BRAC APR TASK FORCE MEETING

May 13, 2008

Presentation by:Penn Daw Properties, L.L.L.P.

BRAC 08-IV-5MVPenn Daw Properties, L.L.L.P.

4.39-acre assemblage consisting of 12 parcels

11 parcels owned by applicant 12th parcel 83-3-01-0041 under contract Assemblage is a substantial

consolidation of Sub-Unit E-1, consisting of 12 of 16 parcels or approximately 75% of parcels in Sub-Unit E-1

Family Property

Land owned by family since 1949 Dr. Fenton purchased the first 1-acre parcel at

corner of Shields and Route 1 property in 1949 Dr. Fenton converted Ice Cream and Gift Shop to

Animal Hospital of Penn Daw

Family Property Early 1950’s, added extension for

boarding animals

Family Property Acquired some of adjoining parcels in 1960’s 1961 bowling lanes opened behind animal hospital Stone façade added to animal hospital in 1960’s Bowling lanes closed 1980’s Animal hospital closed in 1991

Family Property Dr. Fenton died in 1993 Property inherited by children Children added parcels to

assemblage in 2000, 2001 Family Partnership formed,

composed of children Tax Map 83-01-01-0041 (Figgins)

under contract 2008

Current Uses

St. Clair Appliances Equipment Storage Residential

Current Zoning

Seven (7) parcels,* consisting of 2.129 acres zoned R-4 83-3-01-41 83-3-01-0036 83-3-01-37 83-3-01-38 83-3-01-0040 83-3-01-0041A 83-3-08-00-0042

*First seven parcels on Property Information Table

Current Zoning (cont’d)

Five (5) parcels,* consisting of 2.2611 acres, zoned C-8 83-3-08-00-B 83-30-08-00-C 83-3-08-00-1 83-3-22-00-A 83-3-22-00-B

*Last five parcels on Property Information Table

Current Comprehensive Plan Text

All but one parcel currently in Sub-Unit E-1

Sub-Unit E-1 is planned for neighborhood-serving office and/or retail uses

One parcel (83-3-22-00-B) consisting of 1.0 acre is currently within Sub-Unit E-2, planned for residential

Comprehensive Plan Map

All 12 parcels, except for 83-3-01-0041, are designated mixed use by the map

Parcel 83-3-01-0041 is designated residential at 3-4 units per acre

History of Planning at Kings Crossing

Comprehensive Plan recognizes importance of community business center at Kings Crossing, U.S. 1 and South Kings Highway (Penn Daw CBC)

Area IV, Page 32 – “The opportunity exists on the east side of Richmond to create a large scale well designed mixed use development as a focal point and core area of the community business center.”

Independent Studies Recommend Higher Density for Kings Crossing

1997 Report, Revitalization Analysis for Richmond Highway (Lesser & Co 1997) Kings Crossing business node singled out as

likely first candidate for redevelopment - .8 F.A.R. recommended

2005 ULI Study, overcoming constraints Professional High Rise BRAC-related 3.0 F.A.R.

BRAC Existing Conditions Report Lack of office space Need for hotels

Elements of this APR Nomination

Continue neighborhood-serving office and/or retail comprehensive plan text designation

Alter boundary between Sub-Unit E-1 and E-2 slightly so as to include an additional 1.0 acre parcel as neighborhood serving office and or retail

Add hotel component Allow 1.0 F.A.R. for this substantial

consolidation of Sub-Unit E-1 without consolidation with Unit G

Hotel with Retail

8-Story Office with Retail

Two Alternative Designs, both consistent with planning of King’s Crossing for a High Density Business Node, that will act as a seed for like redevelopment

Benefits - 8 Story Office with Retail

Consistent with historical planning for Kings Crossing business node as a catalyst for the development of other business nodes along Richmond Highway

Consistent with office and retail mix 1997 Revitalization Study BRAC Existing Conditions Report 2005 ULI

Benefits - 8 Story Office with Retail

Will provide needed offices for BRAC relocation

Will provide retail to serve workers in offices, reducing vehicle trips

Free shuttle service to Metro and incentives to use it will reduce vehicle trips

Consistent with three independent studies, will concentrate density at Kings Crossing business node and will jump start similar development at other business nodes, and overcome image and other limitations

Benefits - Hotel

Serves as need identified by BRAC Existing Conditions Report – pp. 46, 235-236

Market study supports extended stay hotel

The retail component of this plan provides a live/work node for extended stay residents reducing vehicle trips

Applicant would commit to free shuttle service, further reducing vehicle trips

Why 1.0 FAR Without Consolidation of Land Units E-2, E-3 and G?

History has shown that high density development desired at Kings Crossing will not occur in time to serve BRAC needs if consolidation with other land units for a mix of uses is required JPI Kings Crossing Rosenthal/JBG Economy in bad shape BRAC need is upon us. Can’t wait for mere

possibility of consolidated development of bigger area

Why 1.0 FAR Without Consolidation of Land Units E-2, E-3 and G? (cont’d)

Larger area can develop in a coordinated way with this plan Shields Avenue compels coordinated development as a

natural dividing line for land use mix on either side This land assemblage is already a substantial consolidation

of Sub-Unit E-1, which is at the heart of the Kings Crossing business node

OFFICE SECTION MODEL View shed protected

Conclusion

High Density Development at King’s Crossing consistent with historical planning efforts

Office and Hotel uses are consistent with Planning and BRAC needs

Office and Hotel uses can reduce vehicle trips, with commitments to free shuttle to Metro and other incentives

Office and Hotel development can be accomplished with appropriate buffers

King’s Crossing can serve as a catalyst for similar desired development in Richmond Highway corridor

Consolidated development in greater area can occur through existing Planning and Zoning controls