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(Twinbrook West) Proposed Site Plan

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(Twinbrook West) Proposed Site Plan JBG/Twinbrook Square, LLC (Twinbrook West) Proposed Site Plan - 1800 Rockville Pike Statement of Justification I. Introduction A. Applicant and Property JBG/Twinbrook Square, LLC (the "Applicant") is the owner of 1800 Rockville Pike, to be known as Twinbrook West (the "Property" or “Project”). In accordance with the City of Rockville Zoning Ordinance, Applicant is seeking approval of a Level 2 Site Plan, to accommodate the redevelopment of the Property with approximately 99,500 square feet of ground floor retail and restaurant space, approximately 360 residential dwelling units and approximately 630 below grade parking spaces. The Property is comprised of 168,340 square feet (3.86 acres) and is zoned Mixed Use Transit District ("MXTD"). The Property is located on the east side of Rockville Pike immediately across Chapman Avenue from the Twinbrook Metro Station and is bounded on the south by Thompson Avenue, on the east by Chapman Avenue, on the north by Bouic Avenue and to the west, by Rockville Pike. B. Description of Project The proposed mixed use development will involve the construction of a concrete podium and four stories of wood-frame construction above. The ground floor retail will be anchored by a 60,952 square foot Safeway grocery store with pedestrian entrances provided at the corner of Bouic Avenue and Rockville Pike and at the corner of Bouic Avenue and Chapman Avenue – less than 500 feet from the Twinbrook Metro Station entrance. An additional 30,713 square feet of neighborhood serving retail and restaurants will be provided along the Rockville Pike frontage of the Property and a smaller amount of retail (approximately 6,455 square feet) will be provided at the corner of Bouic Avenue and Chapman Avenue. Approximately 360 residential units will be located above the retail and will be organized around four vegetated courtyards of varying size, function, and appearance. The Project will provide a total of 15 percent MPDUs, in accordance with the City's requirements. The primary residential entrance has been located on Chapman Avenue, in close proximity to the Twinbrook Metro Station, to facilitate the use of public transportation. A smaller secondary residential entry will be provided along Rockville Pike. Vehicular entrances to the below-grade parking garage are provided on Bouic Avenue and Chapman Avenue. Residential amenities include four vegetated courtyards - two of which will be activated by a swimming pool, grilling areas, outdoor living rooms, fireplaces, and a water feature. The remaining two courtyards will be passive and heavily planted to attract residents who prefer a more tranquil and quiet environment. In 2 addition, all residents will have access to a fitness room, club room, and work areas with wireless internet connectivity. The Project will provide 27.9 percent open space, of which 10.7 percent (18,000 square feet) will be public use space for the enjoyment of the residents, customers and general public. The first public space integrated into the Property is located at the corner of Bouic and Chapman Avenue. Less than 500 feet from the Twinbrook Metro Station entrance, the public space will include outdoor seating, vegetated areas, and provide opportunities for public art. The second primary public space, located at the corner of Rockville Pike and Bouic Avenue, connects Rockville Pike with the primary Safeway entrance, residential lobby, and retail uses on Rockville Pike. The second public area is designed to encourage activity with outdoor café seating, a water feature, and vegetated areas. The two public areas have been intentionally positioned and designed to encourage pedestrian movement from Rockville Pike to Twinbrook Metro Station. In addition, ample sidewalks around the Project and café seating in several locations have been designed to energize the area. The remaining 29,000 square feet of open space is provided by the four courtyards. To enhance the streetscape and pedestrian areas surrounding the Property, loading for the grocery store, other retail uses and the residential use has been consolidated along Thompson Avenue. A total of 630 parking spaces in two levels of below grade parking are provided. In accordance with the 1989 Rockville Pike Corridor Neighborhood Plan (the "Corridor Plan") the building is setback 135 3 feet from the center line of Rockville Pike. This area is proposed for interim parking for 41 spaces, with access provided from the existing right-in/right-out driveway on Rockville Pike, a right-in access from Thompson Avenue and a right- out driveway on Bouic. This parking, referred to as "teaser parking", is designed for, one-way, north bound movement to facilitate a safe and efficient traffic flow and is important to the viability of the retail uses. If vehicles are unable to find a vacant parking space moving north, in the teaser parking area, from the Thompson or Rockville Pike entrance, they are directed right to the