I. INTRODUCTION JUSTIFICATION STATEMENT FOR SKETCH PLAN NO. 320170100 Sketch Plan Justification for Ourisman Ford Owner and Applicant, FP Whitro Westlake, 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 177,911 square feet (or approximately 4.08 acres) and is more particularly known as Parcel B, Montgomery Mall Auto Park Subdivision as shown on Tax Map GP 343 (the Property ). The Property has a premises address of 10401 Motor City Drive, is located at the northeast corner of Westlake Terrace and Motor City Drive, and is improved with a former automobile dealership. It is currently zoned CRT-2.5 C-1.5 R-2.0 H-75, subject to the recommendations of the Potomac Subregion Master Plan approved by the Montgomery County Council (sitting as the District Council) in March 2002 and adopted by the Maryland- National Capital Park and Planning Commission in April 2002, and is located within the boundaries of the pending Rock Spring Master Plan. 1 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 355,822 square feet of multi-unit residential uses with a building height up to 75 feet, structured parking, and associated public benefits to support incentive density (the Project ). By providing infill development 1 The Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (the Planning Board ) approved the Planning Board Draft of the Rock Spring Master Plan on March 30, 2017 and transmitted it to the County Executive and County Council. A public hearing before the County Council (sitting as the District Council) on the Rock Spring Master Plan is currently scheduled for June 20, 2017. The references discussed below are to the Planning Board Draft.
with housing (including Moderately Priced Dwelling Units) proximate to existing and future transit, enhancing pedestrian and bicycle circulation, and incorporating sustainable design, the Project will facilitate a number of important recommendations of the pending Rock Spring Master Plan. Applicant respectfully requests that the Planning Board grant approval of the requested sketch plan Application, which utilizes the optional method of development in the CRT zone to achieve density through the provision of public benefits. II. BACKGROUND A. The Property and Surrounding Area The Property is the site of the former Ourisman Ford automobile dealership and is improved with an approximately 37,300 square foot building surrounded by a large surface parking lot. The Property comprises one record lot (Parcel B, Montgomery Mall Auto Park Subdivision) as depicted on Plat No. 12806, which was recorded among the Land Records of Montgomery County on January 25, 1980. According to the materials submitted with the Application, the Property contains a gross tract area of 177,911 square feet. The Property is bounded by Westlake Terrace to the south, Motor City Drive to the west, Interstate 270 to the east, and an office building located at 10411 Motor City Drive to the north. The Property is proximate to a diverse range of office, retail, commercial, institutional, and multi-family residential uses. Westfield Montgomery Mall, as well as the recently constructed Westfield Montgomery Mall Transit Center (the Transit Center ), which offers service on Metrobus Routes J2 and J3 and Ride On Routes 6, 26, 42, 47, and 96, confront the Property to the south. A United States Post Office, Home Depot, automobile dealerships, and retail uses are located to the north and west of the Property. The Rock Spring office park is across Interstate 270 to the Property s east. Townhouses and condominiums are sited to the 2
Property s west across Westlake Drive. The Property is also less than a mile from Cabin John Regional Park (including campgrounds, a miniature train, an ice rink, indoor tennis courts, and a nature center), Stratton Local Park, Tilden Woods Stream Valley Park, Scotland Neighborhood Park, Scotland Neighborhood Recreation Center, and Davis Library. The Property is well situated with easy access to Interstate 270, Interstate 495, and the nearby Grosvenor/Strathmore and White Flint Metrorail stations. B. Previous Entitlement On March 18, 2009, an entity of the Applicant filed Site Plan No. 82009140 (the Site Plan ) to redevelop the Property under its then-existing C-2 zoning with 340 dwelling units, 42,000 gross square feet of retail uses, 12,000 gross square feet of restaurant space, and 645 parking spaces (including a parking waiver for 118 spaces) with a building height of 75 feet. The Planning Board adopted a resolution on October 15, 2009 approving the Site Plan with conditions. 2 Since the Planning Board s approval of the Site Plan, the County Council adopted comprehensive revisions to the Zoning Ordinance and the zoning map in 2014. As a result, the Property was rezoned from C-2 to CRT-2.5 C-1.5 R-2.0 H-75. The Applicant s Project with entirely multi-unit residential uses is more desirable than the previously approved Site Plan. In light of trends associated with the Great Recession, the considerable cost of underground parking, and the lack of demand for retail and restaurant space on the Property due to the proximity of numerous similar uses, the development approved under the Site Plan is no longer economically feasible. The Project will also generate significantly less traffic than the Site Plan. Furthermore, as a project under optional method of development in the CRT zone, the Project incorporates highly desirable public benefits to support incentive density, 2 As noted in the staff report on the Site Plan, a preliminary plan of subdivision was not required for the Property. 3
