JUSTIFICATION STATEMENT FOR SKETCH PLAN NO Sketch Plan Justification for Wilgus

Transcription

1 JUSTIFICATION STATEMENT FOR SKETCH PLAN NO Sketch Plan Justification for Wilgus I. INTRODUCTION Owner and Applicant, Wilgus-Montrose Associates LLC ( Applicant ), by its attorneys, Linowes and Blocher LLP, submits this Sketch Plan Justification Statement to demonstrate conformance of the proposed development with all applicable review requirements and criteria. The subject property consists of a gross tract area of 725,023 square feet (or approximately acres) and is more particularly known as Part of Parcel N (N273, N279, and N231), Parcel Q (N208), and Parcel R (N174), Washington Science Center Subdivision as shown on Tax Map GQ 562 (the Property ). The Property is generally bounded by Montrose Road to the north, Towne Road to the east, Montrose Parkway to the south, and East Jefferson Street to the west. It is currently zoned CR-2.0, C-1.0, R-1.5, H-200, CR-2.0, C-0.25, R-1.75, H-75, and CRN-0.75, C-0.0, R-0.75, H-50 and is subject to the recommendations of the White Flint 2 Sector Plan approved by the Montgomery County Council (sitting as the District Council) in December 2017 and adopted by the Maryland-National Capital Park and Planning Commission in January 2018 (the Sector Plan ). Pursuant to the applicable provisions of Chapter 59 of the Montgomery County Zoning Ordinance (the Zoning Ordinance ), Applicant submits this sketch plan application (the Application ) for the proposed redevelopment of the Property with up to 1,025,789 square feet of multi-unit and townhouse residential uses and up to 248,709 square feet of commercial uses for a total cumulative density of up to 1,274,489 square feet, with associated public benefits to support incentive density (the Project ). By providing infill development with a housing mix (including potential rental and fee-simple Moderately Priced Dwelling Units) proximate to

2 existing and future transit, incorporating welcoming open spaces for recreation, and ensuring compatibility with nearby neighborhoods, the Project will facilitate a number of important recommendations of the Sector Plan. Applicant respectfully requests that the Planning Board grant approval of the requested sketch plan Application, which utilizes the optional method of development on the CR zoned portion of the Property to achieve incentive density through the provision of public benefits. II. THE PROPERTY AND SURROUNDING AREA The Property is unimproved, with the exception of Parcel Q (N208), which contains an approximately 3,120 square foot automobile service station constructed in The record plats submitted with the Application depict that the Property s tract area comprises three recorded parcels (Parcel Q (N208), Parcel R (N174), and Part of Parcel N (N231, N279, and N273)) in the Washington Science Center Subdivision, as well as an area dedicated to public use for Montrose Parkway as depicted on Plat Nos , 20343, and 23187, which were recorded among the Land Records of Montgomery County on August 12, 1982, February 25, 1997, and July 1, 2005, respectively. As show on the tract area included in the Application, the Property contains a gross tract area of 725,023 square feet, with a net lot area of 561,128 square feet and 163,895 square feet of prior dedications for Montrose Parkway, Montrose Road, Stonehenge Place, and East Jefferson Street. The Cherington townhouse community abuts the Property s Part of Parcel N (N273 and N279) and Parcel Q to the north and west. The Property is proximate to a diverse range of residential, office, retail, commercial, and institutional uses. Immediately south of the Property is the Executive Boulevard corridor, which includes commercial buildings containing approximately 2.3 million square feet of office uses. The Pike & Rose mixed-use neighborhood with restaurants, retail, entertainment, hotels, and 2

