Grand Park Development (the "Applicant") requests approval of a Sketch Plan and Preliminary

Transcription

1 APPLICATION STATEMENT GRAND PARK DEVELOPMENT OLD GEORGETOWN ROAD, NORTH BETHESDA, MD Application for Sketch Plan No and Preliminary Plan No Grand Park Development (the "Applicant") requests approval of a Sketch Plan and Preliminary Plan (the Applications ) for the proposed redevelopment of properties located in the southeast quadrant of the intersection of Old Georgetown Road and Executive Boulevard known as Lots 9, 10 and 5 and Parcels 613 and 614, Tolson Subdivision located at 11565, and Old Georgetown Road and 5995 Executive Boulevard and the right-of-way referred to as S-21 and SHA-32, resulting from the reconstruction of Executive Boulevard and Old Georgetown Road in North Bethesda, Maryland (collectively, the "Property"). Montgomery County has indicated its approval of incorporating S-21 and SHA-32 in the Sketch Plan application in the letter of authorization filed as part of this application. The Property is located within the area designated as the Metro West District in the April 2010 Approved and Adopted White Flint Sector Plan ("Sector Plan"). The Property was most recently devoted to a mobile phone retailer on Lot 9, an automotive dealership on Lot 5 and a Capital One Bank on Lot 10. The Applications propose to replace these uses (the only one still operational is the mobile phone store, as discussed below) with a mixed use, transit oriented development involving nonresidential (retail, restaurant and potentially office) and residential uses (the Project ). Importantly, and as discussed in more detail below, the Property is located in the heart of the area where major road improvements are planned to complete a new grid street system referred to as the Western Workaround, as envisioned by the Sector Plan. The redevelopment of the Property at this time is critical to the 1

2 completion of the Western Workaround and the Applicant has been working closely with Montgomery County for the past five years to further the construction of these needed roadway improvements. I. Background As a result of its location, the Property is subject to some unique and undue development challenges. It is located within the bullseye of the transportation improvements identified by the Sector Plan as critical to the success of the White Flint Sector Plan. In fact, to this end, and recognizing the importance of the planned roadway improvements, several of the landowners surrounding the Property have communicated their eagerness to see the construction of the new roadway system in the area of the Property. The Property is affected significantly by the Sector Plan s recommended roadway system. More specifically and subject to final determination at the time of Preliminary Plan, the Property is required to dedicate 53,136 square feet for road purposes and in the end will suffer a net loss of 13,894 square feet, provided the County s disposition of excess land is transferred to the Applicant. 1 The roadway improvements involving the Property are: 1) The construction of Grand Park Avenue which effectively bisects Lot 5; 2) The construction of Market/Main Street to the south of the Property; 3) The elimination of Executive Boulevard to be replaced by Old Georgetown Road to the west; and 4) The 1 The final land area to be dedicated will be finally determined at the time of Preliminary Plan and is dependent on the Department of Transportation s final plans for the road construction. The Applicant will dedicate land area to accommodate the construction Grand Park Avenue, Market Street and Old Georgetown Road on the west and north of the Property. The County proposes to convey to the Applicant in accordance with its disposition process 14,787 square feet in connection with the Executive Boulevard relocation and 22,430 square feet in connection with the realignment of the Old Georgetown and Executive Boulevard intersection. 2

3 realignment of the intersection of Old Georgetown Road and Executive Boulevard. While this is a significant loss of land area outright, the following factors exacerbate the adverse effect of the road construction on the Property. Resulting Inefficient Remaining Parcels Proposed Grand Park Avenue bisects an otherwise very desirable parcel of land (Lot 5 contains 78,081 square feet and is configured in an almost perfect square that would facilitate very efficient development) into two oddly configured smaller parcels, which, on its own, makes the development of the western remnant parcel virtually impossible and the development of the eastern remnant parcel extremely challenging. Cost of Acquiring Adjacent Property In an effort to mitigate the impacts of the Grand Park Avenue dedication and secure a developable parcel, the Applicant pursued and ultimately acquired Lot 10 (the Capital One Bank site) at a cost of $9.4 million. Loss of Valuable Real Estate The construction of Grand Park Avenue requires that the Applicant dedicate more than 32,000 square feet of land area located along the eastern portion of the Property, which is the prime real estate of the Property. It is in this area that the Sector Plan recommends the highest heights, without the need for any step downs. In contrast, while the Applicant will acquire land from the County to the west of the existing Property in an effort to compensate in part for the more than 50,000 square feet of total land area the Applicant must dedicate, this new land area to be acquired is 3