including those that promote environmental sustainability and reduced reliance on the automobile. Therefore, the Project is the best way to advance the goals and objectives of the pending Rock Spring Master Plan, which recommends improving the public realm along the central spine of Rock Spring Drive and Westlake Terrace, promoting transit-oriented infill development, and encouraging connections within the planning area. See Rock Spring Master Plan, pgs. 18-19. III. NARRATIVE DESCRIPTION OF SKETCH PLAN Applicant s Project as illustrated in the sketch plan proposes redeveloping the Property with up to 355,822 square feet of multi-unit residential uses in an apartment building structure up to 75 feet in height. As the Property has two frontages and a tract area between 3.01 to 6.00 acres, the Project incorporates 10% of the site (or 17,791 square feet) as public open space. Setbacks and building form standards will be stablished by the site plan approval process. The Project will replace the Property s existing structures and expansive surface parking lots with infill residential redevelopment that incorporates urban inspired design while providing a sense of respite. Applicant proposes to introduce new multi-family housing on the west side of Interstate 270, which will be attractive to multiple generations seeking proximity to employment centers and a convenient lifestyle. The Project also intends to distinguish itself from recent development east of Interstate 270 along the Red Line corridor by providing larger units with more bedrooms. The Project takes full advantage of the Property s close proximity to the Transit Center, Interstate 270, and the Rock Spring office park, as well as its location along the central spine of Rock Spring Park Drive/Westlake Terrace. The Project places the proposed apartment building close to street frontages and uses an inviting entry plaza with seating, public art, a bikeshare 4
station, and attractive landscape as a focal point to activate the corner of Westlake Terrace and Motor City Drive and convey a sense of arrival to the site. Along Westlake Terrace, the Project proposes softscaping, combined with existing wide sidewalks, to encourage pedestrian and bicycle connections between the Rock Spring office park area, Westfield Montgomery Mall, the Transit Center, Cabin John Regional Park, and other nearby amenities. The Project s inclusion of ground level units with stoops and patios, as well as the incorporation of street trees and other landscaping will enliven Motor City Drive and create an improved sense of place. The Project s landscape design also includes a series of diverse areas for use by future residents. A leisure trail will surround most of the apartment building with ample opportunities for passive and active recreation and vegetated areas with swaths of plantings for visual interest. This feature will provide an attractive space for residents while creating an effective buffer from the office building to the north and Interstate 270 to the east. The Project will incorporate an enclosed courtyard for tranquility and another courtyard open to the leisure trail with a lounge area, outdoor grill, and a swimming pool. These amenities will provide the Project s residents with a wide array of areas for enjoyment and gathering. The Sketch Plan also depicts that the Project includes 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 mimic natural hydrologic runoff characteristics and minimize the impact of development on water resources. Currently, the Property is comprised of large impervious areas and does not contain any stormwater management facilities. The Project intends to incorporate state-of-the art ESD techniques including planter box style micro bioretention and green roof areas. These ESD facilities can also be supplemented by a 5
structural stormwater filtration practice as appropriate. All of these facilities filter and retain stormwater on-site and are acceptable management practices at both the State and County levels. As shown on the materials submitted with the Application, the Project incorporates effective circulation patterns. The Property is located at the corner of Westlake Terrace and Motor City Drive, which is a signalized intersection. Vehicles will access the Project s structured parking facility from a garage entrance off of Motor City Drive. A loading area for service vehicles will be in the rear of Property and accessed from a drive aisle off of Motor City Drive near the Property s northern boundary. The Project also accommodates efficient pedestrian and bicycle circulation by allowing movements around the entire perimeter of the Property along sidewalks and trails. Marked crosswalks across Motor City Drive and Westlake Terrace with countdown pedestrian signals exist for easy access to the Transit Center, Westfield Montgomery Mall, and Cabin John Regional Park. In order to achieve incentive density in the CRT zone, the Project provides a number of public benefits that are summarized in the proposed public benefits matrix included in the Application. Pursuant to the Zoning Ordinance, the Project will provide a minimum of 50 public benefit points in a minimum of three public benefit categories. This includes a bikeshare station within the Major Public Facilities category, minimum parking within the Connectivity and Mobility category, enhanced accessibility for the disabled within the Diversity of Uses and Activity category, exceptional design and structured parking within the Quality Building and Site Design category, and cool roof, a recycling facility plan, and vegetated area 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, 6
