDY, ~ W1Ll.1A."l HDG fl £ 5, Dl.r'l'c: t o t· of ~:nv!. roMm ent al A!t Pa rcel F l~ shall i n c lude • three-•c re s ite t o r a nur s i ng home " i t .h up ON TilE COU NTY BOARD ' S OWN •IOTWN !AT TH E fU:QUEST Of' ?f.NTAGON CITY to ) 00 be ds And l.S Ac. add ition r.o the Coan.u n l t y C_e n t e r s i te. POLlCY Gl.l !DANCt COM11I TI'f:E AND CA.f"!:I'TZ:~TOHPKINS, O!<.'N ERS : BY Wl t L t.li..M S . W\W SO~. ATTORNEY! f OR A CUA..~GE lN LAND CtJ\SSIFICATION fROM RA1-1 6 ) . Fo llowing the ap prova l ot the Ph .u e d Deve lopme nt S i te Plan. t he applica nt .\.tol D RA £ - l 'i , Af'AF!t'MENT Dwt:tU~; C iH3TR[CTS, C - ) , COH.I"'tRCfi\i:"HO HICE wil l p r ovide to t he Zo nutq M min i a tra t:>r a r e vtsed St..atelllent ! o r the Prov i s ion 80 I L.OII'IG . MOTeL A.ND APA.R'rMf:NT DIST PlCt'S, AN D M- l, LICH"f t~:O\:STRlAL ot Easeme nts , De dica tion s , a nd/ o r Con!l t. r uetion a nd l.m pro vemen t o t Public .tnd /o r D f STRtCT . T') C-0- 2. 5 , COMMf. !-:C l A.L Of"f'!CE BUILDtNC . 1\0TEL. A:-1 0 "-1'A.RTM£rlT CCKMiu nity f a c ili t i es ,'l n d a. Pe nta qon City Urb11n Oes J.. qn Manua l t o r Public St r e • t OISTftlCT , Q,:t PR.I: MlS ES IWOW:I AS f' f.N'TAGON C IT'f, !.00 THRIJU(;H 900 B LOCI<5 • nd Pedestrian ,l. r e e .s . re fl e ct.i119 the cha n q e • ;,.nd o~. ddition a there to by t he e pp r oved sit!!': pla n . .\R."iY-NfiV\' DR I!JE MHJ Ot'H E:RS ( E.Ol::-<0£0 Or1 TH £: :lO RTH SY AR:-1'f-~ I A 1l'{ DRIVE:; ON THE WE ST BY S01JTH JOYC E STREET, SOUTH ; A. NO Of' 'rH£ E.AST BY SOOTH f..Jill S ST ~t:t T: t: l-HI6 4 -1'i-·1 • PH/\Sf.O O£V£t.OP!-lnrr S irE: !'[.AN ASSOCf ATED WITH THE .\B\'VE: N1t:ll:.I~Etrt'S. 10 . The !in:s.l sen te nce , "Such taciliti•• wil l be c ons truc ted when s tr•et s l') r parts t h~re o t in "W"hich s uch f ac ili t tes ..,.il l be loca t e d u ·e b u J.. lt,," o f I t em 6 Ln the "Statemen t t oe the Pr ov J..sio n, etc . ,• PA~e 2, shall be deleted. On :nol:io ll by "it>, ~h o ley, -ie•:t?rto-1 ('•1 by !'!.r11. nozro.llln Jnd :a rr t e d by .1 vo t e o f 4 to ~ . rl!c:t.lt'd 'IHl 1.~:,; tr:~ ll -r: On mot:ion by "r . \:O ~ A '(F:.; ~ ~OTOS on .t b l ock face commensu r ate "'J.. t.h the !t r ~!rt. btul :U nq eons tr'JCtion .,n t h.e W); i'URDY ~AYE: the: Sca. r hased O e·.., el o pml'!•l~ S'-tt! Fl1n, a p prov a l o n the blo ck:. U ~ R 16. The a ppli.c11nt shall noti f y the Zoninq Adm inistrator i~M~odiat ., 1y t o U.owinq 1' (--~i7nu i 'j:; ~'·: :! n!~:d 1 ; ~ n r!t~!~!~~~~~h ~t t~n~r~{;:· ~I ~ ~~~ 1 :~~1 ~ l ~~ 1d:~ ~:nated ._,w.-rra;sp r tw.t l on the blodr.. each sale ot p roperty as t o the 1 t a l Square teet o l f r Operty .told. 17 . South t•d• Stree t trom llth :Street , Sou th. tc A rmy-tlo:~vy Dr ive stull l be ( bl Local (?lllrc: e l nu m b'~!.