4 not nearly as desirable, given its location in the western portion of the Metro West District, where the Sector Plan recommends step downs in height. Significant Costs The Applicant has spent the last six years and more than $1 million, working with the County in an effort to accommodate the County s desire to proceed with the road improvements. Disruption and Reduced Land Area The Applicant granted the County a Right-of-Entry over 18,895 square feet plus an additional 10 feet in depth along the Property Frontage for fencing, logistics and staging in order to allow the construction of Market Street. This resulted in a disruption to the existing tenants and a reduction in their site area. Inability to Lease the Property Since the enactment of the White Flint Sector Plan in 2010, the Applicant has had difficulty securing market rate, long-term leases. This was a result of the impending roadwork and infrastructure improvements that surround the entire Property, from existing Old Georgetown Road and Executive Boulevard, to the future Grand Park Avenue and Market Street. Leases were short-term and heavily favored the tenants. The lease rates were equal to the markets of the late 1980s and 1990s, and the market of potential tenants was limited. The adverse impact to the Applicant from the roadway construction greatly exceeds the adverse impact associated with the loss of 13,894 square feet of dedicated area. 4

5 II. Property Description The sites comprising the Property that are the subject to the Applications include the following: (i) Old Georgetown Road (the former VOB Saab dealership) containing 44,508 square feet; (ii) Old Georgetown Road (the former Capital One Bank) containing 39,989 square feet; (iii) Old Georgetown Road (the former VOB dealership) containing 82,243 square feet; (iv) 5995 Executive Boulevard (P613) containing 6,618 square feet; (v) Parcel 614 containing 9,763 square feet; (vi) S-21 containing 14,787 square feet; and (vii) SHA 32 containing 22,430 square feet. The Property contains a total of 258,203 square feet of gross tract area. The Property is currently bounded on the north by Old Georgetown Road; on the south by the newly constructed Market Street; on the east by a 40,630 square foot parcel owned by Jemal s Norman Emco, LLC and improved with a retail store for Steinway pianos; and on the southwest and west by Executive Boulevard. The Property is located 1,150 feet from the White Flint Metro Station located to the southeast of the Property. The closest single-family residence is located more than 500 feet to the west of the Property. Surrounding existing and planned uses include the mixed use Pike and Rose development to the north, across Old Georgetown Road; the Gables residential project to the south; the Montgomery County Conference Center to the southeast; 1960 s era office buildings to the west across 5

6 Executive Boulevard that are located within the White Flint II Sector Plan area and proposed for senior housing and office; and an automobile dealership and two fast food restaurants further to the east at the corner of Old Georgetown Road and Rockville Pike, beyond Jemal s property. Pursuant to the recommendations of the Sector Plan and Sectional Map Amendment (Resolution ), the Property in its entirety is zoned CR 4, C 2.0, R 3.5, H 250. III. Proposed Development The Applicant proposes the development of a transit oriented mixed-use project, in keeping with the recommendations and objectives of the White Flint Sector Plan. The development makes possible the much awaited road improvements, which impose an orderly grid roadway network throughout the Metro West District. The Project is providing 13 percent Moderately Priced Dwelling Units ( MPDUs ) in excess of the required 12.5% and thus intends to utilize the bonus density permitted by Zoning Ordinance Section C.1. to increase the density by 4%. The Project will provide 1,000 residential units (940,843 square feet) within an easy walking distance of the White Flint Metro Station. In addition, up to 110,169 square feet of nonresidential space will be provided, including retail and restaurant uses to complement the retail provided at Pike and Rose. To this end, the Applicant is engaging a retail market consultant to evaluate and identify the appropriate mix and type of retail uses. It is anticipated that a portion of the nonresidential space will be devoted to general office and medical office space. In keeping with the transit oriented nature of the area, the Project will provide less parking than the maximum 6

7 parking permitted by the Zoning Ordinance, with the precise number of spaces to be determined at Site Plan. Importantly, the Applicant proposes that the 21,490 square foot parcel located east of Grand Park Avenue be devoted to public use space (the Civic Green ) in furtherance of the Sector Plan s recommendation for a Civic Green in this area, provided that the proposed 4.07 FAR is achievable on the remainder of the Property. In an effort to break up the mass of the Project, the development will consist of three distinct blocks (the development of each will likely be a separate phase) between Old Georgetown Road on the west and Grand Park Avenue on the east (the Project Block ). For purposes of this Statement of Justification, the building to the east is referred to as Building 1, the building in the middle as Building 2 and the building to the west as Building 3. The Project Block will be divided by two north-south access ways extending from Market Street on the south, to Old Georgetown Road on the north. A service alley will run east west through the entire Project Block providing access to loading, trash pick-up and other back of house essential activities. The access ways are intended to function as exclusively pedestrian paths south of the service alley and as vehicular and pedestrian ways north of the service alley. It is anticipated that the eastern access way will be more utilitarian in nature, given the nearby vehicular service activities, whereas the western access way will be more pedestrian friendly. The Project proposes a significant amount of open space a total of 37,995 square feet or 22.7% percent of the net tract area (assuming the provision of the Civic Green). By comparison, the zoning requires 10 percent open space. Significantly, the Civic Green will be 21,490 square feet. A retail pavilion is proposed toward the center of the Civic Green to help activate the space. The 7

