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Washingtonian Center Gaithersburg, Maryland Washingtonian Center Gaithersburg, Maryland Project Type: Commercial/Industrial Case No: C032020 Year: 2002 SUMMARY The Washingtonian Center is a town center retail project that is transforming a failed golf course, residential, and office development into a mixed-use center for a satellite city in the Washington, D.C., metropolitan area. The initial phase is the first ever in the United States to integrate big-box retailers and parking structures within a town center concept. So far, the project includes 23 retail units and restaurants along a dogleg 500-foot-long (152.4-meter-long) main street with two-story in-line buildings on both sides, 68 feet (21 meters) apart. The street layout invites leisurely traffic and provides access to structured parking. Two pedestrian skybridges cross the street, allowing shoppers to enter stores at the street and garage levels. A national department store terminates one end of the street, and the opposite end flows into a public plaza with an 80-foot-long (24.3-meter-long) pedestrian bridge over a lake. The bridge connects the completed phase of Washingtonian Center with a planned second phase that will add entertainment, hotel, restaurant, retail, and office space components to the project, and physically link it with already operating office space and hotels within the development. FEATURES Outdoor mall with town center amenities on two-way vehicular center-spine Structured parking integrated with retail buildings Pedestrian skybridges connecting parking garages with two-story retail structures Surface parking behind retail structures Lake as focal point Planned with accommodations for a second phase that will add office, hotel, restaurant, and additional retail uses Washingtonian Center Gaithersburg, Maryland Project Type: Commercial/Industrial Subcategory: Town Center Volume 32 Number 20 October–December 2002 Case Number: C032020 PROJECT TYPE The Washingtonian Center is a town center retail project that is transforming a failed golf course, residential, and office development into a mixed-use center for a satellite city in the Washington, D.C., metropolitan area. The initial phase is the first ever in the United States to integrate big-box retailers and parking structures within a town center concept. So far, the project includes 23 retail units and restaurants along a dogleg 500-foot-long (152.4-meter-long) main street with two-story in-line buildings on both sides, 68 feet (21 meters) apart. The street layout invites leisurely traffic and provides access to structured parking. Two pedestrian skybridges cross the street, allowing shoppers to enter stores at the street and garage levels. A national department store terminates one end of the street, and the opposite end flows into a public plaza with an 80-foot-long (24.3-meter-long) pedestrian bridge over a lake. The bridge connects the completed phase of Washingtonian Center with a planned second phase that will add entertainment, hotel, restaurant, retail, and office space components to the project, and physically link it with already operating office space and hotels within the development. SPECIAL FEATURES Outdoor mall with town center amenities on two-way vehicular center-spine Structured parking integrated with retail buildings Pedestrian skybridges connecting parking garages with two-story retail structures Surface parking behind retail structures Lake as focal point Planned with accommodations for a second phase that will add office, hotel, restaurant, and additional retail uses PROJECT ADDRESS Washingtonian Boulevard Gaithersburg, Maryland 20878 www.petersoncos.com/wash1.htm OWNER/DEVELOPER Peterson Companies, LC, and Circle Management 12500 Fair Lakes Circle, Suite 400 Fairfax, Virginia 22033 703-227-2000 Fax: 703-631-6481 www.petersoncos.com ARCHITECT/PLANNER RTKL Associates Inc. 901 South Bond Street Baltimore, Maryland 21231 410-528-8600 Fax: 410-385-2455 www.rtkl.com TENANT ARCHITECTS Brown & Craig 1030 Hull Street Baltimore, Maryland 21230 888-837-2727 www.brownandcraig.com KKE Architects, Inc. 300 North First Avenue Minneapolis, Minnesota 55401 612-339-4200 Fax: 612-342-9267 www.kke.com PARKING CONSULTANT Desman Associates 8614 Westwood Center Drive, Suite 300 Vienna, Virginia 22182-2233 703-448-1190 www.desman.com CIVIL ENGINEER AND LANDSCAPE ARCHITECTS Rodgers Consulting, Inc. 9260 Gaither Road Gaithersburg, Maryland 20877 301-948-4700 Fax: 301-948-6256 www.rodgers.com GENERAL CONTRACTORS Clark Construction Group 7500 Old Georgetown Road Bethesda, Maryland 20814 301-986-8100 Fax: 301-652-7216 www.clarkus.com Whiting-Turner Contracting Company 7475 Wisconsin Avenue, Suite 400 Bethesda, Maryland 20814 301-656-7800 Fax: 301-656-7850 www.whiting-turner.com L.F. Jennings, Inc. 407 North Washington Street Falls Church, Virginia 22046 703-241-1200 Fax: 703-532-1952 www.lfjennings.com Herman/Stewart Construction 4550 Forbes Boulevard, Suite 200 Lanham, Maryland 20706 301-731-5555 Fax: 301-731-5900 www.herman-stewart.com F.O. Day Co., Inc. 14900 Southlawn Lane Rockville, Maryland 