Sketch Plan. MNCPPC Plan No: A

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1 General Notes 1. The Sketch Plan drawings are conceptual only and represent proposed development in an illustrative manner. Final building locations, dimensions, heights, uses and development standards and programs shall be determined at time of site plan applications. Maximum density and heights for the property pursuant to the CR zone and the White Flint Sector Plan shall be permitted. 2. The mix of uses shown may be modified and shall be established at site plan. Sketch Plan 3. This property is subject to NRI/FSD # approved on 8/20/10 Drawing Sheet Index 0.01 Cover Sheet 1.01 NRI / FSD 1.02 Local Vicinity Map 1.03 Existing Site Conditions 1.04 Dedication Plan 2.01 Sketch Plan 2.02 Modeling of Max Density, Massing, Heights, Open Space & Adjoining Tracts 2.03 Aerial Context and Transit Proximity Calculation 2.04 Open Space System 2.05 Pedestrian Circulation Patterns and Projected Access 2.06 Vehicular / Bicycle Circulation Patterns and Projected Access MNCPPC Plan No: A Plat No. Higgins Estate Lot 16 Montgomery County, Maryland 3 Metro Center, MD Landscape 2.07 Service Vehicle Circulation Patterns and projected access 2.08 Public Benefit & Incentive Density 2.09 General Phasing of Structures, Uses, and Public Benefits and Site Plan 2.10 Street Sections 0.01

2 3 Metro Center, MD Landscape DEVELOPER S CERTIFICATE A The Undersigned agrees to execute all the features of the Sketch Plan Approval No A including Approval Conditions, Development Program, and Certified Sketch Plan. Developer s Name: JBG/Nicholson Lane East, LLC Tony Greenberg Company Contact Person Address: The JBG Companies 4445 Willard Avenue, Phone: (240) Signature: 1.01

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6 nicholson ln residential tower LEGEND Lower Portions of Buildings Taller Portions of Buildings Existing Building / Future development Height Allowed Height (up to) Net Tract Area Gross Tract Area CR-3/CR-4 Boundary Dedication/Reservation Area Urban Plaza rockville pike DATA SUMMARY TABLE Tract Area Gross Tract Area - 191,925 SF Previous Dedication Area - 27,743 SF New Dedication/Reservation Area - 5,282 SF Net Lot Area - 158,900 SF Zone(s) CR-4 / 3.78 acres / 164,753 SF CR-3 / 0.62 acres / 27,172 SF Density* CR-4 / permitted / proposed (up to) CR-3 / permitted / proposed (up to) Residential - up to 492,000 SF** New Non-Residential - 181,268 SF Existing Non-Residential - 67,260 SF Total Non-Residential - up to 268,000** Total SF - 740,528 *Density is blended between CR-3 and CR-4 Zones **Note: Adjustment to Commercial Gross Floor Area and Residential Floor Area are allowed under this Sketch Plan, as long as the Total FAR Square Footage of 740,528 square feet is not exceeded. woodglen dr residential / retail podium CR-4 CR-3 Private street A RETAIL building Height CR-4 / allowed - / proposed (up to) - CR-3 / allowed / proposed (up to) Parking Spaces Minimum Spaces Required Maximum Spaces Allowed - 1,029 Spaces Provided ,029 Public Use Space Required % : 10% % : 13.8% 15,890 SF 22,000 SF 3 Metro Center, MD existing office building RESIDENTIAl/retail *Note: The table of proposed public benefits and the incentive density requested satisfies the requirements of Section 59-C-15.6 of the Montgomery County Zoning Ordinance and the applicable standards and requirements of the incentive density guidelines for the FAR proposed for the development. Certain adjustments to the proposed public benefit categories may be made at the time of site plan approval based on actual density and mix of uses. Landscape *Note: The actual number of parking spaces may be refined and shall be determined at Site Plan. Executive Blvd uses, number of residential units and development standards and programs will be finally determined at the time of site plan. revised sketch plan & data summary table paseo 2.01

7 LEGEND Flex Retail / Commercial Residential Existing Building / Office Height Height Anticipated nicholson ln. woodglen drive urban plaza paseo nobe 1 rockville pike 3 Metro Center, MD private st. a Landscape executive blvd. *Note: The information herein is illustrated to convey general design intent. The heights, massing, open space, and other parameters shown in the subsequent submission under the Site Plan process may vary. uses, number of residential units and development standards and programs will be finally determined at the time of site plan. MODEL OF MaX DENSITY, MASSING, HEIGHTS, OPEN SPACE, AND ADJOINING TRACTS 2.02

8 Woodglen Dr. Executive Blvd M White Flint Metrorail Entrance Marinelli Rd. Nicholson Ln. 1/4 Mile Radius Nicholson Ln. 3 Metro Center, MD GROSS TRACT AREA (GTA): GTA WITHIN 1/4 MILE: GTA 1/4 TO 1/2 MILE: 191,925 SF 132,014 SF 59,911 SF 69% IS WITHIN 1/4 MILE RADIUS Executive Blvd Rockville Pike Landscape uses, number of residential units and development standards and programs will be finally determined at the time of site plan. aerial context and transit proximity 2.03

