Strathmore Square Sketch Plan Statement of Justification and Narrative Description

Transcription

1 Strathmore Square Sketch Plan Statement of Justification and Narrative Description I. Introduction Fivesquares Development, LLC (the "Applicant" or "Fivesquares") is submitting this application for Sketch Plan approval (the "Application"), for consideration by the Montgomery County Planning Board (the "Planning Board"), for the redevelopment of a portion of the Grosvenor-Strathmore Metro Station site, located east of the intersection of Rockville Pike and Tuckerman Lane in Rockville, Maryland (the "Property"). Specifically, Fivesquares proposes to redevelop the existing surface parking lot and wooded area along Tuckerman Lane with a mixeduse, predominately residential, transit-oriented community containing up to 1,905,219 square feet of residential (excluding MPDUs) and non-residential uses (the "Project" or "Strathmore Square"). II. Background The Washington Metropolitan Area Transit Authority ("WMATA") is the fee simple owner of approximately 14.6 net acres of land at the Grosvenor-Strathmore station. The Property is currently improved with a 6-story structured parking garage, a bus loop and related facilities, kiss and ride parking, and a surface parking lot that serves as commuter parking for the adjacent Metro Station. The Grosvenor Strathmore Metrorail Station is located on the Red Line, just two stops north of Bethesda, and one stop to White Flint. The station is surrounded by multi-family residential uses, the Music Center at Strathmore, and a significant amount of off-site tree and forest coverage, including Rock Creek Park. Despite the station's highly desirable and strategic location, there is no established center and there is little connectivity to the adjacent neighborhoods. And, despite the high-quality development located to the south and east of the Property (better known as Grosvenor Village and Strathmore Park), which was approved as part of the first phase of the WMATA Joint Development, the area lacks a true sense of place. To fill that gap, WMATA has selected Fivesquares as its Joint Development partner to redevelop the Property (primarily the surface parking lot, northwest corner, and wooded area along Tuckerman Lane) with a mixed-use, predominately residential center consistent with the recommendations of the 2017 Approved and Adopted Grosvenor Strathmore Metro Area Minor Master Plan (the "Master Plan"). WMATA, through Fivesquares, recently submitted Mandatory Referral Application No. MR for improvements to the public infrastructure on the Property and adjacent Metro Station site, which are necessary to accommodate the proposed redevelopment. On July 19, 2018, the Planning Board voted to approve the transmission of comments to WMATA on the Mandatory Referral. The Mandatory Referral includes an expansion of the existing parking

2 garage to accommodate the parking spaces that will be displaced by the removal of the surface parking lot over time, in connection with this Project. This garage expansion will ensure adequate commuter parking remains available on-site both during and after construction. The Mandatory Referral also includes improvements to on-site circulation; reconfiguration of the kiss-and-ride spaces; enhancements to the existing public ArtsWalk; construction of a large, covered bike station; and associated improvements to the existing storm drain and stormwater management facilities. Collectively, these improvements will ensure the continued successful operation of the Grosvenor-Strathmore Metro Station both during and after construction. III. Property Description A. Property Location and Characteristics The Property is prominently located directly adjacent to the Grosvenor-Strathmore Metro Station. The Property is bordered on the north and east by Tuckerman Lane, just east of the intersection of Tuckerman Lane and Rockville Pike. The Property is more particularly known as part of Parcel 428 in the subdivision known as "Grosvenor Metro Station" and part of Parcel C in the "Grosvenor Village" subdivision (Plat 21568). Collectively, the Property subject to this Sketch Plan application, consists of approximately 14.7 acres of land (or approximately 641,419 square feet). B. Prior Approvals WMATA has made various improvements to the Property over the years. The existing garage and forest conservation plan were approved in 2001, through Mandatory Referral Case No. MR As mentioned above, the Planning Board recently voted to approve transmission of comments to WMATA on Mandatory Referral Case No. MR for various improvements to the public infrastructure on the Property and the adjacent Metro Station site. C. Zoning and Permitted Uses The Property recently was rezoned CR 3.0, C-0.5, R-2.75, H-300' and CR-0.5, C-0.25, R- 0.5, H-300' in connection with Sectional Map Amendment ("SMA") H-127, in accordance with the 2017 Approved and Adopted Grosvenor Strathmore Metro Area Minor Master Plan (the "Master Plan"). 1 Section of the Montgomery County Zoning Ordinance ("Zoning Ordinance") indicates that Multi-Unit Living, Townhouse Living, Hotel, Retail/Service Establishment (up to 50,000 square feet), Restaurant, Office and associated surface/structured parking are permitted uses in the CR zone. The Property is subject to, and is in substantial conformance with, the goals and recommendations of the Master Plan. 1 The County Council approved SMA H-127 by Resolution No dated April 10,

