(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

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

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

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

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.

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.

2. Building Height

(a) MXTD

(i) Building facades -- Heights of 45 to 65 feet at the street.

The height of the building façade fronting Rockville Pike

as measured in accordance with the Zoning Ordinance

varies from 55 to 65 feet, with the top floor set back 4ft

having a parapet extending up to 67ft. The height of the

building façade fronting Chapman Avenue as measured in

accordance with the zoning ordinance varies from 55ft to

65ft, with the top 2 floors set back 3ft having a parapet

extending up to 77ft.

(d) Layback slope: Not Applicable

c. Other Standards and Requirements for New Development

3. Areas of a building intended for non-residential uses must not have

any access to areas of the building used for residential purposes.

The residential areas must have their own private entrances.

The non-residential and residential entrances of the Project will be

completely segregated. Private residential entrances will be

provided on Chapman Avenue and Rockville Pike.

4. Moderately Price Dwelling Unit Ordinance Compliance - The

Project will provide 15% MPDUs as required by the City's

Ordinance.

5. Public Use Space - Public Use Space is provided in accordance

with Section 25.17.01. A total of 10.7 percent of public use space

will be provided and will primarily consist of two public spaces at

the east and west corners of Bouic Avenue. Additionally, ample

sidewalks surrounding the project will provide improved public

access around the site.

Section 25.13.06 -- Additional Guidelines

b. Aesthetic and Visual Characteristics for all Zones

1. Façade and Exterior Walls -- Avoid massive scale and

uniform and impersonal appearance; building walls greater

than 100 feet should include projections, recessions and other

treatments.

Variations in height and architectural articulation (up and

down; in and out) will increase visual interest. Additionally,

different uses will be expressed through independent design

details and enhance façade segmentation.

(a) Occupy at least 60 percent of street frontage with

windows, arcades and awnings.

The Project will adhere to the above requirement.

(b) Provide architectural features that contribute to the

visual interest at the pedestrian scale.

The two public spaces were intentionally positioned to

encourage pedestrian movement from Twinbrook Station

west on Bouic to the retail opportunities along Rockville

Pike. Unique storefront systems and opportunities for

landscaping along with outdoor seating, public art, and a

water feature will hold pedestrian interest as they move

around the site.

2. Vary roof lines -

In addition to a series of setbacks and steps within the

facades of the building perimeter, a variety of parapet heights

and projecting cornice elements will provide additional

breaks in the roof line.

3. Materials and Colors -- Utilize building materials and colors

compatible with those in adjoining neighborhoods.

The building will be broken-down into several distinct

material palettes reflecting the distinct nature and use of the

adjoining street. Materials will include brick and cast-

masonry, metal and composite panels, architecturally exposed

painted steel, and aluminum glazed-storefront and window

systems.

4. Items allowed not facing a public street - window wall air

conditioners, electric utility meters, air conditioning

compressors and irrigation and pool pumps

The Project does not include any of the aforementioned items

facing a public street.

5. Entryways -- Provide highly visible entryways.

The primary pedestrian entrances are located along Chapman

Avenue and will be denoted by prominent residential and

Safeway lobbies and unique retail storefronts. Secondary

residential and Safeway pedestrian entrances are located at

the corner of Rockville Pike and Bouic Avenue and will

activate the second public space. Entrances to retail uses

along Rockville Pike will be accessible through tenant-

designed, unique storefronts.

6. Screen mechanical equipment.

All mechanical equipment will be screened.

c. Site Design and Relationship to Surrounding Community

1. Vehicular access -- Provide vehicular access from arterial,

major or business district roads.

In accordance with this requirement, vehicular access to the

surface parking will be provided from MD 355 and

Thompson Avenue; access to the below-grade garage will be

provided from Bouic and Chapman Avenue.

2. Buffer nearby residential uses -- Not applicable

3. Outdoor sales and storage -- Not applicable

4. Trash recycling restrictions.

Trash recycling accommodations for both the retail and

residential uses will be provided within the interior loading

area of the building, off of Thompson Avenue.

5. Parking lots and structures

(a) Parking Area Standards -- Provide safe, convenient

and efficient access

All of the parking, with the exception of a limited number of

spaces provided for the retail uses along Rockville Pike, is

provided below-grade. Access is dispersed with entrances

from Bouic Avenue and from Chapman Avenue.

(b) Parking Structure Appearance

The majority of the parking is located below-grade and thus is

not visible. The critical surface parking provided in close

proximity to the retail uses, will be buffered by landscape and

architectural elements consistent with the surrounding

Twinbrook area.

6. Pedestrian and Bicycle flows -- Accessibility, safety and

convenience

The Project provides the opportunity to improve the

sidewalks along all four frontages.

7. Central Features and Community Spaces -- Internal

community spaces for the benefit of the residents will include

a pool located in one of the four vegetated courtyards, fitness

center, clubroom, and work areas with wireless internet

connectivity. The public use space outside the building will

include landscaping and benches.

8. Delivery and Loading Spaces; Hours of Operation. The

loading area accessed from Thompson Avenue is designed to

accommodate both retail and residential loading and trash

pick-up within the interior of the building.