9 residential tower nicholson ln Public Open Space Streetscape 19,000 SF Urban Plaza 3,000 SF Total 22,000 SF Green Roof Space +/- 25,000 SF or 33% Tree Canopy +/- 5,500 SF or 25% public (+/- 27 Trees) open space rockville pike woodglen dr residential / retail podium Private street A retail building LEGEND Net Lot Area = 158,900 SF Phasing Division 3 Metro Center, MD existing office building / phase 3 residential/ retail retail building Public Use Space Urban Plaza R/W Streetscape Potential Green Roof Passive/Active Outdoor Space (Private) Landscape Executive Blvd uses, number of residential units and development standards and programs will be finally determined at the time of site plan. open space system paseo 2.04

10 existing nicholson ln existing LEGEND Pedestrian Movement Traffic Signal Stop Sign rockville pike 3 Metro Center, MD woodglen dr Private street A Landscape Existing 4-WAY Executive Blvd paseo uses, number of residential units and development standards and programs will be finally determined at the time of site plan. pedestrian circulation patterns and projected access 2.05

11 existing nicholson ln existing LEGEND Vehicular / Bicycle Movement Interior Vehicular / Bicycle Movement Traffic Signal Stop Sign up/dn rockville pike 3 Metro Center, MD woodglen dr Private street A up/dn Landscape Existing 4-WAY Executive Blvd paseo uses, number of residential units and development standards and programs will be finally determined at the time of site plan. vehicular/bicycle circulation patterns and access 2.06

12 existing nicholson ln existing LEGEND Service Vehicular Movement Interior Vehicular Movement Interior Service Connections Loading Area Traffic Signal rockville pike Stop Sign 3 Metro Center, MD woodglen dr Private street A Landscape Existing 4-WAY Executive Blvd paseo uses, number of residential units and development standards and programs will be finally determined at the time of site plan. service vehicle circulation patterns access and loading 2.07