3 D. Existing Conditions The Property currently is developed with a 6-story structured parking garage, a bus loop and related facilities, kiss and ride parking, and an expansive surface parking lot that serves as commuter parking for the Grosvenor-Strathmore Metro Station. There are approximately 2.47 acres of existing forest located along the north-east boundary of the Property, which is discussed in greater detail below. A majority of the existing infrastructure improvements on the Property will remain, except for the large surface parking lot (which will be removed on a phased-basis), stormwater management pond, and forested area along Tuckerman Lane. E. Surrounding Zoning and Land Uses The Property is surrounded by various residential and non-residential uses. Confronting the Property to the north is the Music Center at Strathmore, zoned R-60. Directly abutting the Property to the west is the Grosvenor-Strathmore Metro Station, zoned CR-0.5, C-0.25, R-0.5, H-300'. Abutting the Property to the south are various multi-family residential developments, zoned CR 7.25, C-0.25, R-7.25, H-180' and CR-0.5, C-0.25, R-0.5, H-40'. And, confronting the Property on the east side of Tuckerman Lane are single-family homes (zoned TMD), buffered from the site by a stream valley and a large forested area, condominium residential units (known as the Strathmore Park Condominium), and a private school known as the Academy of Holy Cross, all zoned R-20. As discussed in detail below, the proposed redevelopment will be more compatible with the surrounding residential uses than the existing commuter surface parking lot. IV. Proposed Development A. Background The Project proposed by this Sketch Plan Application incorporates significant changes based on comments received from Staff and the community during the master planning process. Fivesquares altered its original master planning concept to mirror, in large part, the basic layout proposed by Park and Planning Staff. These changes include eliminating a building on the western edge of a new central park, re-orienting the central park to have a west-east orientation (as opposed to north-south), ensuring connectivity east of the garage from Tuckerman to the spine road, and other beneficial urban planning changes. Additionally, as a result of the multifaceted community outreach efforts undertaken, Fivesquares has altered the proposed concept to emphasize connectivity, security, sustainability, and the provision of neighborhood serving amenities. B. Development Program Fivesquares is proposing to redevelop the Property with a mixed-use, predominately residential center. Strathmore Square is envisioned to be an exemplary transit-oriented, walkable 3

4 and dynamic community that will be well connected through streets, blocks, and open spaces to surrounding neighborhoods. It will integrate the arts (given its proximity to the Music Center at Strathmore), residences, affordable housing, beautiful open spaces, and vibrant places with neighborhood amenities. Well-designed place-making that features arts, culture, a generous open space, and beautifully designed buildings will transform the current asphalt parking lot into a walkable and distinctive community in Montgomery County and enhance the larger neighborhood. Consistent with the zoning and recommendations of the Master Plan, Fivesquares is requesting approval to redevelop the Property, on a multi-phased basis, with a mixed-use, predominately residential development containing a total maximum of 1,905,219 square feet (or 3.0 FAR), including up to 1,746,451 square feet of residential use (or approximately 2,008 units) 2 and up to 317,537 square feet of non-residential development, with any given combination of uses on the Property not to exceed 1,905,219 square feet. The residential component of the Project will include at least 15% Moderately Priced Dwelling Units ("MPDUs") 3 ; the MPDUs will comprise approximately 261,968 square feet that, pursuant to Section D.6.c.iii, is exempted from the calculation of FAR (and thus, not included in the overall 1,905,219 square feet of residential density proposed). The Project will provide streetactivating ground floor commercial uses, diverse residential opportunities, significant open space (including a large Central Park), improved vehicular and pedestrian connections, landscaping and streetscape improvements, enhanced stormwater management, and significant public benefits and amenities, all of which are described in more detail below. In order to successfully implement a mixed use, multi-phase redevelopment over time, Fivesquares is requesting the flexibility, characteristic of the intent of a Sketch Plan, in order to respond to changes in market demands in future phases that will shape the character and quality of the residential and commercial opportunities on-site. As part of this Sketch Plan Application and consistent with the Master Plan, Fivesquares is proposing 1,905,219 square feet of development, which allows for flexibility in determining the precise amount of residential and non-residential density in connection with subsequent development applications, such as Preliminary Plan of Subdivision and Site Plan. Within the maximum development cap (i.e. 1,905,219 square feet, not including MPDUs), any given combination of uses on the Property will not exceed 1,746,451 square feet of residential development or 317,537 square feet of nonresidential use, respectively. The final allocation of residential and non-residential density will be determined at site plan reviews. While the Sketch Plan encompasses the entire Project (and likely the Preliminary Plan(s) will as well), Fivesquares will seek Site Plan approval in the future, for each phase (or combination thereof), when the respective development is ready to proceed. Fivesquares also will determine the various ownership structure(s) of the various parcels as part of future 2 The final unit count will be determined at the time of Preliminary and Site Plan approval. 3 The MPDUs that are required for the for-sale multi-family housing units, if any are included, may be provided by an alternative method rather than on-site, pursuant to Chapter 25A of the Code. 4