8 Civic Green will be designed in a manner that it can be expanded to the east at some point in the future. Another important component of the open space is the promenade along Market Street that will extend from Old Georgetown Road east to Grand Park Avenue. The promenade will be improved with a double row of trees to create a linear park along Market Street. The linear park will be lined by interesting retailers, outdoor cafes, landscaping and streetscape improvements, all intended to activate the street and bring a vibrancy to Market Street. The promenade/linear park will be intersected by the north-south access ways that will be exclusively for pedestrian use south of the service alley. Important open space features throughout the entire Project are the signature corner treatments, which are intended to anchor the Project by providing notable destination areas. The public open space on the Project Block alone comprises 16,505 square feet. The development will involve the construction of a six-story podium base on Buildings 1 and 2 and a five-story podium on Building 3, oriented toward the street to provide a continuous street wall, resulting in a comfortable walkable streetscape design. Towers of varying heights will be constructed above each base as identified on the Sketch Plan, with the heights stepping down from 250 feet on the eastern most portion of the block to 100 feet on the southwest. The step down in height provides variation in the design and most importantly, will be compatible with the 200 foot heights proposed on the Guardian site west of Old Georgetown Road and the 75 foot height proposed on the Gables site south of Market Street. Retail and restaurant uses will be provided on the ground floor of the podium, with the second story devoted to office space and potentially retail and restaurant uses. The remaining podium floors will provide a combination of parking and residential uses. Overall, approximately 70 percent of the parking will be lined 8

9 with residential uses and the remaining 30 percent will be clad in an architectural and/or artistic façade. More specifically, the podium along Market Street and Grand Park Avenue will be completely lined with residential uses, while portions of Old Georgetown Road and the access ways will similarly be lined with residential uses. The remaining floors of the podium along Old Georgetown Road and the access ways will be clad in an architectural/artistic facade, to conceal the above grade parking located behind the decorative facade. The towers will be setback from the base on all sides to decrease their perceived massing, with the most generous setbacks provided along Market Street, to promote the character and intent of this more intimate street. At the same time, the towers have been situated on the podiums to maximize the light and air along the access ways. While the podium-to-podium dimension along the access ways is 40 feet, this space expands significantly about the podium. At its closet point, the upper story tower setback is 56 feet. However, given the building footprints, this occurs in a limited manner. For example, more than two-thirds of Building 1 is setback more than 110 feet from Building 2, ensuring generous amounts of light and air. Similarly, the upper story setback between Buildings 2 and 3 extends from 49 feet to 81 feet. Importantly, because the Project will likely be developed in three separate phases over time with each phase having its own developer and architect, the Property will develop organically with each block having its own distinct character. 9

10 The specifics of the Sketch Plan, based on the three phases of the Project, are as follows: NOTE: The total number of residential units will not exceed 1000 (940,843 square feet). For purposes of the Sketch Plan and Preliminary Plan, the maximum number of units in each building has been provided. The precise number of units (and corresponding square footage) in each building will be determined at Site Plan. Similarly, the maximum commercial density for the Project will not exceed 110,119 square feet. For purposes of the Sketch Plan and Site Plan, the maximum square footage of non-residential density has been provided for each building. The precise square footage for each building will be provided at Site Plan. Building 1 o Maximum of 44,528 square feet of nonresidential, a maximum of 432 residential units, and maximum height of 262 feet for the eastern wing and a maximum height of 229 feet for the western wing of the tower. Building 1 will include a residential tower with two distinct wings above a retail podium. Based on Zoning Ordinance Section C.6. the height of the eastern tower has been increased by one floor to 262 feet to accommodate the MPDUs provided in excess of 12.5 percent. Utilizing this provision also promotes greater variation in the Project s design. The tower will be setback a minimum of 10 feet from the street wall starting at 60 feet in height. The parking levels will be concealed with a residential liner along Grand Park Avenue, Market Street, and the access way and partially along Old Georgetown Road. The residential lobby is located along Old Georgetown Road and Grand Park Avenue in order to activate the ground floor. The majority of the remaining ground floor will consist of nonresidential space facing the streets and access way. Additional second floor nonresidential space will be located along Market Street and will include integrated outdoor spaces. Building 1 will be serviced through an internal roadway providing 10

11 vehicular access to parking, loading and trash removal while separating vehicular and pedestrian access. Building 2 Maximum of 30,429 square feet of nonresidential, a maximum of 305 residential units, and maximum heights of 218 feet and 187 feet. Building 3 Maximum of 30,476 square feet of nonresidential, a maximum of 285 residential units, and heights stepping down from a maximum of 179 feet in the northeast corner to 148 feet in the northwest corner, to 127 feet in the southeast corner and `100 feet in the southwest corner. The residential towers associated with Buildings 2 and 3 are setback from the street wall a minimum of 10 feet starting at 60 feet in height. The towers sit atop a podium wrapped with residential units masking the parking levels behind the Old Georgetown Road and Market Street. The majority of the ground floor will consist of nonresidential space facing the streets and access ways and the residential lobbies are located on Old Georgetown Road. Additional second floor nonresidential space will be located along Market Street to include some integrated outdoor spaces. The buildings will be serviced through an internal roadway providing vehicular access to parking, loading and trash removal while separating vehicular and pedestrian access. The corner of Old Georgetown (where the north-south alignment meets the east-west alignment of Old Georgetown Road) is recognized as a prominent corner. To this end, special attention will be paid to the architectural design of the northwest corner of Building 3, with design details provided at Site Plan. 11