heights, uses, phasing, density, development standards, parking, and programs will be determined at the time of site plan. IV. COMPLIANCE WITH SECTION 59.7.3.3.E OF THE ZONING ORDINANCE Section 59.7.3.2.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 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 pending Rock Spring Master Plan. Additionally, the Project takes advance of the Property s redevelopment potential by transforming a vacant automobile dealership into an urban inspired apartment building with high quality amenities, improving the public realm along Motor City Drive and Westlake Terrace with 7
plazas, landscaping, and ground level units with stoops and patios, incorporating new green open spaces for recreation. The Project also sites housing near existing and future transit facilities, numerous commercial services, and a regional park while placing parking in a structure hidden from view. The proposed Project is also compatible with adjoining neighborhoods through the introduction of a use and building type consistent with the anticipated redevelopment of the planning area, the facilitation of connections along the central spine of Rock Spring Park Drive and Westlake Terrace with new pedestrian and bicycle activity, and the provision of an appropriate buffer between the apartment building, the adjacent office building to the north, and Interstate I-270. Applicant s Project also advances an appropriate balance of employment and housing opportunities by placing new multi-family housing near the existing Rock Spring office park area and nearby retail uses. Lastly, as discussed in detail below, the Project supports incentive density by incorporating desirable public benefits that support the environment and accessibility for seniors and the disabled. 2. substantially conform with the recommendations of the applicable master plan; The Project is also in substantial conformance with the Planning Board Draft of the Rock Spring Master Plan, which was recently transmitted to the County Executive and the County Council. The Property is located within the Rock Spring West/Mixed-Use Regional Marketplace cluster on the western edge of the planning area and is identified as the Ourisman Site or the Ourisman Ford Site. See Rock Spring Master Plan, pgs. 17, 34-35. The Project s development program is consistent with the proposed zoning for the Property, which maintains the existing commercial, residential, and maximum densities in the CRT zone and recommends increasing the height limit from 75 feet to 150 feet. See Rock Spring Master Plan, pg. 35. By introducing new residential uses, focusing development along Westlake Terrace, making the 8
existing built environment more pedestrian friendly, and promoting connections between communities and amenities, the Project advances the design and connectivity guidance for the Rock Spring West Cluster. See Rock Spring Master Plan, pg. 35-36. Additionally, the Project is harmonious with the Rock Spring Master Plan s general recommendations for the overall planning area. The Project will provide redevelopment directly along the envisioned central spine along Rock Spring Drive and Westlake Terrace and across the street from a future stop at the Transit Center for the North Bethesda Transitway BRT. See Rock Spring Master Plan, pg. 15. The Project will place a plaza at the corner of Motor City Drive and Westlake Terrace and site the building close to the street, which will enhance the sense of place and incorporate open spaces for active and passive recreation. See Rock Spring Master Plan, pg. 19. The Project will also improve the pedestrian experience along Westlake Terrace and Motor City Drive with new landscaped areas and enhance connections to retail uses, residential neighborhoods, and community facilities with a new bikeshare station. See Rock Spring Master Plan, pgs. 16, 18-19. The Project also represents an opportunity for infill development that replaces a single-use commercial area and surface parking lot with residential uses and new green spaces, promotes alternatives to automobile trips, and increases pedestrian and cyclist activity along street frontages. See Rock Spring Master Plan, pg. 18. All of the above Project components are compatible with the design guidelines for buildings, connectivity, and open spaces. See Rock Spring Master Plan, pg. 23. Furthermore, the Project s intended landscape design, proposed public benefits, and envisioned stormwater management facilities, together with the Property s proximity to the Transit Center and Cabin John Regional Park, will advance the Rock Spring Master Plan s environment recommendations to encourage softscaping, minimize impervious surfaces, use 9
sustainable building features, promote alternatives to driving, and provide opportunities for exercise and recreation. See Rock Spring Master Plan, pgs. 41-42. The inclusion of an inviting plaza at the corner of Westlake Terrace and Motor City Drive, as well as the streetscaping improvements and diverse incorporated open spaces will support recommendations regarding parks, trails, and open space. See Rock Spring Master Plan, pgs. 53-54. Lastly, the Project fulfills the Rock Spring Master Plan s transportation and connectivity recommendations by providing transit oriented development, incorporating improvements to increase pedestrian and cyclist safety, and introducing bikeshare within the planning area to connect the Property with nearby parks, Metrorail stations, employment centers, and surrounding neighborhoods. See Rock Spring Master Plan, pgs. 57-58, 64. 3. satisfy under Section 7.7.1.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, 2014. 4. under Section 7.7.1.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. The Project s building strongly defines the street edge and introduces urban inspired design on a highly visible corner in an area that is transitioning from an auto-centric built environment. An entry plaza at 10