25.13.07a - Special Design Regulations for MXTD Zone

1. Building Location -- Buildings should be located at the front

property line and if access to parking is provided along front, it

should be provided through a portal.

The Rockville Pike frontage of the building is located on the

recommended build-to line set forth in the Corridor Plan as a

reservation for future expansion. It is the Applicant's intent to

temporarily use this area for convenient surface parking that is vital

to the ground floor retail uses fronting Rockville Pike. The majority

of the parking for the Project will be located below-grade, with the

Safeway parking accessed from a portal off of Bouic Avenue and the

residential and retail parking provided from a portal off of Chapman

Avenue.

2. Uses by Floor -- Ground floor retail uses are preferred, but not

required, and ceiling height on ground floor should be 15 feet.

The Project will devote the entire ground floor to retail uses except

for that portion of the ground floor needed for loading to service the

retail and residential uses. The ground floor ceiling height will vary

from 15 to 27 feet, clear height (20-29 feet floor to floor.

3. Façade - Provide expression line above first floor.

An expression line is provided . The entire perimeter building façade

incorporates a datum line, change-of-material, or building setback, to

differentiate the ground floor from the building above.

4. Fenestration -- Above-ground floor, fenestration should be

individually framed windows.

Individually framed windows will exist above the ground floor. A

variety of “punch”-style windows will be incorporated around the

residential floors on all sides, mixed with some larger window-wall-

style units to express special conditions and architectural features.

5. Sidewalks -- Comply with Section 15.17.05 which recommends 7 foot

tree lawn, 6 foot path and 2 foot safety area.

Along the Rockville Pike frontage of the Property, the existing

sidewalk and lawn will be maintained. The sidewalk along Bouic

Avenue will be 8’-4” wide and the sidewalk on Thompson Avenue

will be 5’. The sidewalk along Chapman Avenue will be 5’.

6. Parking -- Structured parking preferred and parking facades must

be treated in manner similar to building façade.

The vast majority of the parking will be provided below-grade. As

noted, a limited amount of surface parking will be provided along

Rockville Pike as a temporary condition. This parking will be

buffered visually by the landscaped berm consisting of shrubs and

street trees.

III. Landscaping and Screening

The streetscape on Chapman, Bouic and Thompson Avenues will include concrete unit paving in a pattern and color that matches what is in place in other Twinbrook sector projects. Site furniture in the public right-of-way will be Federal Green to match the same Twinbrook standard. Sidewalk widths vary and street trees are planted in tree lawns or in smaller tree pits planted with groundcover. Along the retail frontages, special paving is used in linear fashion and the space is left flexible for future tenants.

Two open plazas exist as the main public use spaces, one at the corner of Bouic

and Chapman and another at the corner of Bouic and Rockville Pike. These spaces, are

richly detailed with special paving, which is woven together with the adjacent streetscape

paving using linear accent bands. A variety of seating options are provided in these plazas, with more movable and flexible seating likely added by tenants. Lighting, planting and site furniture are designed to define these plazas from the streetscape, giving them a unique character.

Planting around the site is focused mainly along the Rockville Pike side. Here, bold geometric patterns of ornamental grasses, shrubs and perennials soften edges, screen parking and again contribute to the project’s identity. Additionally, a continuous hedge is provided along the entire frontage edge of the surface parking lot along Rockville Pike as screening.

IV. Adequate Public Facilities

The Applicant's preliminary analysis indicates that there are adequate public

facilities with respect to schools, transportation and fire and rescue water and sewer

capacity (addressed below in Item VIII) to accommodate the proposed Project. More

specifically, in regard to schools, the Project is located within the Walter Johnson High

School, Tilden Middle School, and Farmland Elementary School Districts. There is

adequate capacity at each of these schools to accommodate the students anticipated to be

generated from the Project. With respect to transportation, the Applicant's

Comprehensive Transportation Review submitted as part of the subject Site Plan

Application concludes that the Project will be adequately accommodated by the roadway network with the implementation of the recommended roadway improvements. In addition, the Applicant will create and implement a Transportation Demand Management

(TDM) plan to ensure the maximum use of non-auto facilities is achieved.

The Property appears to be served by a minimum of three, and up to seven fire

stations within a 10 minute response time.

V. Parking

Zoning Ordinance Section 25.16.03d requires the provision of no more than 1,178

parking spaces. The project must provide fewer spaces than the parking maximum since

the site falls within the Mixed Use Transit Zone. A 10% transit proximity reduction has

been applied. The Applicant proposes approximately 630 spaces in accordance with

Section 25.1603f.

VI. Signage

Primary Safeway and retail signage on the Project will consist of signs on the

Rockville Pike, Bouic Avenue and Chapman Avenue façades. Additionally, Safeway

blade signs will rise on the two piers on either side of the Safeway façade. Primary

signage for the residential use will be located on Chapman Avenue. The total signage

area will be within the permitted sign area limits set forth in Article 18 of the Zoning

Ordinance.