5 entitlements. At a preliminary level, the Project will likely include the following components, although the timing and order of these components will most certainly change over time. The number system used throughout this Statement does not indicate the timing of a phase (i.e. parcel 1 is not necessarily phase 1), but rather is simply to identify a particular parcel. The height indicated below excludes the additional height allowed pursuant to Section D.6.c to accommodate the provision of MPDUs above 12.5%. 4 Final building heights will be determined at the time of site plan when the unit count and building design is finalized. Additionally, the existing surface parking lot will be used on an interim basis for parking and construction staging, and will be redeveloped on a phased basis in connection with the components described below. Parcel 1 Parcel 1, as currently anticipated is located in the northeastern portion of the Property along Tuckerman Lane, near its intersection with Cloister Drive. Consistent with the recommendations of the Master Plan, Parcel 1 will be developed with a 220 foot tall building containing approximately 430,400 square feet. The proposed building might consist of two story towers, connected by perhaps a five- to six-story building, and located on top of a platform containing a shared five-story, architecturally screened structured parking garage. 5 Parcel 1 may be constructed in two phases. Phase 1 might include the construction of the southern portion of the building, comprising approximately 230,000 square feet of residential use. Phase two might include the construction of the northern tower containing up to approximately 200,000 square feet of residential use, to achieve a total gross floor area of approximately 430,000 square feet. Parcel 2 Parcel 2, as currently anticipated, abuts "The Steps" (a public connection to the Property from Tuckerman Lane, discussed further below). Parcel 2 will be developed with a building containing approximately 195,000 square feet of residential use. The proposed building will achieve a height of 160 feet. Given its proximity to the four-story Strathmore Park Condominium, confronting the Property across Tuckerman Lane, the building uses stepped volumes and provides a gradual transition to the adjacent condominiums. The southeast corner of the building, which may fall within the "Transition Zone" specified in the Master Plan, will have a maximum height of four stories along Tuckerman Lane, before stepping back in accordance with the Master Plan (as illustrated in Figure 20 of the Planning Board Draft of the Grosvenor-Strathmore Metro Area Minor Master Plan Amendment). The building will achieve a height of 100 feet along the internal Spine Road. The northern portion of the building (located entirely outside of the "transition zone") will achieve a height of 160 feet, all in conformance 4 Pursuant to Section D.6.c, in a zone without a "T" designation, if a project exceeds 12.5% MPDUs, the height limit may be adjusted above the Master Plan permitted height to provide the MPDUs. 5 Pursuant to the Master Plan, structures sharing the same base will be considered as one Signature Building or Tower (see page 24). 5

6 with the Master Plan. It is possible that there will be a Parcel 2A and 2B but both parcels would conform to these Master Plan recommendations. Parcel 3 Parcel 3 falls completely within the "Transition Zone" recommended by the Master Plan. Parcel 3A is proposed to be divided into two sub-parcels: 3A and 3B. Consistent with the design guidelines for the Transition Zone, the buildings have been designed to provide a gradual transition to the four-story Strathmore Park Condominium, across Tuckerman Lane from the Property. Along Tuckerman Lane, Fivesquares will construct four-story buildings (perhaps even townhomes) to create an approximate consistent street frontage (as compared to the height of the confronting condominiums). The western portion of Parcel 3 (3A) will be constructed with an approximately 265,000 square foot multi-family building designed with step-backs from Tuckerman Lane pursuant to the detailed design plans provided in the Master Plan. The eastern portion (3B) will be constructed with an approximately 176,000-square foot building with stepbacks. To further soften the transition, street trees and landscaping will be used to ensure there is an attractive streetscape across from the existing residences. Outside of the "Transition Zone", buildings 3A and 3B will achieve an overall height of approximately 100 feet along the internal Spine Road. Parcel 3 may be constructed in two phases. Parcel 4 To reflect future market demand, Fivesquares may develop either of two alternative development scenarios (depending on the development scenario selected for Parcel 6, discussed below), both of which will adhere to the maximum development caps recommended in the Master Plan and allowed by the Property's zone: Option 1 (if Option 1 is developed on Parcel 6): This residential and retail scenario proposes a small amount of ground floor retail/restaurant use fronting along the Central Park, with multi-family residential above, for a total of approximately 380,000 square feet. The building has been designed in a C-shape, with a signature tower in the center and two shorter building components on either side. As recommended in the Master Plan, the building will achieve a maximum overall height of 300 feet. The building will step down to a height of perhaps feet (eight to twelve stories) along the ring road to provide an appropriate transition to the confronting garden apartments. Additionally, to promote a comfortable pedestrian scale and maximize access to sunlight within the public realm, the building will step down to a height of six to eight stories along the Central Park. Parking will be provided through a combination of below-grade and above-grade potentially in architecturally screened levels. Option 2 (if Option 2 is developed on Parcel 6): Similar to Option 1, this residential and retail scenario proposes a small amount of ground floor 6