12 Finally, given that the Project will likely be developed in phases, the Applicant intends to use the areas devoted to future phases for surface parking and temporary pop up uses to promote placemaking prior to their development. Civic Green Provided that the Project can achieve a 4.07 FAR, the Applicant proposes devoting that portion of the Property, comprising 21,490 square feet and located to the east of Grand Park Avenue for a Civic Green. The Civic Green will include a one-story retail pavilion in order to promote activity and interest in this area. The Civic Green will be designed so that it may be easily expanded. Details of the design will be provided at the time of Site Plan. IV. Master Plan and Design Guidelines Conformance A. Master Plan 1. General Objectives The overarching objective of the White Flint Sector Plan is to transform an auto-centric suburban neighborhood into a transit oriented, mixed use, pedestrian friendly urbanized neighborhood. The Sector Plan envisioned development that would encourage a live, work, play environment 12

13 that would capitalize on the area s proximity to Metro and public transportation. An important component to the transformation of White Flint is the establishment of a street network that breaks down the super blocks into manageable neighborhoods, where walking and bicycling are promoted and vehicular traffic is forced to slow down as it makes its way through the street network (as opposed to speeding past White Flint on one of the major north-south arterials). Pike and Rose has successfully executed what the Sector Plan envisioned and it is the Applicant s goal to extend this successful development pattern to the area immediately south of Pike and Rose, known as the Metro Station West neighborhood. In doing so, the Applicant will help to promote a desirable neighborhood not just for those choosing to live and or work here, but for the residents within the existing surrounding residential areas, who will have an identifiable place within close proximity of their homes to visit -- to shop, to eat, to stroll or to take in the other amenities offered by the Project and overall neighborhood. The Project is located within the Metro West District, with the eastern portion of the Property located within the Sector Core, less than one-quarter of a mile from the White Flint Metro Station. 2. Specific Recommendations The Project substantially complies with the goals and recommendations articulated in the Sector Plan. Specifically, the Project facilitates the following goals: 13

14 a. Mobility The Project will provide a hierarchy of roads as recommended in the Sector Plan (Sector Plan, page 16). The Applicant s successful assemblage of the Property will create three separate pedestrian-friendly, walkable blocks. One of the Project s most significant contribution toward furthering the goals and objectives of the White Flint Sector Plan is the dedication of over an acre of land 53,136 square feet) which allows the County to proceed to construct the needed Western Workaround (the other significant contribution is the Civic Green, discussed below). As previously noted, the Property is heavily burdened with land dedications. The establishment of the much-desired road network is critical in linking the neighborhoods south of the Property to Pike and Rose and helping to create a larger, comprehensive neighborhood, as opposed to an area with individual nodes of development. To this end, the Property is the critical link in the development of the White Flint Sector Plan area west of Rockville Pike. The Project will provide significant streetscape improvements and encourage the development of a safe, convenient and attractive pedestrian environment. The Project will provide the recommended ten-foot sidewalks, and street trees within their dedication portion of the rights-ofway. b. Buildings The Sector Plan recommends that the building heights along the Sector Plan edges should be compatible with the surrounding residential neighborhoods (Sector Plan, page 19). While the zoning of the Property provides for a maximum height of 250 feet (absent the additional height 14

15 allowed for exceeding 12.5 percent MPDUs), as indicated by the Sketch Plan, the heights of the towers will step down as the Project moves westward, from a maximum height of 262 feet to a height of 100 feet along the western facade of Building 3. The 262 foot height of Building 1 will be compatible with the proposed development along Rockville Pike that is zoned for heights of 300 feet. The Sector Plan recommends that "buildings should be sited and designed with sensitivity for their effect on light, shadows, and air circulation for the occupants and those of neighboring buildings." (Sector Plan, page 19). Recognizing the importance of Main Street and Grand Park Avenue as a gathering and strolling area for residents, employees and visitors to the area, the buildings are designed to step back from the southern and eastern facades of the podium base a minimum of 20 feet for Building 1 and 10 feet for Buildings 2 and 3 to provide an inviting scale to these two important streets. Along Old Georgetown Road with a right-of-way of 150 feet to the west of the Property and a right-of way width of 120 feet to the north of the Property, the tower step back is less significant at approximately 10 feet. Building 1 to the west of Grand Park Avenue is intended to be the largest and tallest of the three proposed buildings, as a result of its location closer to Rockville Pike where the greatest heights are recommended. On Building 1 and Building 3 the tower element will meet grade along the Grand Park Avenue and Market Street elevations respectively, which will mark the residential entry and provide visual interest to the buildings. The northwest corner of the Project, located at the intersection of Old Georgetown Road, Executive Boulevard and Hoya Street will be highly 15