3 multi-family homes is located across Towne Road to the southeast. North of the Property across Montrose Road is the Jewish Community Center and Hebrew Home campuses, multi-family apartments, and office condominiums. The Property confronts the United States Postal Service annex and low-rise professional offices to the east along East Jefferson Street. Nearby are numerous retail shopping centers along Rockville Pike, including Montrose Crossing, the Pike Center, and Federal Plaza. Additionally, the Property is convenient to multiple modes of transportation, including the White Flint Metrorail station, which is located less than a mile away and provides heavy rail service between Shady Grove and Glenmont via downtown Washington, DC, as well as RideOn bus routes 5, 26, 81, 42, and 46, and the Montrose Road/Rockville Pike Park & Ride facility. Montrose Parkway also links the Property from Interstate 270 to the west and Rockville Pike and Randolph Road to the east. The Property is also well situated to numerous community facilities including Luxmanor Local Park, Luxmanor Elementary School, Josiah Henson Special Park, Wall Local Park, the Kennedy Shriver Aquatic Center, Timberlawn Local Park and temporary Tilden Middle School/former Woodward High School. III. NARRATIVE DESCRIPTION OF SKETCH PLAN Applicant s Project as illustrated in the sketch plan proposes redeveloping the Property with up to 1,025,789 square feet of residential uses in townhouses up to 50 feet in height, apartment buildings up to 50 feet in height on the central and eastern portions of the Property with zoned maximum height limits up to 75 feet and 200 feet, an apartment building up to 85 feet in height on the eastern portion of the Property with zoned maximum height limits up to 200 feet, and mixed-use buildings up to 200 feet in height on the Property s eastern edge. Up to 248,709 square feet of commercial uses are anticipated to be located in the proposed mixed-use 3

4 buildings. As the Property has four or more frontages and a tract area greater than or equal to 6.01 acres, the Project is required to dedicate 10% of the site (1.25 acres or 54,465 square feet) as open space. The Project meets and exceeds this target by incorporating 15% of the site as open space to be provided as 0.45 acres (19,602 square feet) of common open space in the landscaped buffer between the proposed townhouses and existing Cherington townhouses. Additionally, the Project offers 1.85 acres (80,586 square feet) of public open space effectively distributed throughout the site in the Western Park at the corner of East Jefferson Street and Montrose Parkway, the Central Public Park as the main gateway to the Property, and the East Urban Plaza providing a connection from the Project to Pike & Rose to the east. Setbacks and building form standards will be established by the site plan approval process. The Project will offer mixed-use development, including a range of residential building types including townhouses, apartment buildings, and high-rise multi-family housing in mixeduse buildings with lower-level activating commercial uses near existing employment, services, and transit. Thus, the Project will offer much needed housing, including MPDUs and missing middle building types in order to increase residential supply in a desirable neighborhood convenient to existing activity centers. The Project, with its diverse array of housing options, activating retail uses, and dispersed inviting open areas, will strengthen links between Pike & Rose and the Executive Boulevard corridor. As a result of this infill development, the Project will complete important intersections at Montrose Road and Towne Road and Montrose Parkway and Towne Road, as well as enhance the appearance and activity along Towne Road, which is an important street in the envisioned transformation of the White Flint area. The Project also proposes infill development that is thoughtfully integrated into the existing built environment. Specifically, taller structures and commercial uses are placed close 4

5 to the Property s eastern edge along Towne Road, with a transition to solely residential uses and townhouses up to 50 feet adjacent to the existing Cherington townhouses. The East Urban Plaza at the intersection of Towne Road and Montrose Parkway facilitates linkages between the Property and the more intensive development to the east, the Central Public Park creates active and passive recreation opportunities for the surrounding neighborhood, and the Western Park affords an area of respite for residents, employees, pedestrians, and cyclists. Additionally, the Buffer Area between the proposed townhouses and existing Cherington townhouses will include extensive landscaping, create an effective green screen, and accommodate a building setback from the shared property line that is equal to or in excess of the corresponding setback from the Cherington townhouses. The Sketch Plan also anticipates the inclusion of significant environmental site design ( ESD ) facilities implemented to the maximum extent practicable pursuant to State and County law. ESD utilizes small scale stormwater management practices, nonstructural techniques, and better site planning to optimize conservation of natural features, mimic natural hydrologic runoff characteristics, and minimize the impact of development on water resources. The Project intends to incorporate state-of-the-art ESD techniques such as micro-bioretention areas, swales, planter boxes, and green roofs. These ESDs will incorporate natural systems, vegetation, and soils to create a more natural drainage system, promote runoff reduction and water quality treatment, and allow for recharge at the source. Where possible, plantings will also be used in ESDs. Selected plants will be low maintenance to tolerate wet and dry conditions, as well as properly spaced to provide room to grow while ensuring a full appearance. All ESD facilities will filter and retain stormwater on-site and are acceptable management practices at both the State and County levels. 5