7 retail/restaurant use fronting along the Central Park, with multi-family residential above. The building will contain a total of 300,000 square feet. The H-shaped building will feature up to 11 stories above a five-story architecturally screened parking garage, to achieve a total maximum height of approximately 160 feet. Parcel 5 Parcel 5 is located in the approximate center of the Property, between the WMATA parking garage and Central Park. Parcel 5 will be developed with one of the two signature buildings recommended in the Master Plan. In total, the building will contain approximately 512,000 square feet. The building may be composed with one or two towers on top of a shared two- to six-story podium. As with Parcel 4, a small amount of ground floor retail/restaurant use fronting the Central Park is proposed, with multi-family residential above. As recommended in the Master Plan, the towers will achieve an overall maximum height of 300 feet. Parking will be provided below-and above-grade, with all above-grade parking architecturally screened from view from the Central Park. Parcel 6 As with Parcel 4, Fivesquares may develop one of two alternative development scenarios (depending on the development scenario selected for Parcel 4, discussed above) in order to preserve flexibility to respond to market demands. Both scenarios will adhere to the maximum development caps recommended in the Master Plan and allowed by the Property's zone: Option 1 (if Option 1 is developed on Parcel 4): This scenario proposes to develop a hotel on Parcel 6, which is located closest to the intersection of Rockville Pike and Tuckerman Lane. The hotel will have approximately 150,000 square feet in an approximately 11-story hotel situated above a four-story architecturally screened parking structure, for a maximum height of 160 feet. Option 2 (if Option 2 is developed on Parcel 4): Under this scenario, Fivesquares is proposing to develop a 31-story (300 foot) hotel/multi-family residential building, closest to the intersection of Rockville Pike and Tuckerman Lane. The building will contain approximately 385,000 square feet of residential/hotel use. Parking will be provided above-grade in an architecturally screened parking structure. C. Architecture and Design Fivesquares believes that the integration of high-quality and coherent architecture and urban design are the difference between creating a successful environment that fosters community and promotes interaction and well-being versus simply a collection of isolated residential buildings. In contrast to prior generations of suburban TOD design which tended to 7

8 feature buildings set in parking lots and viewed each building as providing their own amenities without a central public space to integrate the buildings and create a larger sense of place and community, Strathmore Square has been designed with civic spaces, walkability and the pedestrian experience as the central organizing principles of the master planning. The quality and active programming of the public realm, welcoming ground floors to enhance the pedestrian experience and distinctive architecture with varied heights will define Strathmore Square as a desirable community that is more than the sum of its parts. As such, Strathmore Square will be distinguished by high quality architecture, a diversity of building styles and coordination of heights to ensure an interesting, sensitive and attractive neighborhood. As the master developer of the entire site, Fivesquares can ensure that the design of multiple buildings is coordinated to complement one another, and that the public realm is designed and implemented comprehensively, rather than in a piecemeal manner. We believe that the heights of buildings are not an adequate measure of whether a project is particularly good or bad. A shorter building, poorly designed with squat massing can feel more oppressive than a beautifully designed slender tower. Similarly, large buildings with unbroken horizontal massing can feel more dominating than multiple, slender towers on a lower rise base. Accordingly, primary attention must be given to the design of the ground floor where people will experience the buildings. Blank street walls devoid of activity or parking garages fronting onto sidewalks will have a more deleterious impact than the height of buildings. Streetscapes the landscaping of the sidewalks and public realm are vital to the experience of a place. The Project has been designed to be compatible with, and displays particular sensitivity to, the surrounding residential developments. The lower-scale buildings have been strategically located along Tuckerman Lane, across from Strathmore Park Condominiums, to respond to the height of the existing buildings confronting the Property. At the same time, the Project has been designed to highlight the sustainable, transit-oriented nature of the Property, and create an identifiable sense of place for the Project. As recommended in the Master Plan, the Project will incorporate two signature buildings. These taller buildings have been strategically located on the western portion of the site closest to Rockville Pike. As discussed above, the building design incorporates appropriate and gradual transitions through building step-backs and massing, to further ease the transition from Rockville Pike to Tuckerman Lane. The signature buildings have been designed to differentiate the tower(s) from the building base. Additionally, the buildings have been strategically designed to provide ample distance between the towers (either tower(s) on the same base or separate buildings within the Project) to maximize sunlight within the Central Park and the public realm. As illustrated by the massing perspectives on Sheets SK900, SK 901 and SK902, submitted together with this Statement, the buildings incorporate a series of step-backs, setbacks, and varied building heights and geometry to break down the perceived mass and enhance the pedestrian environment. 8

9 The buildings have been located to frame the streets and open spaces, and special attention will be paid to the ground level façades to enhance the pedestrian environment. The buildings fronting Tuckerman Lane on Parcel 3 have been oriented so that some of the units may have individual entries off of Tuckerman Lane to help activate the street and create a residential character that will further promote the transition to the confronting residential condominiums. Furthermore, above-grade garages will be architecturally screened and will have substantially the same appearance and exterior materials as the buildings above. The buildings also will integrate "green design" into the Project by incorporating stormwater management through green roofs and will be oriented to maximize solar exposure. The Project will closely follow the Design Guidelines outlined in the Master Plan. D. Parking and Loading The Project will provide adequate on-site parking for the proposed users of the Property, above the minimum required, but well-below the maximum number allowed due to the its Metro access for each of the anticipated retail, restaurant, residential, commercial and hotel uses. Each phase of the Project will provide sufficient parking to accommodate the respective development, replacing on-site surface parking with structured parking, excepting of the street parking proposed along the new internal private street. As parking demand is dynamic given changes in technology and behavior, we will seek to minimize parking wherever possible, while recognizing that this still is more of a suburban site. Section of the Zoning Ordinance requires (based on this concept design) a minimum of 1,882 (under Option 1 or 1,948 under Option 2) parking spaces, taking advantage of the parking reductions in Section H, and allow for a maximum of 2,707 (under Option 1 or 2,461 under Option 2) parking spaces. 6 The Property will provide a maximum of 2,008 parking spaces through a series of above- and below-grade structured parking facilities. Given the Property's proximity to multiple forms of transit, including the Grosvenor-Strathmore Metro Station (which is served by numerous bus lines and the future North Bethesda Transitway and Route 355 BRT), existing and planned bicycle facilities, Fivesquares anticipates that a substantial number of its residents and visitors will utilize transit to access the Property. Accordingly, parking will be more than adequate to accommodate residents and their visitors/guests. Section C of the Zoning Ordinance requires 0.5 bicycle spaces be provided per dwelling unit, up to a maximum of 100 spaces, for every new multi-family residential building containing 20 or more dwelling units. Of the residential bicycle parking spaces required, 95% must be provided as long-term spaces. For retail/service establishments and restaurants, the 6 Parking is calculated based on up to 2,008 dwelling units (including MPDUs) under both Option 1 and Option 2, 150 guest rooms, 30,000 square feet of hotel meeting/conference space, and 5,000 square feet of retail/restaurant use. Final parking counts will be determined at Site Plan, when the exact number of residential units and nonresidential square footage is determined. 9