VII. Public Use Space

The Property satisfies the 15 percent open area, including 10 percent public use space requirements of the MXTD Zone. The public use space is located on the eastern and western corners of Bouic Avenue. Those areas will be improved with special paving, varied seating options, planting, water feature and other site furnishings. The remaining open area consists of the four building courtyards available for the benefit of the

Property’s residents. One of the two active and accessible courtyards will be improved in

part with a swimming pool and deck area, while the other active courtyard will have

congregation areas with outdoor seating.

VIII. Water and Sewer

Existing water and sewer for the Project is provided by The City of Rockville.

IX. Findings

The Project satisfies the required Site Plan findings set forth in Section 25.07.01 of

the Zoning Ordinance in that the Project will not:

A. Adversely affect the health or safety of persons residing or working in the

neighborhood of the proposed development

The Property is ideally located for the proposed residential use and will in

no way adversely affect the health or safety of persons residing or working

in the neighborhood. There are no single family neighborhoods in the

immediate vicinity of the Project. The Project provides the opportunity to

begin to create an identity for the Twinbrook Station Metro area and

promote the area as a destination. The location of the Project in close

proximity to the Metro Station ensures that a significant portion of the

Project's population will rely upon Metro for purposes of commuting to

work. The development of needed residential uses in locations which

promote the use of public transportation is a benefit to the health and safety

of the persons living and working not only in the area of the Property, but

in the entire region, as well. Finally, the Project will bring a needed full-

service Safeway grocery store to this area of Rockville Pike.

B. Be detrimental to the public welfare or injurious to property or

improvements in the neighborhood

The proposed residential Project will in no way be detrimental to the public

welfare or injurious to property or improvements in the neighborhood.

Instead, the Project will provide numerous benefits to the neighborhood by

converting a dated, partially occupied suburban shopping center into an

attractive mixed-use residential project. The benefits of the proposed

improvements to the Property include:

 Incorporating ground floor retail uses into a mixed-use residential

project

 Improving the pedestrian experience along all frontages of the Property

 Increasing Metro ridership by virtue of the Project's close proximity to

Metro

 Providing needed MPDUs and affordable units in a Project proximate to

Metro

 Promoting the identity of the Twinbrook Metro Station area

C. Overburden existing and programmed public facilities as set forth in

Article 20 of this Chapter and as provided in the adopted Adequate Public

Facilities Standards

As indicated by the Traffic Report submitted as part of the subject Site Plan

application, there is sufficient road capacity to accommodate the Project

and the Project will not have a significant impact on any of the study

intersections. The Property is served by at least three fire stations with a

response time within three to ten minutes and by The City of Rockville

police station and the 1st District Rockville station of the Montgomery

County Police department thereby ensuring a prompt response time to the

Project in the event of an emergency. There is adequate capacity at Walter

Johnson High School, Tilden Middle School and Farmland Elementary

School to accommodate the anticipated student generation.

D. Adversely affect the natural resources or environment of the City or

surrounding areas

The Project will not adversely affect the natural resources or environment

of the City or the surrounding areas. The Project is converting an existing

impervious lot with no stormwater measures into a Project that will

increase the pervious areas and include green roofs. The location of

approximately 360 residential units across Chapman Avenue from the

Twinbrook Metro Station will promote the use of metro ridership, which

will benefit the environment of the City as well as the surrounding area,

given that a significant percent of the residential population is anticipated to

use Metro to commute to work.

E. Be in conflict with the Plan

The Project is consistent with the Corridor Plan. It brings mixed-use retail

and residential uses to a Metro Station location. At the same time, the

Project is set back 135 feet from the Rockville Pike Center Line to

accommodate a future Rockville Pike Section.

F. Constitute a violation of any provision of this Chapter or other applicable

law

The proposed Project complies with the provisions and laws of Rockville

governing the development of the Property. As detailed earlier in this

Statement, the Project complies with all of the MXTD development

standards. The Project will comply with the City's Green Building

Standards by minimizing the development’s impact on the environment,

and achieving the equivalent of 25 points under the current LEED rating

system with a minimum of 5 coming from the list of high priority credits.

The Project complies with the City's affordable housing requirements by

providing 15 percent MPDUs. The Project will also comply with the City's

Art in Private Development Ordinance. Finally, in regard to the City's

afforestation requirements, the Project satisfies the threshold requirement

by providing 10 percent minimum tree cover. In accordance with Rockville

City Code, Section 10.5-24, the Applicant proposes the payment of a fee-

in-lieu to the City's Forest Conservation Fund and Park Maintenance Fund.

In accordance with the requirements of Section 10.5-24, the Applicant has

submitted a written justification for the fee-in-lieu proposal.

G. Be incompatible with the surrounding uses or properties

The Project will be compatible with the surrounding uses and properties

which consist of hotel and office uses to the north, office building to the

south, a Metro Station parking lot to the east and retail corridor to the west.

The Project will be one of the first in the Twinbrook Metro area to further

the urban design and use objectives of the Mixed-Use Transit District.

X. Conclusion

The proposed Site Plan provides an opportunity to transform an underutilized retail center, with a large impervious surface parking area into a highly sought after transit-oriented development. The Project provides the opportunity to begin the transformation of Twinbrook into a destination with its own identity.