16 visible and therefore special attention will be devoted to the design of this portion of Building 3 at Site Plan. c. Public Use Spaces The Sector Plan recommends a "hierarchical public use space system in which each space contributes variety in function and setting." (Sector Plan, page 20). The Project is located within the vicinity of the recommended location for the civic green; the Sector Plan recommends the civic green for the Conference Center Block, but not specifically identified for a particular property. The Sector Plan recommends that the civic green be between one and two acres in size. Assuming the Applicant can achieve the needed densities on the Project Block, the Project proposes that the 21,490 square foot portion of the Property east of Grand Park Avenue be devoted to the initial Civic Green. In addition, as recommended by the Sector Plan, and described above in Section IV, the Project will also provide plazas, pocket parks and green streets on the Project Block with the promenade/linear park along Main Street providing the desired east-west connection. The total area of the Property being devoted to public open space will be almost an acre (37,995 square feet) and will account for 22.7 percent of the net tract area. d. Compatibility The Sector Plan recommends that "new development along the edges must be compatible with the residential neighborhoods in building height and scale and should accommodate pedestrian and bicycle access from existing neighborhoods." (Sector Plan, page 22). Immediately to the 16

17 west of the Property is the CR zoned Guardian property with a maximum height of 200 feet. The proposed mixed use project for that site proposes 200 foot heights along Executive Boulevard, which steps down to 120 feet midblock, and 70 feet along the southern boundary adjacent to the single family residences. The heights of the Project step down to the west, with the Building 3 heights of 179 feet, 148 feet, 127 feet and 100 feet, being considerably less than the 200 foot height on the Guardian site. As recommended in the Sector Plan, the Project will "add value and enhance the quality of life that surrounds the area by providing increased services, better facilities, employment opportunities and greater housing opportunities." (Sector Plan, page 22). Foremost, the Project facilitates the establishment of the much needed street-grid that will greatly improve the physical environment and transportation network and provide significant benefit to the surrounding development. As noted, the Applicant is working with a retail consultant to achieve the appropriate mix and balance of retail and restaurants (both neighborhood serving and destination retail). In addition, the Project will include an office component, which may include medical offices, which will provide employment opportunities as well as conveniently located medical providers to the surrounding neighborhood. Finally, and perhaps most importantly, the Project will provide desirable residences within easy walking distance of the White Flint Metro Station. e. Sustainability The buildings will be energy efficient and will promote the Sector Plan's goal of sustainability. Additionally, the Project will improve the on-site stormwater management for both water quality 17

18 and quantity. The Project will be LEED certified. f. Metro West District Recommendations The specific recommendations of the Metro West District are encapsulated in the Sector Plan discussion above and include the creation of smaller blocks, construction of the road network, creation of the Market Street promenade and the establishment of public use spaces. B. Design Guideline Conformance The Project substantially complies with the design objections of the White Flint Urban Design Guidelines. Specifically, the Project facilitates the following objectives: 1. Connectivity Improve how people connect to transit, services, and entertainment, and open space by: establishing a grid of streets to improve access for vehicles, pedestrians, and bicyclists; promoting continuous building facades along streets, to define and activate the public realm; improving safety at pedestrian crossings. 18

19 As noted, the development of the Property is instrumental in establishing the desired street grid within the Metro West District of the Sector Plan. The Project takes the grid concept one step further than the Sector Plan recommendations by creating two north-south pedestrian/vehicle access ways. The streetscape surrounding the Property is designed to promote pedestrian use by providing a wide and well landscaped promenade and sidewalk improved with an arcade of trees, interactive design of sidewalks, outdoor seating and landscaped planters. The streetscape will be designed so that the pedestrian crossings located at Grand Park Avenue and Old Georgetown Road are clearly demarcated to provide visual clues to vehicles and ensure pedestrian safety. In terms of promoting bicyclists, the Project will provide a bicycle lane along Old Georgetown Road and Grand Park Avenue, per the draft 2018 Bicycle Master Plan and the Sector Plan. As noted, the Project has been designed to provide a continuous street wall with a five story podium to define and activate the public realm. 2. Environment Reduce our impact on the natural environment by: creating walkable environments to reduce car use; promoting innovative stormwater management techniques and reducing imperviousness; promoting energy conservation and generation as a primary building and public space design consideration; 19

20 encouraging building massing distribution that improves air flow and access to natural light; promoting the integration of sustainable components into the design of buildings and public places. Upon full build out, the Project will provide 1,000 residential units within close proximity to the Metro station, which is critical to improving the modal split and reducing vehicular use. The Project will incorporate a number of sustainable measures to mitigate adverse environmental impacts, including building massing that separates tower elements promoting air and light for units. Green roof with water retention, efficient windows, mechanical systems, lighting, plumbing fixtures and bike storage will be provided. 3. Design Apply sustainable principles to the way we build and how we live by: promoting compact development and smarter buildings to reduce impact on the natural environment; encouraging pedestrian activity by enhancing the connections between local institutions, services, open spaces, and transit. The development of the Project will provide a critical pedestrian link from the communities south of the Property to those north of Property. Moreover, the construction of Market Street 20