20850 301-652-2400 Fax: 301-424-3697 www.foday.com GENERAL DESCRIPTION Now a retail fixture in Maryland’s I-270 Technology Corridor, Washingtonian Center was an isolated outpost when the current owner purchased the site as part of a bankruptcy sale in 1994 from the FDIC. Intending to do what the firm was accustomed to doing—identifying and developing greenfield parcels as big-box power centers—the Peterson Companies ran up against a municipality that was determined to manage shopping center growth by limiting their size and controlling aesthetic decisions. This is a case in which the public sector dictated what the private sector would do, and despite the one-sidedness of the process, the developer learned to accommodate the public requirements and even to appreciate that, in so doing, both sectors could come out ahead. The Peterson Companies is a privately owned, Fairfax, Virginia–based development company founded in the early 1970s. In its 30 years, during which there have been two major recessions and numerous local upheavals, the Peterson Companies has remained nimble with a diversity of projects and services: land development of more than 20,000 residential lots; 3,000 for-rent and condominium multifamily units; 3 million square feet (278,700 square meters) of retail space; and over 4 million square feet (371,600 square meters) of office space. The firm’s projects are primarily in northern Virginia and in suburban jurisdictions, but all are within Washington, D.C.’s metropolitan area, with numerous projects in the District of Columbia and Maryland. The Washingtonian Center was Peterson’s first experience with a ground-up town center, although many of its previous retail developments incorporated amenities associated with town centers, such as recreational and child care facilities, and extensive use of landscaping features to promote retail use. Jim Todd, president of the Peterson Companies, was the driving force in the Reston Town Center project while he was with Mobil Land. SITE DESCRIPTION Sam Eig Enterprises, now defunct, started the 300-acre (121-hectare) Washingtonian Center adjacent to Interstate 270 and within the city limits of Gaithersburg, Maryland, during the mid-1950s. In the ensuing decades, the developer built on the property the 18-hole Washingtonian Country Club and the 26-story Washingtonian Towers Apartments, the nation’s first luxury apartment building to be constructed at the center of a golf course. The surrounding area remained largely rural well into the 1980s—even in 2002, an adjacent 420-acre (170-hectare) property, one of the largest family-owned farms in Montgomery County, remains a working farm. Eig successfully petitioned for an interchange to be constructed to serve the growing development. The enhanced vehicular accessibility maximized its value, whereupon the company sold the entire development to Ackerman Enterprises, a Washington, D.C.–based retail and office developer. In 1992, before Ackerman could realize its purchase’s development potential, the firm declared bankruptcy in the spate of real estate failures brought on by the recession of the late 1980s and the liquidity crisis in the savings and loan industry. The Federal Deposit Insurance Corporation (FDIC)—not the Resolution Trust Corporation (RTC), as one would have expected—gained ownership of the property in the foreclosure and sold it to the Peterson Companies in 1994 in a bankruptcy sale. The site follows the contours of the trumpet interchange at I-270. Its distinctive landmark—the 26-story apartment tower—still exists and is now surrounded by 784 units of low-rise garden apartments, and 620 townhouse/apartments with an average density of 36 units per acre (90 units per hectare). Created as a golf course feature, a nine-acre (3.4-hectare) manmade lake remains the focal point of the current development. PLANNING PROCESS Peterson bought the 102 acres (41.2 hectares) from Ackerman Enterprises with Circle Management, the Washington, D.C.–based theater owner/operator as equity partner. Peterson fully expected to build a power center on the site, with a strategy of selling off parcels to raise funds for its own development. An early plan had four big-box anchors—with footprints up to 104,000 square feet (9,662 square meters)—surrounded by surface parking. It had the usual Peterson Companies’ amenities: a wide pedestrian walkway connecting the anchors, with a tree-lined boulevard intersecting the walkway, and the walkway leading to a lakefront gazebo. But the city of Gaithersburg, which had annexed the property from Montgomery County in 1991, had also set up restrictions on the design and use of the property, designating it a special study area. Peterson and the city entered into protracted negotiations lasting 18 months. As part of the annexation agreement, the 23 acres (93 hectares) now constituting Washingtonian Center was zoned entirely for office use, up to 4.5 million square feet (418,050 square meters). In order to build a retail center, Peterson petitioned the city to rezone the parcel from office to retail.
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