&:). de• i qn•ted U4R , US to he d e t erm1n~d • t the time o f the Hrst final site plan appl'OV&1 on t he b tock. (c) U1e a nd den s H.y committed by t t: e sa le. 11 . U: llth Stree t , Sou th, i a cons truc ted b~ t w e. e n South Joy c e S u·,tt!t and South J1, 'the devel o p<:! r shall pro v ide pa r Ki ng Cy the ~o l l P'W tnq t'o rml\1411 unhss otf\etvi.te M& yes Street, no tht'o uqh mov•nnent will he p.ermitted at. South Hayt!a S t ri!t!lt , e_'( cept" approved in the fin4l s ite pla n: po••ibly t o r t.hreuqoh bJJs lnOVfllfte n ta. (4 ) Apartmunt - One a nd one-eighth :Jpllce per uni t for the fit !: t 200 units, o ne ~:~ p a c e for each 4d d itio n <~l u n;~.t. Th.CI 4e v• l Opi!!r ~t hll.ll. construct the no rth h•l t o f street section , sidewalks 11nd "· Mdl an o f South J oyee/l!ith Street - !tom South Haye.s Street t o South J o y ce Stree t lbJ Mo tel - One space pe t" unit. r e ·location. \ (c) Office - 108 sq. f t. I eac h l, OOC s q. f t. o r qro n f ~OGi t " 20 . Th• raiuu:! mcdi"n ot So u th Juy-c: e St«:eet t r 0«1 South Joyce Stree t relo..:: At ion t o •ri!!.J t • c-o" Codel . .\.nlly•Na vy Ot' ive will be con.s tructed by t. he d e ve loper, s ub j ect t.o the IM!:d i 40 . Street tre e s shal l be spa c ed ~t .a ~t~.i niln U!I'I 50-fO(.lt interva l. 2 4 . 1'he d twe l oper sha ll cons u:uc:t the full s tree t ~:~tt c t. lon &nd th-e med i4n o t Sou th f'ern Street fc0«1. Army-N.t. v y Ora· ~ t. O 12th S tree t , South, i f de t(!t'm i. ned necessa r y at t he 41 . Cinqko And honey l oc11 5 spe c ies a re not a cce p t4bla and t h.\ll be d~ 1 et e d t. icae oC fin41l stt• p lan app-roval. Hedl a n open i ng ~! will be de t e rMine d a nd located s uqqested p t.lntinq :s . e t th&t t ime, v 4:2 . The U r b a~ Desigu Man ua l i s • quide . The ti n..sl si •~ e p l4n Sllbcnission sh4ll 'The d<)ve l opftr -sh J~. The S\ CR not.e" on t.he ~ ite plan withln o ffice , ~otel and aparttnent $truct.ures shall o n1 'i be penn.J. tted with a c ommensura.te reduct.&.O t'l of d ~tns L ty tor the Affected use. 69 .. rt~br u ary 2!1 . l "9 16 SO . At the t. UM c! f Ln.a l !l ite pt a n, t he o•.rrwr s ha.i! make h:r.s b~ st efforts to IU:CESS . ~·n· t.~v idc ll i te5 t tl onr a cr f.'i in s: 1:ot> t:mn·di n4 ted w1th t he t:nnl•j t n-:} 1': to o !f ~ (· t!rb<'l tt f :.n· 1unch 1nq and !:lt.rol l :r.nr,; , s~ntl po rti o n .:~ ! whic l1 On mo tion b y Mr. Wl10ley, !!econded b y !ot.r.s. P.o ::man and c a rried by a vote of 5 t o 0 , may Min t he Boa.rd rec esu!d t hu me~ t inq i.\ t ll :50 p. m. t o Mo llday. M,trc h 1. 