10 Zoning Ordinance requires one (1) bicycle space for every 10,000 square feet of gross floor area, of which 15% must be devoted to long term use (up to a maximum of 50 spaces for retail/service establishments and 10 spaces for restaurants). For hotel uses, the Zoning Ordinance requires one (1) bicycle space for every 10 guest rooms, of which 100% must be devoted to long term use (up to a maximum of 25 spaces). The Project will provide sufficient bicycle parking on-site to satisfy the requirements of Section 6.2.4, with final bicycle parking counts to be determined when the number of residential/hotel units is finalized at time of Site Plan. The Project will accommodate loading and servicing through various loading docks that have been strategically located to minimize pedestrian and vehicular conflicts. Bays for loading, service and trash collection will be screened from view. Although early in the design, the loading areas are being laid out to accommodate adequate turning movements, provide safe visibility and encourage efficient co-location. E. Vehicle and Pedestrian Circulation The Project will provide significant improvements to pedestrian/bicyclist and vehicular circulation. The Project will enhance connections to the neighborhood, Metro Station and open spaces by establishing a street grid that ensures easy access for all the neighboring communities. An important component of the Project is the construction of a shared private street that will bisect the Property, running north-south (the "Spine Road"). The Spine Road will improve internal circulation and promote connectivity within the larger Grosvenor-Strathmore community. As recommended in the Master Plan, the Spine Road "extends from the intersection of Strathmore Park Court and Strathmore Hall Street to the traffic light at Tuckerman Lane near the drop-off area for Strathmore Hall." (See page 56). South of the WMATA garage entrance and north of the convergence with the WMATA bus/kiss and ride egress road, the Spine Road will be designed as a shared street, incorporating on-street parking to provide a buffer for pedestrians and calm traffic, while introducing a raised roadway section flush with sidewalk grade and treated with specialty paving, bollards, lighting, and plantings to maintain safe and efficient circulation. Fivesquares also is proposing to widen the southern-most access point along Tuckerman Lane, located across from Strathmore Park Court. Currently, the access point is restricted to egress only. Widening the access drive will allow for two-way movement, and will provide a direct vehicular and pedestrian connection between Strathmore Park Court and the Spine Road, to further promote connectivity. The Project also will provide significant enhancements to the pedestrian environment. The buildings proposed along Tuckerman Lane will be pulled up to the street to help define the street edge and activate the pedestrian environment. Additionally, Fivesquares is proposing significant enhanced landscaping, and improved access to the Metro Station from Tuckerman Lane. 10

11 With the Mandatory Referral, WMATA is constructing a large bike station (approximately 20' wide by 80' long) on the western end of the Property, per WMATA s Master Plan recommendations, near the entrance to the Metro Station. The bike station will provide approximately 100 bicycle parking spaces on the Property and will be located entirely beneath a covered canopy to provide protection from the natural elements for cyclists and their bikes. As part of this Applicaton, Fivesquares is proposing a Capital Bike Share station to be located near the Metro station entrance. F. Public Use and Amenities Under the Optional Method of Development in the CR Zone (given the lot area attributable to the Property and number of frontages), the Project is required to provide 10% of the Site (net lot) area (or 64,142 square feet) as on-site public open space. The Project will exceed this requirement. The urban design of the Project focuses buildings around the Central Park. This roughly 1.2 acre space is located in the approximate center of the Property and will serve as the heart of the Project, functioning as a central gathering space for the broader neighborhood. The Central Park has been designed to provide space for informal community gathering, programmed events and activities, such as pop-up markets, performances, special events and community art. The Central Park will incorporate movable and fixed seating, shaded and sunny spaces, open lawn and colorful plantings, and other amenities. The adjacent buildings that frame the façade will provide an opportunity for ground floor retail and food uses, and other community spaces such as classroom space for Strathmore Music Center, which will be designed with ample transparency at the pedestrian level to further activate this space. The Central Park will provide a well-landscaped, visual and physical connection to the Property and Metro Station. As part of the Central Park, the Project also proposes the creation of "The Plaza at Strathmore Square" a public plaza that will transform the current Metro Plaza from a concrete square and parking lot into an active public square. The Plaza at Strathmore Square will be an integral part of the Central Park, so there is visual and pedestrian continuity between the Metro station and the residential development and surrounding neighborhoods. To establish a unique "place-making" character for the entire site, Fivesquares has partnered with Strathmore Music Center, to feature spaces in Strathmore Square for public art and exciting programming opportunities for publicly accessible classes, smaller performances and studios. Strategically located, the Plaza is the pivot point from which pedestrians will access the Artswalk to the Music Center at Strathmore and the garage, the Metro, and the Central Park and associated retail/restaurants. To create the sense of place for this important location, the Plaza is likely to incorporate a retail pavilion, a large raised planter/seat wall housing the Sonata sculpture, and a series of wayfinding signs and Music Center at Strathmore information kiosk all of which will create landmarks inviting all to "meet at the Plaza" before taking advantage of all the local amenities. The Sonata is a brushed aluminum sculpture created by Public Art Sculptor Jeff Chyatte. The sculpture can currently be found at the Metro crosswalk entrance, and will be 11