6 As shown on the materials submitted with the Application, the Project incorporates safe and effective circulation patterns. The Project includes the extension of Stonehenge Place from its current terminus to Montrose Road, introduces a grid network of short blocks on the Property, and offers multiple points of access along Montrose Road, Montrose Parkway, and East Jefferson Street to efficiently distribute vehicular traffic to surrounding intersections. Each multi-use building will include its own loading area for service vehicle access. Pedestrian circulation will be significantly enhanced with the inclusion of sidewalks in the Project s new roadways, and a through block connection linking homes and commercial areas to the East Urban Plaza and Towne Road. These improvements will complement existing sidewalks along East Jefferson Street, Montrose Road, Montrose Parkway, and Towne Road, and offer pedestrians multiple pathways from surrounding neighborhoods through the Property towards Pike & Rose, public transit, parks, and other services. Additionally, the Project will accommodate segments of planned shared-use paths and separated bike lanes to complement the existing shared use path along Montrose Parkway. Thus, the Project will strengthen the Property s connection to nearby communities by facilitating both internal and external multimodal circulation. In order to achieve incentive density in the CR zone, the Project provides a number of public benefits that are summarized in the submitted tables and exhibits included in the Application. Pursuant to the Zoning Ordinance, the Project will provide a minimum of 100 public benefit points in a minimum of four public benefit categories. This includes a public park within the Major Public Facilities category, Level 2 Transit Proximity, advanced dedication for Stonehenge Place extended and a through-block connection within the Connectivity and Mobility category, 15% MPDUs within the Diversity of Uses and Activity category, public open 6

7 space in excess of the minimum 10% requirement and structured underground parking within the Quality of Building and Site Design category, and the purchase of Building Lot Termination ( BLT ) easements and cool roof within the Protection and Enhancement of the natural Environment Category. As a sketch plan, all drawings submitted with the Application are conceptual and represent proposed development in an illustrative manner. Final building locations, dimensions, heights, uses, phasing, densities, open spaces, parking, road alignments, street sections, access and circulation, landscaping, development standards and programs will be determined at the time of preliminary plan of subdivision and/or site plan. IV. COMPLIANCE WITH SECTION E OF THE ZONING ORDINANCE Section E of the Zoning Ordinance provides the findings that the Planning Board must make before approving a sketch plan application. The following is an analysis of how the Application satisfies these findings: 1. meet the objectives, general requirements, and standards of this Chapter; Applicant s proposed sketch plan for the Project satisfies the objectives, general requirements, and standards of the CRT Zone. Under the Zoning Ordinance, the intent of CR zoning is to: 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 housing opportunities; and 6) standardize 7

8 optional method development by establishing minimum requirements for the provision of public benefits that will support and accommodate density above the standard method limit. These objectives are met in numerous ways. As discussed in the next subsection, the Project will advance the recommendations of the White Flint 2 Sector Plan. Additionally, the Project takes full advantage of the Property s identified infill redevelopment potential by providing mixed-use development, a new network of streets, and a diverse range of open spaces to link surrounding areas, including the Executive Boulevard corridor, with Pike & Rose and Rockville Pike. Additionally, the Project completes and enhances important streets from a planning and circulation system standpoint. The Project also incorporates a wide array of housing types (townhouses, apartment buildings and high-rise multifamily units in mixed-use buildings) and affordability (15% MPDUs, market-rate) located near multiple modes of transportation, commercial services and employment, and public facilities such as Wall Local Park, Kennedy Shriver Aquatic Center, and Luxmanor Local Park. The proposed Project is also compatible with adjoining neighborhoods by transitioning from higher building heights at Towne Road to lower building heights along the Property s western half, siting townhouse building types near existing townhouses, and creating appropriate landscaped buffers to transition and provide an effective screen between the Cherington townhouses and the Project. Additionally, Applicant s Project will advance an appropriate balance of employment and housing opportunities by placing new housing, with different building types, MPDUs, and ownership options near Pike & Rose, the Executive Boulevard corridor, and transportation facilities. Lastly, as discussed in detail below, the Project supports incentive density by incorporating desirable public benefits such as new open spaces for gathering, significant amounts of affordable housing, and transit proximity. 8