the intersection of Westlake Terrace and Motor City Drive, the inclusion of ground level residential units with stoops and patios along Motor City Drive, the incorporation of significant landscaping along street frontages, and the Property s location directly across the street from the Transit Center all encourage increased pedestrian and cyclist activity around the Property. The Project s landscape design, which includes new green areas and open spaces for recreation and relaxation, effectively buffers the Property from adjacent existing development and Interstate 270 and takes advantage of the adjacent tree line. The Project s proposed building height of up to 75 feet is appropriate with nearby structures and the intended redevelopment of the surrounding neighborhood. The building type and use is also compatible with the anticipated redevelopment of the Westfield Montgomery Mall confronting the Property to the south. 6. provide satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking, and loading; The Project provides safe, adequate, and efficient circulation. Vehicles will access the Property off of Motor City Drive via a garage entrance to the proposed parking structure. The parking structure will be shielded from view as it is designed to be enclosed by the apartment home and sit below the roofline. The Project incorporates a separate loading and service area, which is appropriately located in the rear of the Property and accessed via a drive aisle off of Motor City Drive. As shown in the Application, the Project accommodates safe circulation for fire and emergency vehicles. An existing traffic signal at the intersection of Westlake Terrace and Motor City Drive will facilitate vehicle movements to and from the Property and to Interstate 270. The Project will also include enhanced pedestrian and bicycle access. The Project s main entrance with landscaped plaza will be prominently sited at the corner of Westlake Terrace and Motor City Drive. New streetscaping and landscaping along street frontages, as well as the 11
inclusion of a bikeshare station, will encourage pedestrian and cyclist activity and improve safety for all users. The Project s open space concept, combined with sidewalks along Westlake Terrace and Motor City Drive will allow pedestrian and bicycle movement around the entire perimeter of the Property. Existing crosswalks with countdown pedestrian signals at the intersection of Westlake Terrace and Motor City Drive also promote efficient circulation to the Transit Center, the Westfield Montgomery Mall, the nearby retail uses, and the Cabin John Regional Park. The Project will provide structured vehicle parking at an intended ratio of one parking space per dwelling unit, which complies with the Zoning Ordinance vehicle parking requirements in the CRT zone within a Reduced Parking Area. See 59.6.2.4.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 59.6.2.4.C of the Zoning Ordinance. The Project will include one off-street loading space pursuant in accordance with the Zoning Ordinance. See 59.6.2.8.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 The Project proposes public benefits to support the requested incentive density under the optional method of development in the CRT zone. 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 CRT zone must include a minimum of 50 public benefit points under 3 public benefit categories. See 59.4.5.4.A.2.a of the Zoning Ordinance. The Application seeks to provide the following public benefits: 12
Public Benefit Incentive Density Points Major Public Facility Category Total: 5.00 points Bikeshare Station 5.00 points Connectivity and Mobility Category Total: 5.24 points Minimum Parking 5.24 points Diversity of Uses and Activities Category Total: 6.00 points Enhanced Accessibility for Seniors or the Disabled 6.00 points Quality Building and Site Design Category Total: 15.00 points Exceptional Design 5.00 points Structured Parking 10.00 points Protection and Enhancement of the Natural Environment Category Total: 20.00 points Cool Roof 5.00 points Recycling Facility Plan 5.00 points Vegetated Area 10.00 points Total: 51.24 Public Benefit Points in Five Categories Within the Major Public Facility category, the bikeshare station will offer an additional transportation option at a convenient location and facilitate trips to surrounding retail uses and public facilities. Regarding the Connectivity and Mobility category, the Project intends to provide fewer than the maximum allowed number of parking spaces and requests points pursuant to the formula from the Incentive Density Guidelines as shown in the Application. The Project seeks five points within the Diversity of Uses and Activities category for providing two percent of the multi-unit homes that satisfy ANSI A117.1 Residential Type A standards or an equivalent County standard as shown on the conceptual floor plans included in the Application. Relating to the Quality Building and Site Design category, the Project requests five points for providing exceptional design and ten points for structured parking. The Project provides transit-oriented and urban designed infill residential redevelopment along the central spine of the Rock Spring planning area across the street from the Transit Center, will assist in altering the auto-centric character of the existing built environment, and spearhead the anticipated transformation of the planning area. It provides innovative solutions by addressing the jobs/housing imbalance, hiding parking from view, creating an urban and pedestrian oriented 13
