Pentagon City is transforming. Tucked away between the Pentagon City Metro Station and Crystal City, the Metropolitan Park area is nearing the end of a complete rebuilding that began in 2004. In a meeting at the County Board office on March 28, developer Vornado/Charles E. Smith kicked off Phase 6 of the development, an introduction to the new Metro Park 6, to members of Planning Commission, Transportation Commission, and various affected civic groups.

The new Metro Park 6 consists of 558 residential units and 10,178 square feet of retail space in a 22-story structure. While the occupancy of the retail space is not decided until much later in the development process, developer representative Toby Millman said that Vornado is already looking into retail needs in the area, which prompted immediate suggestions from the representatives of nearby residents. Suggestions ranged from a key store to a flower shop. Millman said bagel shops and stores related to pet needs had also been mentioned several times as vital necessities to the Pentagon City area.

While enthusiastic for the project, some members of the Planning Commission expressed concern over the building height exception being asked for. The 22-story height would make it the sixth building in the vicinity of that height, but the area’s 1976 PDSP specifically notes that only five buildings in the area should be allowed to reach 22 stories. The developer is asking for an exception, but Planning Commissioner Steve Cole said that exceptions of this type shouldn’t be granted without a specific reason.

“The design guidelines are policy that we should be following unless there’s a good reason not to,” said Cole. “We can’t pick and choose where we follow the guidelines. Until the board says not to follow the design guidelines, and the board has been following them pretty much as the letter of the law ... we should stop this debate about whether or not to follow the guidelines.”

Nancy Iacomini, chair of the Planning Commission, said she found the proposal interesting, but that Cole’s points merited further examination as the process moves on.

“This isn’t going into the middle of a field,” said Iacomoni. “We have to look at how it fits into the local context.”

But Millman said that the design guidelines for the site established in 2004 by the County Board, while not codified like the 1976 PDSP, shows a clear intent for more buildings of 22 stories. Millman also notes that while the PDSP currently authorizes five buildings of 22 stories in height, the original only authorized three and the others were amended into the plan later.

As the process goes on, Iacomini said she would also like to see the developers look more into the plans for open and green space at the project.

“I’m very interested in learning more about the green space behind the project,” said Iacomini. “There’s a real dearth of open space in this area.”

To the north of the site, across what will become 13th Street, The Barlett, a 699-unit mixed residential and retail building, also sits at 22 stories in height. The building will be open for residential occupancy on June 1, with the Whole Foods and a Commonwealth Coffee in the retail space opening in July/June. Millman says that the development of Metro Park 6, if approved by the County Board, could begin development in 2017.