9 2. substantially conform with the recommendations of the applicable master plan; The Project is also in substantial conformance with the White Flint 2 Sector Plan. The Property is located within Area 1 (Cherington Area) of the Rockville Pike Montrose North District. Sector Plan, pgs The Project s densities, building types, open spaces, street network, and amenities are consistent with the Sector Plan s recognition that [t]he undeveloped portions of the Wilgus property have the greatest potential for new development and acknowledgment that [r]edevelopment in this area would serve as an important link between the Executive Boulevard District and the Pike & Rose development. Sector Plan, pg Additionally, the Project s transition from higher densities and taller buildings along Towne Avenue to proposed townhouses and landscaping on the Property s west supports the Sector Plan s land use and zoning recommendations for the Wilgus property [that] will permit greater intensities and building heights via the CR Zone on the eastern portion, and lower heights and densities via the CRN Zone on the western potion adjacent to the existing Cherington Townhouses. Sector Plan, pg. 37. As shown on the plans, exhibits, and charts submitted with the Application, the Project includes in excess of 1.25 acres of open space... on the Wilgus property when it is developed, both on the area south of the existing townhouses and as a neighborhood green on the central or eastern portion of the Wilgus property. Id. By providing the Buffer Area with extensive plantings as common open space and setting back townhouse units from the shared property line at least as far from the adjacent Cherington townhouses, the Project offers appropriate transitions between the two communities, including landscaping. Id. Furthermore, the Project is harmonious with the design and connectivity recommendations for the Property listed on pages 37 and 38 of the Sector Plan. Specifically, the Project will: 9

10 Establish a pattern of short blocks and internal streets to promote walkability As shown on the sketch plan drawing and circulation exhibits, the Project breaks up the existing Property with blocks of appropriate length and contained in a grid pattern of internal streets. This street network extends Stonehenge Place to offer a connection between Montrose Parkway and Montrose Road, as well as provides multiple points of access to Montrose Parkway, Montrose Road, and East Jefferson Street. The inclusion of sidewalks, as well as a throughblock connection linking the multi-use buildings with East Urban Plaza and Towne Road, will encourage walkability by offering multiple comfortable routes through the Property to surrounding neighborhoods and amenities. Locate maximum building heights at the eastern end of the Property along Towne Road The Application s sketch plan and massing drawings illustrate that the Project transitions building heights by placing the tallest buildings at the eastern end of the Property along Towne Road and steps down building heights towards the Cherington townhouses and East Jefferson Street. Applicant appropriately proposes three multi-use buildings up to 200 feet in height near Towne Road closest to the most intensive development approaching and along Rockville Pike. Reduce building heights toward the existing Cherington townhouse development to establish a compatible relationship with the existing residential development West of the proposed multi-use building, the Project tapers down building heights approaching the Cherington townhouses. Specifically, the Project transitions from the multi-use buildings up to 200 feet in building height along the eastern portion of the Property to townhouses up to 50 feet adjacent to the existing Cherington townhouses. Enhance pedestrian areas along Towne Road to improve pedestrian connectivity between northern and southern districts 10

11 The Project also enriches pedestrian areas along Towne Road to improve streetscape and pedestrian connectivity. The East Urban Plaza, which will be landscaped, lined by commercial uses, and linked to the Project by a through-block connection. These improvements to the built environment provide a new inviting gathering area, encourage pedestrian activity, create infill development along both sides of Towne Road, and enliven important streets within the vicinity of the Property. Extend Stonehenge Place as a public street to connect between Montrose Parkway and Montrose Road Consistent with the recommendations of the White Flint 2 Sector Plan, the Project includes an extension of Stonehenge Place as a public street to Montrose Road. This improvement will offer one of the Project s two proposed pedestrian, bicycle, and vehicular connections between Montrose Parkway and Montrose Road. Create open spaces, including an area with a minimum 1.25 acres, for public use that are connected to the overall open space network. The Project also integrates a thoughtful system of open spaces in excess of the 1.25 acre Sector Plan recommendation. As shown in the Application, Applicant proposes 1.85 acres of open space in four distinct areas: the East Urban Plaza along Towne Road, the Central Public Park fronting Stonehenge Place, the Buffer Area between the Project s proposed townhouses and the Western Park at the intersection of Montrose Parkway and East Jefferson Street. The Project provides 0.37 acres of the 0.82 acre common open space required for the Project s townhouses as public open space to maximize publically accessible areas, while offering more than the required common open space associated with the CRN zoned portion of the Property as a landscaped buffer between the Project and the Cherington townhouses. 11