12 relocated in connection with the Project. The Sonata sculpture was loaned to WMATA by Strathmore and sponsored by Fivesquares Development. The Mandatory Referral application also includes improvements to the existing Arts Walk, which connects the Metro station entrance to the Music Center at Strathmore and Strathmore Hall, to enhance pedestrian access. Specifically, the canopy will be removed, vertical elevation will be lowered, the pathway and existing artwork will be reconfigured, and lighting and signage improvements will be added for improved visibility of the Arts Walk for Strathmore patrons, commuters, and pedestrians in general. The western garage expansion (also proposed by the pending Mandatory Referral application) has been designed to extend over the Arts Walk, to continue to provide protection from the natural elements for patrons walking in the area. G. Recreational Amenities Section of the Zoning Ordinance requires that any building containing 20 or more dwelling units must offer recreational facilities in accordance with M-NCPPC's Recreation Guidelines. Each phase of the Project will provide recreational components for future residents, including amenities such as a pool, roof top decks, interior courtyards and shared fitness centers. Fivesquares' recreation and amenity analysis, as required by M-NCPPC's Recreation Guidelines and the CR Zone, will be submitted at the time of Site Plan approval for each phase. V. Master Plan Compliance The Project substantially complies with the goals and recommendations of the Master Plan. The Master Plan recognizes that the Plan area is largely residential in character and seeks to protect the adjacent residential neighborhoods from any negative impacts of future development. As recommended in the Master Plan, the Project has been designed to promote compatibility with the adjacent/confronting residential developments, in large part by stepping down building heights on the Property toward Tuckerman Lane. Additionally, the buildings have been oriented and designed to maximum light within the public open spaces, including the Town Square. Enhanced pedestrian and bicycle connectivity also is a major goal of the Master Plan. As discussed above, the Project will implement a series of transportation infrastructure improvements that will improve access both on-site and connectivity to the surrounding neighborhoods. The Project also will help achieve the Master Plan's goal of decreasing reliance on single-occupant vehicle trips by providing a substantial amount of additional residential development, directly adjacent to the Grosvenor-Strathmore Metro Station and in close proximity to nearby institutional uses (including the National Institutes of Health, National Navy Medical Center, and Uniformed Services Universities of the Health Sciences). The Project also will employ various transportation demand management strategies and will provide additional bicycle facilities (e.g. construction of a large bike station at the entrance to the Metro Station), to help achieve this vision. 12

13 The Master Plan also seeks to increase the green and sustainability of the Plan area. Toward this goal, the Project will provide a substantial amount of open-space, including the 1.2 acre Central Park and smaller more intimate spaces. As discussed in Section VIII below, the Project will provide substantial improvements to the treatment of stormwater management onsite and the buildings have been oriented to maximum solar exposure. Although primarily detailed during later schematic design phases, initial site design concepts consider several sustainable elements, such as use of native and appropriately adapted plant species, minimal lawn area, shaded and reflective pavements, BUG-rated lighting, and the use of recycled content materials. The buildings themselves will comply with the recently adopted International Green Construction Code, which establishes stringent efficiency and sustainable construction methods regarding energy, water, and building materials. In fact, when combined with the sustainable site design methods (listed above) and planning elements (e.g., transit access, proximity to numerous uses, and multi-modal street networks, nearby parks and schools, etc.) the Project incorporates many of the criteria included in numerous "green" certification programs. VI. Zoning Ordinance Conformance A. Objectives Section of the Zoning Ordinance states that the CR zone "permit[s] a mix of residential and nonresidential uses at varying densities and heights. The zone[] promote[s] economically, environmentally and socially sustainable development patterns where people can live, work, recreate, and access services and amenities." The Project responds to the specific objectives of the CR Zone as follows: 1. Implement the recommendations of applicable master plans; As discussed in Section V above, the Project promotes the goals and recommendations of the Master Plan. The Project will transform the Property into a sustainable, mixed-use transit oriented development that will create an identity for the Plan area. 2. Target opportunities for redevelopment of single-use commercial areas and surface parking lots with a mix of uses; The Project provides an opportunity to redevelop a large commuter surface parking lot in this highly-desirable transit-oriented location, adjacent to the Metro Station, with a mixed-use, predominately residential development with architecturally pleasing buildings and improved pedestrian areas. As such, the Project will promote the County's sustainability goals and facilitate the use of alternative modes of transportation, by providing a substantial amount of new residential development within walking distance of various transit options. 13