21 will encourage east-west pedestrian traffic from the residences located west of the Property to the Metro Station. The smart design aspects of the building will include a high density of residential units per acre with connectivity to services within one-quarter mile of a Metro station. The design will promote physical activity by enhancing the connectivity to the surrounding neighborhood and providing temporary and long term bike storage for both residential and nonresidential uses. 4. Diversity Create a true mix of choices in how and where we live by: recommending land use patterns that create a mix of homes, jobs, shopping, and public places; recommending the creation of housing options that can accommodate a range of ages and family needs; creating an attractive urban environment that will attract people of all ages, incomes and ethnicities. The Project provides a mix of uses, including residential, retail, restaurant and office use. The retail is intended to be neighborhood serving as well as destination, and will be determined with the assistance of a retail consultant. It is anticipated that the design and location of the Project will attract both millennials and empty nesters. The Project will also provide 15 percent PDUs, 21

22 and will be attractive to families desiring to be located in close proximity to Metro. 5. Facade Articulation environment. Facades should be articulated to promote pedestrian activity and enhance overall urban 1. Ground floors should incorporate a building s most public and active spaces. 2. Facade organization should allow for active ground floor uses to be visible from the street. Retail frontages should be as transparent as feasible. Avoid long stretches of blank walls; if required, provide articulation to minimize their impact on the pedestrian realm. 3. Provide vertical articulation along street walls to reduce their visual length. 4. Design building entrances to be prominent elements in the street frontage. The proposed design will provide residential units with balconies over the ground floor nonresidential uses to break up the podium façade both vertically and horizontally. The main residential entry is marked by a vertically articulated glazed element while the ground floor is primarily glazed storefront with sign bands marking entrances. 6. Metro West Specific Recommendations 22

23 As discussed throughout this Statement, the Project meets the following Design Guidelines specific to the Metro West District: 1. Allow for on-street parking along both sides of new business streets and along Old Georgetown Road (if approved by DOT) 2. Realign Executive Boulevard 3. Create Market Street, and allow a 22 foot setback to create the Market Street promenade 4. Allow space along Executive Boulevard and Old Georgetown Road for the Recreation Loop 5. Taller building components should be concentrated closer to the Metro Station 6. Lower building components should be constructed to the build-to guidelines along all frontages of the Property 7. Provide small pocket urban spaces and façade articulation 8. Accommodate the Civic Green V. Zoning Ordinance Conformance A. Purposes As stated in Section of the Zoning Ordinance, the Commercial/Residential Zones are intended to permit a mixture of residential and nonresidential uses at varying densities and 23

24 heights, in order to promote economically, environmentally, and socially sustainable development patterns where people can live, work, recreate, and access services and amenities. Section A specifies the following general purposes: 1. Implement the recommendations of applicable master plans; 2. Target opportunities for redevelopment of single-use commercial areas and surface parking lots with a mix of uses; 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; 4. Allow a flexible mix of uses, densities, and building heights appropriate to various settings to ensure compatible relationships with adjoining neighborhoods; 5. Integrate an appropriate balance of employment and housing opportunities; and 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. 24

25 As described in Section IV above, the Project implements various applicable recommendations of the Sector Plan including, among other things, the establishment of the recommended road network to accommodate the Western Workaround and the potential to provide the Civic Green. With regard to the remaining objectives of the Zoning Ordinance for the Commercial/Residential Zone, the Project transforms a Property that was previously devoted to single use commercial areas and surface parking to a mixed, use, vertically integrated development. The Project complies with the recommended build-to lines of the Sector Plan, thus allowing the development to frame the street along all frontages, to provide visual interest and promote an attractive, interactive streetscape. The Project integrates market rate and affordable housing with a variety of nonresidential services, in proximity to the Metro station. As discussed below, the Project provides a series of public benefits to support density above the standard method. B. Development Standards Section B of the Zoning Ordinance sets forth the development standards applicable to the optional method of development in the CR Zone. As shown in the following data table, the Project will fully comply with the maximum densities and heights established by the mapped zoning for the Property, as well as other applicable development standards: [table on following page] 25

26 VOB DEVELOPMENT PROJECT DATA TABLE ZONE: CR-4.0, C-2.0, R-3.5, H-250 PERMITTED/REQUIRED PER ZONING ORDINANCE PROPOSED OPTIONAL METHOD SECTION A. TRACT AREA - 258,203 SF PROPOSED DEDICATIONS - 51,504 SF B. LOT AREA - 167,202 SF C. PUBLIC OPEN SPACE 10% 22.7 % (37,995 SF) with Civic Green; 9.8% (16,505 SF) without Civic Green D. MAXIMUM BUILDING HEIGHT 250 FEET 262 FEET COMBINED FAR 4.00 E. FLOOR AREA RATIO (FAR) (FAR = GFA/TRACT AREA) COMMERCIAL FAR: 2.0 RESIDENTIAL FAR: 3.5 (WITH BONUS DENSITY OF 22% FOR PROVIDING GREATER THAN 15% MPDU'S) UP TO FAR OF 4.07 RESIDENTIAL: UP TO 940,843 SF (3.64 FAR) (INCLUDES 4% BONUS DENSITY) COMMERCIAL: UP TO 110,169 SF (.43 FAR) F. MODERATELY PRICED DWELLING UNITS 12.5% 13% G. MIN. BUILDING SETBACKS FRONT: 0' SIDE: 0' 0 FEET 26