12 The park design precedents included in the Application illustrate Applicant s intent to create diverse high-quality open spaces. This includes open lawns for recreation and gathering areas for programming, play equipment for children and the young at heart, and ample landscaping. See also Sector Plan, pg. 88. The urban plaza is expected to be lined by groundlevel activating uses, incorporate specialty paving, and contain street furniture. The location of and amenities for these open spaces will be defined during the development review process for subsequent preliminary plan of subdivision and site plan(s). Provide screening via fencing, a hedge, tree planting or other appropriate means between the existing Cherington townhouses to the north, and any new development to the immediate south The Project will also include effective screening in a landscaped buffer as well as compatible building setbacks to offer an appropriate relationship between the Cherington townhouses and the Project s townhouses to the south. Specifically, the Project integrates the Buffer Area as common open space along the entire southern boundary of the Cherington townhouse property. This area is expected to be generously and appropriately landscaped to create a green screen year round. Additionally, the Project s townhouses in this area will be set back from the shared property line at least as far as the Cherington townhouses to create a harmonious relationship and designed with sides facing the shared property line to offer generous green spaces between homes. Lastly, the Project conforms to the general recommendations for the overall White Flint 2 planning area. The Project will advance the Sector Plan s vision of achieving infill and transitional development at key locations near Pike & Rose and transit, supporting a broad range of affordable housing options in the Plan area with 15% MPDUs and missing middle building types, and providing compatib[ility] with existing residential neighborhoods. Sector 12

13 Plan, pg. 2; see also Sector Plan, pg. 24. The Project s new grid of local roads will permit alternative ways to navigate the Plan area and provide links to adjacent communities while accommodating the expansion of the 2010 White Flint Sector Plan street network and new bikeways that link to the 2010 White Flint Sector Plan area and the City of Rockville. Sector Plan, pg. 20; see also Sector Plan pg. 26. The Project intends to incorporate compatible urban design for successful integration with existing communities, complete streets with sidewalks and bike facilities, and new programmed open spaces dispersed in multiple parks to recognize the unique context and development challenges of individual areas, promote walkability[,] variety in new building height[, and] a livable environment for existing and future residents[.] Sector Plan, pgs ; accord pgs. 24, 26. The Project also facilitates the Sector Plan s objective to provide new infill housing, especially affordable units, in an area near significant retail, jobs, and public transit. Sector Plan, pg. 58. Offering 15% of the Project s dwelling units as MPDUs will also achieve the highest priority public benefit for new residential development under the optional method of development in a planning area where only one development has provided MPDUs. Sector Plan, pgs. 21, 7, 58. Additionally, the Project s townhouses, apartment buildings, and multifamily units in mixed-use buildings will create a range of unit types, including for families, seniors, and persons with physical challenges. Sector Plan, pg. 59. Furthermore, the Project s expected landscaping for open areas and envisioned state-ofthe-art stormwater management facilities will support the Sector Plan s sustainability recommendations to establish a landscaped area between the southern boundary of the existing Cherington townhouse community and the proposed new development on the Wilgus property, incorporate multiple layers of native vegetation in landscaping, use ESD techniques to 13

14 reduce impervious areas, promote green features (soft landscaping) in required open space areas, and include building design features like cool roofs. Sector Plan, pg The Property s location and Applicant s proposal for new mixed-use development convenient to existing and proposed transit, bike and pedestrian facilities, and services will also reduce reliance on the automobile as well as greenhouse gas emissions. Sector Plan, pgs With respect to mobility, the Project s location near Metrorail and future BRT, the introduction of a new road system in short blocks, the extension of Stonehenge Place to Montrose Road (identified as Business Street B-2), and the accommodation of recommended bicycle facilities (identified as Separated Bike Lanes LB-3, LB-10, and LB-11) will improve the street grid, particularly on the western side on the Plan area, reduce single occupancy vehicle usage, and enhance[] street connections within the Plan area to benefit all users[.] Sector Plan, pgs , 73, Portions of the Property (Parcels N208, N279, N174, and N231) will be subject to the NADMS goals in the White Flint Sector Plan s staging and are exempt from LATR and TPAR as they are located within the White Flint Special Taxing District. Sector Plan, pgs. 80, 102, The Project s anticipated design, landscaping, and programming of the East Urban Plaza, Central Public Park, and Western Park recognize the importance of thoughtful open spaces, especially to those living in urban areas, address the lack of quality open space in the planning area, and assist in meeting demand for such amenities. Sector Plan, pgs. 84, 86. Although the Sector Plan also recommends that each and every development application should be thoroughly evaluated for a potential school site, including an area for a school would not be appropriate on the site given its size, location, shape, and other planning priorities. Sector Plan, pg. 96. The latter includes the Sector Plan s emphasis on providing significant amounts of 14