14 3. Encourage development that integrates a combination of housing types, mobility options, commercial services, and public facilities and amenities, where parking is prohibited between the building and the street; Given the Project's location, it is anticipated that many of the users will utilize Metro to access the site. Reflective of the Property's transit-oriented location, the Project will significantly improve the pedestrian environment through streetscape improvements and building placement, to help define and activate the street. All new on-site parking (except for the onstreet parking along the Spine Road) will be located below-grade or in architecturally screened parking structures. Because the proposed residential development includes a significant number of MPDUs (i.e. 15% MPDUs), it will facilitate economic diversity located near transit. The Project also contains diverse housing opportunities, including townhomes and multi-family apartments (which may be rental or condominium). The multi-family residential components will include a variety of market rate unit sizes and layouts to facilitate the availability of new housing, in a range of types and rents, within walking distance of transit. Additionally, the Project provides commercial services and public amenities within walking distance of the surrounding residential neighborhoods. As discussed above, the proposed 1.2 acre Central Park will serve as an identifiable feature in the Plan area and will provide various opportunities for community gatherings and interaction. 4. Allow a flexible mix of uses, densities, and building heights appropriate to various settings to ensure compatible relationships with adjoining neighborhoods; As discussed above, the Project design ensures an appropriate transition between the proposed development and low-density residential condominiums confronting the Property, by locating the taller buildings on the western end of the site, closest to Rockville Pike, and stepping down to lower building heights along Tuckerman Lane. In addition, the residential uses proposed by the Project will provide a better transition to the surrounding residential communities, as compared to the existing commuter surface parking lot. 5. Integrate an appropriate balance of employment and housing opportunities; and The Project, although predominately residential, incorporates a small amount of ground floor commercial to support the needs of existing and future residents and Metro commuters. The new residential development proposed will also support the existing institutional uses located in close proximity to the site, including the National Institutes of Health, National Navy Medical Center, and Uniformed Services Universities of the Health Sciences Strathmore Square is likely to be a significant residential hub for science and technology workers at these locations. 14

15 6. Standardize optional method development by establishing minimum requirements for the provision of public benefits that will support and accommodate density above the standard method limit. The Project will include significant public benefits, in accordance with the requirements in Section A.2 of the Zoning Ordinance. See Section VI (B) below. B. Special Regulations for the Optional Method of Development and Development Standards Properties developed under the Optional Method of Development must comply with the general requirements and development standards of the CR Zone and must provide public benefits under Section A.2 to obtain greater density and height than allowed under the Standard Method of Development. The Project complies with this standard. 1. Incentive Density The Project will provide substantial public benefits and address the Incentive Density Guidelines for the CR Zone. Fivesquares is seeking incentive density above the Standard Method of Development. The Standard Method of Development allows for the greater of 0.5 FAR, or 10,000 square feet of gross floor area. The proposed development will have up to 1,587,683 square feet of optional method density, to achieve a total of up to 1,905,219 square feet of development (excluding MPDUs). As such, the Project will achieve at least 100 public benefit points from four categories. Specifically, it is anticipated that the Project will provide the following public benefits: Public Benefit Total Points Possible Total Points Achieved Major Public Facility (Bike Share) 70 5 Transit Proximity Connectivity and Mobility Minimum Parking 10 8 Wayfinding 10 5 Diversity of Uses and Activities Affordable Housing No Cap 32 Quality Building and Site Design Public Open Space 20 2 Public Art 15 7 Structured Parking

16 Public Benefit Total Points Possible Total Points Achieved Protection and Enhancement of the Natural Environment BLT's TOTAL POINTS 149 TOTAL NUMBER OF 6 CATEGORIES a. Major Public Facilities Fivesquares is proposing to provide a 15-dock Bikeshare station near the entrance to the Metro Station. Based on prior established precedent, the provision of a bike-share station is not subject to the standard formula and instead, is awarded 5 points. b. Transit Proximity As discussed above, the Property is located adjacent to the Grosvenor-Strathmore Metro Station, a Level 1 transit facility. Therefore, the Project is seeking 50 points for Transit Proximity. c. Minimum Parking Given the Property's proximity to transit, Fivesquares is proposing to provide a maximum of 2,008 parking spaces on-site. As such, Fivesquares is seeking 10 points for minimum parking. [(A-P)/(A-R)] *10 A (maximum allowed spaces) = 2,707 R (minimum required spaces) = 1,882 P (proposed spaces) = 2,008 [(2,707-2,008)/(2,707-1,882)] *10 = 8.47 points d. Wayfinding Wayfinding will be provided through a series of maps that indicate the locations of nearby amenities, such as the Artswalk, the Mansion and Music Center at Strathmore, transit facilities, Rock Creek Park, and the locally-provided open spaces and services. 16