27 VOB DEVELOPMENT PROJECT DATA TABLE ZONE: CR-4.0, C-2.0, R-3.5, H-250 PERMITTED/REQUIRED PER ZONING ORDINANCE PROPOSED OPTIONAL METHOD SECTION REAR: 0' C. Incentive Density In addition to compliance with the requirements and standards set forth in Section , properties developed under the optional method in the Commercial/Residential Zones must provide public benefits under Section A.2 in exchange for greater densities and heights. In this case, based on the gross tract area of the Property, the Project will be required to achieve at least 100 public benefit points from four public benefit categories. The Project proposes to comply with this 100 point requirement by providing a total of 150 public benefit points from the Transit Proximity, Diversity of Uses and Activities, and Quality Building and Site Design public benefits categories, as follows: [table on following page] 27

28 INCENTIVE DENSITY PUBLIC BENEFIT POINTS Category Sub-Category Points Possible Points Proposed Transit Proximity Section B Transit Proximity Advanced Dedication Connectivity and Mobility Through Block Section C.1 and 5 Connection Minimum Parking 10 5 Diversity of Uses and Activities Section D.6 Moderately Priced Dwelling Units No Limit Quality Building and Site Design Section E Structured Parking Protection and Enhancement of the Natural Environment Building Lot Termination Total Points 150 NOTE: If the Project includes the Civic Green, the total public Benefit Points would increase to based on 25.7 points from the Major Public Facilities category. 1. The Project is within one-quarter and one-half mile of the White Flint Metro Station and, therefore, qualifies for 30 points under the Transit Service Proximity Level 1 designation 28

29 for the CR zone. 2. In connection with the development of the Property, the Applicant provided the County with a Right-of-Entry to construct Market Street in advance of the Project s development. 3. The Project produces two meaningful and well developed pedestrian connections between Market Street and Old Georgetown Road. 4. Pursuant to the approved October 2015 Commercial/Residential and Employment Zones Incentive Density Implementation Guidelines, the number of public benefits points available for providing more than 12.5% of residential units as MPDUs as required under Chapter 25 of the Montgomery County Code is not limited. 12 points are to be granted for every 1% of MPDUs greater than 12.5%, and any fraction of a 1 percent increase in MPDUs entitles the applicant to an equal fraction of 12 points. 5. The Project is providing a minimum of 15% MPDUs and, therefore, qualifies for 30 points based on the following formula: (15% %) * 12 = 30 points. 6. A portion of the parking is below grade and the remaining parking is placed above grade and concealed by residential units (70 percent) or artistic cladding (30 percent). 29

30 VI. Findings for Approval A. Sketch Plan Section E of the Zoning Ordinance sets forth the findings that the Planning Board must make to approve a Sketch Plan application. As described herein below, the proposed Project satisfies each applicable requirement listed in Section E. (1) [The Sketch Plan must] meet the objectives, general requirements, and standards of this Chapter; The Project complies with all specific requirements applicable to development in the Commercial/Residential Zone. The specific requirements and the Project's conformance thereto are described in Section V herein. (2) [The Sketch Plan must] substantially conform with the recommendations of the applicable master plan; The Project substantially conforms to the recommendations of the Sector Plan and furthers its goals and objectives, particularly with respect to constructing transit oriented mixed-use projects in close proximity to Metro and establishing a street network to further the urbanized nature of the Sector Plan area. A discussion of the Project's compliance with the Master Plan is set forth in Section III of this Statement. 30

31 (3) [The Sketch Plan must] satisfy any development plan or schematic development plan in effect on October 29, 2014; The Property is not subject to any development plan or schematic development plan. (4) [The Sketch Plan must] achieve compatible internal and external relationships between existing and pending nearby development; The Project has been designed to achieve a maximum of compatibility with existing and future development in the vicinity of the Property. The Project is compatible with the surrounding area both from the perspective of the physical layout of the Project and how it is situated on the Property as well as from a design perspective. In terms of the physical layout of the Project, the road and pedestrian network that results from the Project provides a needed connection from the area south of the Project to the area north of the Project Pike and Rose. Similarly, the Project ties the areas to the west of the Project to the area east of the Project, including the Metro station. In this manner the Project integrates the surrounding individual development nodes into a comprehensive neighborhood. The proposed north-south pedestrian and vehicular access ways further this goal, by creating a permeable, walkable neighborhood. In terms of the architectural design, the proposed five story podium will be compatible with the surrounding existing and future development. Along Old Georgetown Road the podium is comparable in height to the Pike and Rose podium and thus it will help frame the street and 31