15 new affordable housing in a range of building types, creating compatible development near the Cherington townhouses, including a certain amount and range of open spaces, and the Sector Plan s recognition of the Property s unique potential to provide infill development in a centrally located area. The Project will include 15% MPDUs, which is the Sector Plan s highest priority public benefit for new residential development (in a planning area that has only one development provide MPDUs), as well as proposes other desired identified benefits including major public facilities for new neighborhood parks and open spaces, connectivity and mobility for advanced dedication for Stonehenge Place Extended and a through-block connection, and protection and enhancement of the natural environment for cool roofs. Sector Plan, pg satisfy under Section b.5 the binding elements of any development plan or schematic development plan in effect on October 29, 2014; This provision is inapplicable as the Property is not subject to the binding elements of any development plan or schematic development plan in effect on October 29, under Section b.5, for a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment, satisfy any green area requirement in effect on October 29, 2014; any green area under this provision includes and is not in addition to any open space requirement of the property s zoning on October 30, 2014; This provision is inapplicable as the Property s zoning classification on October 29, 2014 was not the result of a Local Map Amendment. 5. achieve compatible internal and external relationships between existing and pending nearby development; The Project is compatible with existing and pending nearby development. Specifically, the Project proposes to site the tallest mixed-use buildings along the Property s eastern edge along Towne Road and transition to shorter residential buildings on the Property s central and western portions approaching the existing Cherington townhouses. As shown in the sketch plan 15

16 and massing illustrations, the Project s building heights closest to the Cherington houses are equal to or less than the maximum building heights permitted by zoning. With respect to the southwestern corner of the property, the Project pays particular attention to the relationship between the proposed townhouses and the Cherington townhouses to the north. The Project will set back new townhouses from the shared property boundary at least to the same extent as the abutting Cherington residential structures. Applicant also proposes integrating the Buffer Area as common open space between the Project and the Cherington townhouses with ample landscaping to ensure an effective green screen during the entire year. The Project also includes a new street system with short blocks (including the extension of Stonehenge Place to Montrose Road), multiple points of access to surrounding roadways, and comfortable sidewalks to facilitate circulation both within and through the Property. These improvements, along with the Project s system of open spaces, are intended to strengthen linkages between existing neighborhoods to the Property s east and south (including the Executive Boulevard corridor), Applicant s Project, and Pike & Rose and the Rockville Pike corridor to the east. 6. provide satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking, and loading; The Project provides safe, adequate, and efficient circulation. Consistent with the Sector Plan s recommendations, the Project establishes a series of short blocks with internal streets, as well as the extension of Stonehenge Place to Montrose Road. This enhanced street network will offer multiple points of vehicular ingress and egress between the Property and Montrose Road (increased from zero to two), Montrose Parkway (increased from one to three), and East Jefferson Street (increased from zero to one). All of the Project s roadways will effectively distribute vehicular traffic through the Property s anticipated street grid to abutting roadways and signalized intersections. These streets will also provide internal access to the Project s vehicular 16