17 e. Affordable Housing The Project proposes to provide a minimum of 15% MPDUs. Accordingly, pursuant to Section C.3 of the Zoning Ordinance, Fivesquares is seeking up to 32 public benefit points for providing more than 12.5% MPDUs (calculated at 12 points per each percentage above 12.5%: 2.5% x 12= 32 points). f. Structured Parking All of the parking provided on-site will be located in a structured parking garage. As such, Fivesquares is requesting 10 points from this category. [(A/T)*10] + [(B/T)]*20 A (above-grade spaces) = 2008 B (below-grade spaces) = 0 T (total spaces) = 2008 [(2,008/2,008) * 10] + [(0/2,008)] * 20 = 10 points g. Public Open Space Under the Optional Method of Development in the CR Zone (given the lot area attributable to the Property and number of frontages), Fivesquares only is required to provide 10% of the net lot area (or 64,142 square feet) for on-site public use space. As discussed above, the Project substantially exceeds this requirement and will devote up to 12% of the net lot area (or 77,000 square feet) to public open space. The public open space will be: (1) directly accessible to the street; (2) open to the public between sunrise and sunset; and (3) designed to incorporate seating, landscaping and other amenities into an integrated experience. Based on the amount of open space proposed, Fivesquares is seeking approval of 2 points for this category. h. Public Art As discussed above, the Project will incorporate public art through enhancements to the Arts Walk, which is located along the western perimeter of the WMATA parking garage, and the Sonata sculpture in the Plaza. The public art will be submitted to the Art Review Panel for review and will meet at least five of the following goals: Achieve aesthetic excellence. Ensure an appropriate interaction between the art and the architectural setting in terms of scale, materials and context. Ensure public access and invite public participation. Encourage collaboration between the artist(s) and other project designers early in the design phases. 17

18 Ensure long-term durability of permanent works through material selection and/or a documented maintenance program. Encourage a rich variety of arts, including permanent installations, revolving temporary works and event programming. Increase public understanding and enjoyment of art through interpretive information and/or programmed events. Contribute to a collection of commissioned art that is unique and fosters a positive community identity. Accordingly, Fivesquares is seeking 7 public benefit points for this category. i. BLTs Fivesquares will purchase Building Lot Termination easements, or make an equivalent payment to the Agricultural Land Preservation Fund, in an amount equal to 7.5 percent of the incentive density floor area. Based on the density proposed by this Sketch Plan (up to 1,905,219 square feet) Fivesquares would be required to purchase 3.78 BLTs, based on the following calculation: - 1,905,219 square feet total development proposed (excluding MPDUs) (317,536.5 square feet base density) = 1,587,682.5 square feet of incentive density - 1,587,682.5 square feet x = 119,076.18/31,500 = 3.78 BLTs Since one BLT is equivalent to nine public benefit points, Fivesquares is seeking the maximum of 30 points for this category. 2. Development Standards Section of the Zoning Ordinance sets forth the development standards for the optional method of development within the CR Zone. A development table is included with the Sketch Plan, on sheet SK-701, which compares these development standards with the Project to illustrate that the Project complies with these standards.. VII. Findings Required for Sketch Plan Approval The purpose of this portion of the Statement is to provide justification that the Sketch Plan satisfies the requirements of Section E, which govern the approval of a Sketch Plan application. As set forth below, the Sketch Plan satisfies each of these requirements: 1. The Sketch Plan meets the objectives, general requirements, and standards of the Zoning Ordinance. As discussed in this Statement, this Application satisfies the objectives, general requirements and standards of the CR Zone. 18

19 2. The Sketch Plan substantially conforms with the recommendations of the applicable master plan. The Project's conformance with the goals and objectives of the Master Plan is discussed in Section V above. 3. The Sketch Plan satisfies any development plan or schematic development plan in effect on October 29, Plan. This provision is inapplicable. The Property is not subject to an approved Development 4. The Sketch Plan achieves compatible internal and external relationships between existing and pending nearby development. The Project adheres to the height and density recommendations contained in the Master Plan (and the Zoning Ordinance), inclusive of 15% MPDUs. The proposed residential development will complement the existing and proposed uses in the vicinity. As discussed above, the Project has been designed to provide an appropriate transition to the residential condominiums confronting the Property on Tuckerman Lane. The Project also provides a substantial amount of new residential development, adjacent to the Grosvenor-Strathmore Metro Station and in close proximity to various existing institutional uses, including the National Institutes of Health, National Navy Medical Center, and Uniformed Services Universities of the Health Sciences. 5. The Sketch Plan provides satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking and loading. As discussed in this Statement, the Project proposes numerous improvements to pedestrian/cyclist and vehicular circulation on-site. An important component of the Project is the construction of the Spine Road a shared, private street that will bisect the Property, running north-south which will improve internal circulation and promote connectivity within the larger Grosvenor-Strathmore community. Additionally, Fivesquares is proposing various landscaping and other improvements into the site off of Tuckerman Lane to enhance this important connection between the Metro Station and the surrounding residential communities. A substantial amount of long-term and short-term bicycle storage will be provided on-site (both through the proposed development and the large bike station, proposed by the Mandatory Referral, adjacent to the Metro Station entrance), to facilitate bicyclist access to the site. Given the Property's proximity to transit and nearby public parking garages, adequate parking will be provided on-site to accommodate all users of the Property. Access to parking and loading will be located internal to the site and will be safe, adequate and efficient. 19