1916, At 8:00 p . a . , Sl. !he <;i f!"tt! l oper l.s enco iJr,lqcd to ~ rov\:l f'! a plan .'It the t ime o f ! in.1l s ite plan a t 1'homas Jef ! er• o n Jun :r.o< lt i q h Schoo l Audi.to r H.un. f o r encou r a qH'l"; r~ ·3u ct. \ Ofl 1n o fflce p arkinq by n:e <'l n~ of ;:;rovid!ng inC e "ltiVfl .!l f o r c a r pool s 4nd tr4n:u t 51. The d e ve l ope r l s enc o uraq ed to deve lop the p r o pec<:.y in 1uch a w•y a s to L"'prov co. tba hu .'ll -r.t il tran s t e r possib.il.it.io!u • t the Pencaqon City !'letr o St adon . ~l . .\.bQ ve -(;l S1, At t:n., ttm ~ o !' tina t s it:<'! pl (J.n, buildinq he \qhtl!l o r u p to 21 l!lt o d.es t or not mon1 th>)tl ~ o ur· ili tl!lrt.:t~e nt ·HH)/o~: 1->,~) te l bu ild tnq!l s t'l.nll 've con\ll tderl!!d , t o t t!-!l fl \H'f~<~)11 ~ •.) ! tmpt·t.lv .lnq t!u~ o vf:ro~tt de!tlt~ n 'W1- t~out il~cr ea s inq dt:<'1-!!it y. S6, In the applic-.\nt' '!S docur:~ e f'lt •,. t a te(l'!l!' rl t tor the provi s ion ot e a sement .!ll , ded ic• tions . Nutr\b e r 'S rel.ltive t o ~lrba n O#!'sl S7. r a q _, 1 o f the ! t\ tr'.)Q\v.:tion to the Urb.s. n ~s iq n ~a nu a l S ll bmi tt:ed by the " PP l iCil nt ~h ~tll bu r <:>V l U!d s o th.tt t h tl la!it p.lc<'l qt ll ;lh read!' ; "'!'hi!!! p"'ra:ne t ers s ~t f (l rth t n ~ t:i.tl study i!! hO\ll 'i n-:J t res trie~ t h e des v;ner ' s ~ l tno b i.lity or ill'Ut. qin.\t.i "-' 1'! <1:-Chlt.t!cf;,a·al t.he varlous d ev e lcpm~nt p<'l r ::: e l A: h~v4!t' , t h~! pt· u v· 58. 'oihi.le ~h e Urb ,/ S9. l'a qe 7 o r th~ Urb., n J).qft iqn M-1nual, It ~ rn 2, llh o~~ ll he rr.visPd to re.., d , "Stre.et fu r nit1.1re :u;1y corun ., t •'>l w¢0.0 IHid mctsunry m.stel'l"' lg . • Ja) Low~rinq t ~1e fHHl~1'ltrl 1b) t.ow4l!dn~ tl'.'2 £treet 1 i.qhtl. nq bf!.i?w JS feet in he 1. qh";.. Thill mot.ion a lso HlCluded a qn! l!! ment o n the- p.-.rt of Ac-l i nJton C.:H.mty t !': a t t!'lo!' Co-1mty vill p!'ovide- g00t:l l~H-.d~<":4 PL "~ tr'!a t. m.ent o f South l!ilye ll St:~et, ooo!>o-Ooccoo .\I ~ l'>l1 !.LU1't0 tt CO N'tPCL. L ,J,~rei!!d t ha t an air ;te\lution monitoring s t -.. t l :l~ shou 1.;! ~e sc~ •Jp '.:-:. ':. ho!' J~fferson Davis Cor .-r H~ O r .and tnat ArJ._~:\ ·~ to n o r t:ht:! '!Llt!' shouLd , upply the ne~ essac y pe t :o.o n-, el tc r t~.e l!l.O n.lt o r ~ nq st.5t l cn. 2. -'Siu:d >:h.! Co<..~.nty Manlll''}~r t.O .:on t a c t the St 1:1 te Ai:- ?ot l uti ··m C,,\tr:!L S0.11 rd req'.l !: "S t-.'lhlt !J h ed ~ tat lo: f on:: P. comoa !Htd ef •J n« 1'l r t'•IO memb~ r '!l e~ch from t*'le t't <\ fl>1 l n q, -:' t" .Hl!tp Alllked t:hf! -:.ask ! o rCE to exa m1ne •.Jhe t her it -.~ oul d b l!! i.n th b.an e f~ts o f s uch .:~ n o r:.:iln&nce .