17 parking facilities, which range from below-grade and structured parking for the mixed-use and high-rise apartment buildings, garage parking for the low-rise apartment buildings and townhouses, and street parking for visitors. As shown in the Application, the Project offers safe circulation for fire, emergency, and service vehicles, as well as integrates appropriate loading areas for the multi-family and apartment buildings. The Project s circulation patterns also encourages pedestrian and bicycle access. New sidewalks included the Project s roadways will complement existing sidewalks along abutting streets, as well as the existing shared use path along Montrose Parkway, creating a safe, interesting, and welcoming pedestrian experience. The Project s proposed sidewalks, the through-block connection linking the Central Public Park and East Urban Plaza, the Western Park at the Property s southwest corner, and the accommodation of recommended shared use paths and separate bike lanes will promote walkability and cycling. The cumulative effects of these improvements will facilitate non-automobile trips to create new connections between the Property, Pike & Rose, Rockville Pike, Executive Boulevard, and surrounding neighborhoods. The Project will provide required vehicular parking for residential and commercial uses in conformance with parking ratios for Commercial/Residential zones within a Reduced Parking Area. See B of the Zoning Ordinance. Additionally, the Project will adhere to the bicycle parking space requirements for number of spaces and percentage of long-term spaces. See C of the Zoning Ordinance. The Project will include off-street loading spaces for multi-family and commercial uses in accordance with the Zoning Ordinance. See B of the Zoning Ordinance. The final number and design of vehicle, bicycle, and loading spaces will be determined at the time of site plan. 7. propose an outline of public benefits that supports the requested incentive density and is appropriate for the specific community; and 17

18 The Project proposes public benefits to support the requested incentive density for the CR zoned portions of the Property under the optional method of development. Under the Zoning Ordinance, optional method of development projects on sites equal to or larger than 10,000 square feet or 1.5 maximum allowed FAR in the CR zone must include a minimum of 100 public benefit points under four public benefit categories. See A.2.a of the Zoning Ordinance. The Application seeks to provide public benefits in the following categories: Public Benefit Incentive Density Points Major Public Facility Category Total: points Central Public Park points Transit Proximity Category Total: points Level points Connectivity and Mobility Category Total: points Advance Dedication for Stonehenge Place 2.33 points Extended Through-Block Connection points Diversity of Uses and Activities Category Total: points Moderately Priced Dwelling Units points Quality Building and Site Design Category Total: points Public Open Space 4.80 points Structured Parking (Below-Grade Only) 5.32 points Protection and Enhancement of the Natural Environment Category Total: points BLTs 9.00 points Cool Roof 5.00 points Total: Public Benefit Points in Six Categories Within the Major Public Facility category, the Central Public Park will provide a valuable resource with inviting landscaped spaces and attractive amenities. The Central Public Park is intended to promote gathering, recreation, and reflection and meet the demand from surrounding neighbors for green space. Applicant s request for points is based upon the formula included in the Commercial/Residential and Employment Zones Incentive Density Implementation Guidelines (the Guidelines ). 18

19 For Transit Proximity, the Property is near the master planned northern entrance for the White Flint Metrorail Station (Level 2 proximity). As shown in the public benefit category table and transit proximity exhibits submitted with the Application, the requested points is based upon split-proximity in conformance with the Guidelines: two-thirds of the tract area is located between ¼ and ½ mile of the master planned White Flint Metrorail station, while the remaining third is located within ½ and 1 mile. Regarding the Connectivity and Mobility category, the Project intends to provide advance dedication for the extension of Stonehenge Place. This benefit will connect Montrose Parkway and Montrose Road as recommended in the Sector Plan and achieve fine grained blocks and streets within the Project. Applicant requests 2.33 points pursuant to the formula from the Guidelines and as calculated in the materials submitted with the Application. Public benefit points are appropriate as the extension is being included in the first sketch plan phase despite that the abutting development is proposed in a later development phase. The Project also seeks points for the through-block connection between Stonehenge Place, the Central Public Park, and the East Urban Plaza along Towne Road. Pursuant to the Guidelines, this proposed throughblock connection is anticipated to be open-air, at least 15 feet wide, open to the public at least between 8 a.m. and 9 p.m., and offer a connection to multiple transit and parking facilities within ½ mile. Applicant also proposes points within the Diversity of Uses and Activities category for providing 15% of its dwelling units (122 of 813 dwelling units as MPDUs). Per the Zoning Ordinance and Guidelines, 12 points are granted for every 1 percent of MPDUs greater than 12.5%, with any fraction of a 1% increase in MPDUs entitling Applicant to an equal fraction of 12 points. 19