Bouic Avenue and Chapman Avenue parking entrances as they move safely around the site. The Property has been designed to activate the retail plane while anchoring the site with a Safeway grocery store. From a massing standpoint, the Property will appear as three main building masses to further enhance the pedestrian experience, visual interest and appeal. Specifically, Safeway and the residential building along Bouic Avenue will evoke a historic brick warehouse anchored by two public community spaces. The Rockville Pike façade is designed to appear as a more modern addition to the more historic brick warehouse portion on Chapman Avenue. The last design element, along Chapman and Thompson Avenues, is designed to connect the more historic Bouic Avenue elevation with the more modern Rockville Pike elevation and soften the transition between residential and retail uses surrounding the site. Throughout the Property, architectural fenestrations and articulation, variations in material and color, and other 4 interesting design and landscape elements are incorporated to break the building into digestible sections. C. Smart Growth and Sustainability Twinbrook West’s development plan gained Preliminary Recognition by the Washington Smart Growth Alliance and qualified for Joint Recognition by the Alliance and the ULI Terwilliger Center for Workforce Housing in May 2011. The recognition is based on adherence to smart growth principles including the project’s transformation from a retail strip center, public transit orientation, mix of uses, and MPDU provisions In providing approximately 360 residential units, including 15 percent MPDUs, immediately across the street from the Twinbrook Metro Station, the Project furthers State, County and City housing and environmental policies. With increased frequency, residents opt to live at locations conveniently served by public transportation, in order to eliminate the additional expense associated with daily commuting by automobile. The Project, with its location immediately adjacent to the Metro Station, above a full service quality grocery store and within walking distance of a generous selection of other retail uses, is ideally suited for this lifestyle choice. The environmental benefits of locating approximately 360 residential units in a mixed use building within 500 feet of a Metro Station where a considerable percentage of the residents are likely to commute via public transportation are significant. Additionally, Twinbrook West is targeting LEED 5 Certification and is committed to water and energy conservation and will develop and implement a Transportation Demand Management Plan to minimize the number of vehicle trips generated by the project and promote non-auto use. D. 1989 Rockville Pike Corridor Neighborhood Plan and Pending Rockville Pike Plan The Property is located within the Twinbrook Performance District as identified in the Corridor Plan. Although the Plan is more than 20 years old, it appropriately identified many of the smart growth policies and urban design objectives which are very much a part of today's development vocabulary. The proposed development conforms to the relevant recommendations of the Corridor Plan. The building is situated on the build-to line along Rockville Pike (i.e. 135 feet from the center line). The existing berm and curb cut along Rockville Pike will remain. In an effort to frame the remaining three streets and enhance the pedestrian experience, the building is situated at the Property line along the Bouic Avenue and Thompson Avenue frontages and within 10 feet of the Chapman Avenue frontage. The placement of the building along the street frontages, coupled with the ground floor retail will help enliven this area and bring a vitality to this Metro Station location which to date has not existed. 6 II. Compliance with the Mixed Use Transit Development Zone Standards1 The Project complies with all of the development standards of the MXTD Zone and furthers many of the policy objectives of the zone, as discussed below. Section 25.13.03 -- Multiple unit dwellings and retail uses are uses permitted in the MXTD Zone Section 25.13.05 -- Development Standards a. Build-to-Lines - At least 70% of the length of the building wall must be set at the build-to line. The Corridor Plan establishes a build-to line of 135 feet from the center line of Rockville Pike. Accordingly the proposed building wall will be located on the build-to line. b. Development Standards 1. Table Height Maximum of 120 feet. Provided: 75 feet Open Space -- Total of 15 percent required, including 10 percent public use space. Provided: 27.9 percent total open area of which 10.7 percent is public use space Setback abutting right-of-way -- None. Provided: Rockville Pike 135’; Chapman Avenue 10’; Thompson Avenue 0; and Bouic Avenue 0. 1 Headings and subheadings in this Section II refer to Zoning Ordinance Sections and thus this Section does not follow the numerical format of an outline. 7 2. Building Height (a) MXTD (i) Building facades -- Heights of 45 to 65 feet at the street.
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