32 provide a sense of place along this portion of Old Georgetown Road. Notably, the physical presence of the building on Old Georgetown Road will help slow traffic, which will contribute to the creation of a neighborhood, as opposed to a stretch of roadway where vehicles are simply passing through the area. The towers located above the podiums will be compatible with the existing heights to the south and the greater future heights along Rockville Pike. The location of the tower to the podium along Market Street is intended to reinforce the more intimate nature of Market Street and also respect the lower heights of the Gables residential project, with Building 3 stepping down to 100 feet in the southwest corner. Outdoor spaces will be located intermittently along the southern façade to provide a sense of interaction with the promenade/liner park along Market Street. The towers will be articulated to reduce their massing. To the west, the towers will step down to a height of 100 feet, given the single-family residences located across Old Georgetown Road. Finally, in order to ensure compatibility with the surrounding area, the upper story parking facilities are entirely lined with residential uses along Grand Park Avenue and Market Street, the two primary pedestrian streets bordering the Property. Along the remaining frontage of Old Georgetown Road, where vehicles are traveling at higher speeds and the streets function in a much different manner than Grand Park Avenue and Market Street and along the access ways, portions of the parking will be lined with residential uses and the remainder will be clad in an artistic façade, to ensure that the parking is concealed. (5) [The Sketch Plan must] provide satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking and loading; The Project provides vehicular, pedestrian and bicyclist access and circulation in conformance with the recommendations of the Sector Plan. As discussed throughout, the Project allows for 32

33 the much awaited road network recommended in the Sector Plan to be constructed. In terms of pedestrian circulation, the Project will provide improved streetscapes to promote walking along all of the frontages of the Project. In addition, bike lanes along Old Georgetown Road, Market Street and Grand Park Avenue will be provided. The Project accommodates the Recreational Loop that runs along Old Georgetown Road to the west and north of the Property. Parking will be provided in one level of below grade and above grade on portions of levels two through five of the podium. Loading will occur in the service alley so as not to interfere with the pedestrian and vehicular circulation. (6) [The Sketch Plan must] propose an outline of public benefits that supports the requested incentive density and is appropriate for the specific community; Pursuant to Section D.6 of the Zoning Ordinance, the public benefits proposed to support the incentive density associated with the Project will be derived from the Transit Proximity, Connectivity and Mobility, Diversity of Uses and Activities, and Quality Building and Site Design categories, as summarized in Section V. of this Statement. If the Civic Green is provided, public benefit points from the major public facilities category will also be provided. (7) [The Sketch Plan must] establish a feasible and appropriate phasing plan for all structures, uses, rights-of-way, sidewalks, dedications, public benefits, and future preliminary and site plan applications. 33

34 The Project is anticipated to be constructed in three phases. At this time, the order of development among Buildings 1, 2, and 3 has not been determined. If the eastern most portion of the Property is developed with a building instead of the Civic Green, it will be constructed as its own separate phase, most likely following the development of the third phase. B. Preliminary Plan The Preliminary Plan satisfies the applicable provisions of the Subdivision Regulations set forth in Section 4.2.D of the Montgomery County Code, as discussed below. 1. Subdivision Regulation Compliance The Preliminary Plan indicates that the site, width, shape and orientation of the proposed lot will be appropriate for the location of the proposed subdivision and standards of the CR Zone. 2. Relation to Sector Plan The Project's conformance with the 2010 Approved and Adopted White Flint Sector Plan is addressed above in Section IV. 3. Adequate Public Facilities a. Water and Sewer 34

35 The Property is already served by existing water and sewer. The Property is located within water and sewer categories W-1 and S-1. Water and sewer needs are expected to be met by the Washing Suburban Sanitary Commission ( WSSC ) through connections to the existing water and sewer lines. b. Schools Based on the Montgomery County student generation rates for the southwest region, the Project will generate 55 elementary school students; 22 middle school students; and 31 high school students. The Property is located within the Walter Johnson High School cluster, and within the boundaries of Luxmanor Elementary and Tilden Middle School. There is currently adequate school capacity to accommodate the Project. c. Traffic Given the Property s location within the White Flint Sector Plan area, the Project is exempt from LATR because it will be subject to payments under the White Flint Special Taxing District. 4. Forest Conservation The site is subject to the requirements of Chapter 22A of the Montgomery County Code (the "Forest Conservation Law"). A preliminary Forest Conservation Plan is submitted with this Application. 35

36 The Property contains no floodplain, protected soils, endangered species, or other natural features that would impact development. The site is not located within a Special Protection Area. B. Sediment Control/Stormwater Management The site is subject to and will comply with the requirements of Chapter 19 of the Montgomery County Code (the "Erosion, Sediment Control and Stormwater Management Law"). The Applicant has filed a Stormwater Management Concept No The Property is not within a Special Protection Area, so no separate water quality monitoring plan is required. VII. Community Outreach The Applicant held the required presubmission meeting for the Project at the former Capital One building at Old Georgetown Road on Thursday, September 27, 2018, for the Sketch Plan and on December 11, 2018, for the Preliminary Plan. In addition, the Applicant met with the White Flint Implementation Committee at its October 15, 2018 meeting. VIII. Conclusion As demonstrated by this Statement, the Project complies with applicable requirements of the Zoning Ordinance that govern development under the optional method in the CR Zone. 36