20 Relating to the Quality Building and Site Design category, the Project requests 4.80 points for incorporating public open space in excess of the minimum open space requirement of the zone. As shown in the information included in the Application, this constitutes an additional 0.60 acres of public open space above the 1.25 acre requirement. Per the Guideline criteria, this open space is expected to be directly accessible from surrounding street, be open to the public between sunrise and sunset, designed to be fronted with activating uses, completed with amenities, be at least 35 feet wide, designed so that walls of any nonresidential floor area facing the open space have windows between 3 and 8 feet above ground level on at least 60% of the façade, and designed so that main entries to any dwelling units are from a wall facing the open space. Based on the formula described in the Guidelines, Applicant s request for 4.80 points is appropriate. Additionally, Applicant is also seeking 5.32 points for structured parking per the formula in the Guidelines as calculated in the Application. Although the Project includes both above-ground and below-grade structured parking as well, Applicant is only requesting points for the Project s below-grade parking facilities consistent with recent administrative practice. For the Protection and Enhancement of the Natural Environment category, the Application claims points for the purchase of one BLT. As Applicant is proceeding under the optional method of development for the portion of the Property within the CR zone, the purchase of BLTs is required by the Zoning Ordinance. See A.2.b of the Zoning Ordinance. The calculations shown in the materials included with the Application confirm that Applicant should receive 9.00 points for the purchase of one BLT based on the amount of incentive density floor area. Applicant also seeks 5.00 points for the provision of cool roofs on the Project s mixed-use and apartment buildings. In accordance with the Guidelines, Applicant expects to 20

21 construct roof area on these buildings with a minimum solar reflectance index (SRI) of 75 for roofs with a slope at or below a ratio of 2:12, and a minimum SRI of 25 for slopes above 2:12. These public benefits are wholly appropriate for the surrounding community. Placing a mix of uses near the master planned northern entrance to the White Flint Metrorail station takes full advantage of the Project s redevelopment potential. Additionally, the inclusion of advance dedication for the extension of Stonehenge Place and the proposed through-block connection will improve local mobility, enhance connections with surrounding neighborhoods, and promote walkability. The provision of 15% MPDUs will satisfy the Sector Plan s highest priority public benefit for new residential development and significantly increase the supply of affordable housing in a planning area where only one project currently offers MPDUs. Furthermore, the incorporation of the Central Public Park, as well as other public open spaces in excess of Zoning Ordinance requirements creates a unique sense of place, offers welcoming areas for gathering, reflection, and recreation, and provides much needed high-quality open space in the planning area. Lastly, the inclusion of cool roofs and the purchase of BLTs will promote sustainable development throughout the County. 8. establish a feasible and appropriate phasing plan for all structures, uses, rightsof-way, sidewalks, dedications, public benefits, and future preliminary and site plan applications. The illustrative phasing plan submitted with the Application establishes a feasible and appropriate schedule. Applicant intends to stage the Project in four overall phases. Phase 1 is expected to include the multi-family apartment building, townhouses, the Central Public Park, a portion of the roadway network, including a new connection between Montrose Parkway and Montrose Road, a segment of the through-block connection, and the advance dedication for the extension of Stonehenge Place. Phase 2 is anticipated to comprise townhouse development, an 21

22 additional portion of the roadway network, and the construction of Stonehenge Place s extension to Montrose Parkway. Phase 3 is intended to include the townhouses south of the existing Cherington townhouses, as well as the Western Park. Phase 4 is likely to include two sub-phases (Phase 4A and Phase 4B). Phase 4A will comprising the construction of a portion of the mixeduse building (Tower A), the remaining segment of the through-block connection, the East Urban Park, and some underground/structured parking, with Phase 4B planned to include the remaining portion of the mixed-use building (Tower B), the construction of the third mixed-use building (Tower C), and the remainder of the underground/structured parking. Applicant reserves the ability to adjust phasing boundaries, with densities of phases shifted at the time of preliminary plan of subdivision and/or site plan approval(s). Phases may be sequenced in any order or combined. The total density, however, must not exceed a total cumulative density of up to 1,274,489 square feet of mixed-use development. V. CONCLUSION Applicant respectfully requests that the Planning Board grant approval of the Application, including use of the optional method of development on the CR zoned portion of the Property to support incentive density through the provision of public benefits. As explained above and shown in the plans submitted with the Application, the Project satisfies the findings that the Planning Board must make to approve a sketch plan under Section E of the Zoning Ordinance. 22

23 Respectfully submitted, LINOWES AND BLOCHER LLP By: Barbara A. Sears By: Phillip A. Hummel 7200 Wisconsin Avenue, Suite 800 Bethesda, Maryland (301) (Sears) (301) (Hummel) Attorneys for Applicant 23