13 59-C Transit Proximity (b) For split proximity-range projects near a transit stop: (2) If less than 75% of the GTA is within the closer of two proximity ranges, points are calculated as the weighted average of the percentage of area in each range. (35.60 pts) [(132,014 sf / 191,925 sf) * 0.40) + (59,911 sf / 191,925 sf) * 0.30)] * 100 = C Connectivity and Mobility (a) Neighborhood Services Project sketch plan application approved by the Planning Board before 10/11/2011. The Project will provide or is within 1/4 mile of at least 10 different retail services and at least 4 of those uses have a maximum retail bay floor area of 5,000 SF. The project is within 1/4 mile radius of the retail establishments within White Flint Mall and other numerous offerings along Rockville Pike that meet this criterion. (10.00 pts) 1. Whole Foods Market Woodglen Drive 2. LA Fitness Rockville Pike 3. AMC Loews Theaters Rockville Pike 4. Gap Rockville Pike 5. Dunkin Donuts Rockville Pike 6. Verizon Wirelss Rockville Pike 7. Davidsen Salon Rockville Pike 8. Domino s Pizza Rockville Pike 9. FedEx Office Print & Ship Center Rockville Pike 10. Taipei Tokyo Cafe Rockville Pike 11. Fortune Star Buffet Nicholson Lane Note: Approx. 94,500 sf of retail is planned as part of this development, in addition to those provided above. (b) Minimum Parking Project will provide less than the maximum allowed number of parking spaces. (5.86 pts) Max # of spaces (1029) > Total Parking (720) (c) Through-Block Connection The project will provide an attractive, open-air & safe access between streets and may be provided through the first floor of a building that will meet all other required criterion. Per the County s Master Plan, a new through-block connection is proposed as shown. In addition, another connection is proposed between the private street and the Paseo to the South. (15.00 pts) (d) Public Parking Public Parking will receive Incentive Density based on the following calculation: # of public spaces provided (204) X 0.25 = 4.59 pts Total # of spaces provided (720) - Min # of spaces (609) The 22% ratio for Minimum Parking falls within the guidelines to receive Incentive Density. (i) Way-Finding Project will provide a way-finding system to orient pedestrians and cyclists to major open spaces, cultural facilities, and transit opportunities. (5.0 pts) 59-C Diversity of Uses and Activities (e) Dwelling Unit Mix The mix of units proposed for the residential portions of this project no longer meets the guidelines required for this credit. 59-C Quality Building and Site Design (b) Structured Parking The project will provide parking within below grade structures. (18.03 pts) (c) Tower Step-Back The building will have minimum tower setbacks of 6 feet from the 1st floor building frontage at or below 72 feet. The project complies with the minimum setbacks as required by the CR Zone Incentive Density Implementation Guidelines. (5.00 pts) (d) Public Art The project will meet the public art incentive requirements by fulfilling at least five of the following goals (10.00 pts) : - 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 - Ensure long-term durability of permanent works through material selection or a documented maintenance program - Encourage a rich variety of arts including permanent, temporary (revolving) and event programming - Increase public understanding and enjoyment of art through interpretive information and/or programmed events - Achieve a collection of commissioned art that is unique and contributes in a positive way to the identity of the community (e) Public Open Space Project will provide additional open space than the minimum public use space required. (6.15 pts) Min Public Use Space (15,890 sf) < Public Use Space Provided (22,000 sf) (f) Exceptional Design The project will meet the exceptional design incentive requirements by fulfilling 4 of the following criteria (10.00 pts) : - Provide innovative solutions in response to the architectural context and surrounding landscape, for example, by rotating floor plates for views or reconciling offset street-walls - Create a sense of place that will serve as a landmark in the community, for example, by creating a distinguishing element that is visible from an important view or at a gateway to an area - Enhance the public realm in a distinct and original manner, for example, by using existing materials and forms in new ways to provide continuity and contrast - Add to the diversity of the built realm within the community, for example, by introducing new materials, building methods, or design styles - Use design solutions to make compact/infill living, working, and shopping environments pleasurable and desirable, for example, by retrofitting surface parking lots and single-use retail malls or creating multi-use, pedestrian dominated realms in previous autooriented areas - Integrate environmentally sustainable solutions, for example, by using storm water management facilities that incorporate best management practices in an apparent way or integrating passive solar features into the visible structure of a building or site 59-C Protection and Enhancement of the Natural Environment (a) Building Lot Terminations (BLTs) The project will provide BLTs per all applicable regulations and requirements. (A) One BLT will be purchased for every 20,000 sf of gross floor area to qualify for the first 5% incentive density floor area. (5 pts) (d) Tree Canopy Open Space Area: 22,000 SF 25% tree canopy coverage = 5,500 SF. Tree canopy will cover over 25% of the on-site open space at 15 years growth. (15pts) (f) Vegetated Roof Provide at least 33% of roof area as green roof with a soil depth of at least 4. Total Roof Area: 91,770 SF Vegetated Roof Area: 32,258 SF This project meets the requirements for the incentive requirements by providing 35% of roof area as green roof. (15pts) Public Benefits Required CR Zone for sites larger than 10,000 sf of land area Minimum Public Benefit Points: 100 Minimum # of benefit categories: Table of Public Benefits Public Benefit Possible Points Categories Transit Proximity Connectivity and Mobility 1 Neighborhood Services Minimum Parking Through-Block Connection Public Parking Way-Finding Diversity of Uses and Activities 0 Dwelling Unit Mix Quality building and Site Design 1 Structured Parking Tower Step-Back Public Art Public Open Space Exceptional Design Protection & Enhancement of the Natural Environment 1 BLT s Tree Canopy Vegetated Roof Total Public Benefit Points Total Categories 4 Optional Method Development Summary 4 (Section 59-C-15.85) 3 Metro Center, MD Landscape *Note: The table of proposed public benefits and the incentive density requested satisfies the requirements of Section 59-C-15.6 of the Montgomery County Zoning Ordinance and the applicable standards and requirements of the incentive density guidelines for the FAR proposed for the development. Certain adjustments to the proposed public benefit categories may be made at the time of site plan approval based on actual density and mix of uses. *Note: The actual number of parking spaces may be refined and shall be determined at Site Plan. represent the development. Final building locations, dimensions, heights, uses, number of residential units and development standards and programs will be finally determined at the time of site plan. Standard Method: Incentive Density: Total Density: 0.5 FAR - 95,962.5 SF 644,565.5 SF 740,528 SF Incentive Density Criteria 2.08

14 LEGEND Phase 1 Phase 1 Streetscape Phase 2 RESIDENTIAL RETAIL PHASE 2 EXISTING / PHASE 3 OFFICE PHASE 2 EXISTING / PHASE 3 PHASE 1 PHASE 1 PHASE 2 PHASE 1 PLAZA RETAIL EXISTING Residential 0 SF Non-Residential 67,260 SF Total SF 67,260 SF ** Parking Spaces 46 cars PHASE 1 Residential Non-Residential Total SF Parking Spaces PHASE 2 Residential Non-Residential Total SF Parking Spaces Phase 2 Streetscape Phase 3 / Existing Net Lot Area up to 85,000 SF Total up to 83,000 SF Total 168,000 SF** cars 407,000 SF Total up to 25,000 SF Total up to 432,000 SF** cars PHASE 3 (to replace existing) Residential 0 SF Non-Residential up to 148,528 SF Total SF up to 148,528 SF** Parking Spaces up to 46 cars 3 Metro Center, MD Landscape RESIDENTIAL RETAIL general phasing, structures, uses and site plan uses, number of residential units and development standards and programs will be finally determined at the time of site plan. **Note: Adjustment to Commercial Gross Floor Area and Residential Gross Floor Area are allowed under this Sketch Plan as long as the Total FAR Square Footage of 740,528 square feet is not exceeded. 2.09

15 Metro Center, MD Landscape 1 uses, number of residential units and development standards and programs will be finally determined at the time of site plan. street sections 2.10