and friendly streetscape, and incorporating a public plaza and streetscapes that place the building on the site in such a way that they address the streets with an urban inspired design. A welcoming entry plaza at the key corner of Westlake Terrace and Motor City Drive, softscaping enhancements along all street frontages, and the introduction of ground floor units with direct access to the street along Motor City Drive will create a new sense of place, support a strong sense of belonging for residents and community members, and serve as a landmark within the surrounding neighborhood. The Project also enhances the public realm by activating the street and promoting pedestrian and cyclist circulation with streetscaping enhancements, landscaped areas, a bikeshare station, and an inviting plaza at the building s entrance. The Project s compact infill residential development locates the building along the existing street edge and place new residents in close proximity to transit, retail and employment centers, and desirable public facilities. The Project will convey architecture that offers varied styles to create interest with high quality materials and finishes with a building that is urban both in appearance and in setting. The Project s structure also uses buildings methods distinct to the area and applied in a unique way. The double story amenity space proposed for the Project visually and spatially connects the plaza with the building and the main residential courtyard. The majority of the Project s apartment homes are articulated around the two courtyards near the green buffer along the Project s eastern boundary. At the west side of the building, the Project envisions stoops and entry doors that allow residents direct access from their apartment homes to the public sidewalk. The above grade parking structure is located equidistant from the amenity area and is covered by residential units. A pedestrian paseo connects the garage with the plaza. The Project seeks to 14
define the spaces around it and create public spaces rather than stand as an isolated object. The Project s architecture, therefore, strives to emulate an urban and pedestrian oriented experience. On structured parking, five points are appropriate for placing parking in an above-grade parking structure pursuant to the formula in the Incentive Density Guidelines as shown in the Application. For the Protection and Enhancement of the Natural Environment category, the Application claims five points for cool roof, five points for a recycling facility plan, and ten points for vegetated area. The Project will incorporate roof area 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. The Application proposes five points for integrating recycling facilities into building and site design that adhere to applicable County regulations, are readily accessible, and make recycling as easy as possible for the Project s residents. Ten points are appropriate for installing plantings along the eastern edge of the Property in a minimum of 12 inches of soil and covering at least 5,000 square feet. Replacing existing impervious surfaces with a mix of deciduous and evergreen trees, shrubs, perennials, and swaths of wildflower plantings will enhance the natural environment. To ensure the longevity of the plant material, there will be a detail identifying the plant bed preparation. The recommended preparation includes 4 depth screened and amended top soil with 8 mechanically tilled subsurface native soil below. Subsurface native soil is also to be amended with compost. Any inorganic material over 1.5 must be removed. The design of the vegetated area demonstrates a commitment to protecting and enhancing the natural environment. These public benefits are wholly appropriate for the surrounding community. Specifically, the Rock Spring Master Plan prioritizes major public facilities and connectivity and 15
mobility, such as the Project s bikeshare station, as well as diversity of uses and activities that increase the variety and mixture of a development s type of housing, such as the proposed accessible apartment homes. See Rock Spring Master Plan, pgs. 69-70. The Project s public benefits of minimum parking, cool roof, recycling facilities plan, and vegetated areas also advance the Rock Spring Master Plan s recommendations for environmental sustainability and energy efficiency. See Rock Spring Master Plan, pgs. 41-42. 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. Applicant proposes constructing the Project, including public benefits, sidewalks, and any dedications, in one phase. Applicant will file a site plan application for the Project after the Application for sketch plan is approved. V. CONCLUSION Applicant respectfully requests that the Planning Board grant approval of the Application for sketch plan, including use of the optional method of development in the CRT zone 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 59.7.3.3.E of the Zoning Ordinance. 16