DEVELOPMENT ANALYSIS FOR A MIXED-USE TRANSIT ORIENTED DEVELOPMENT IN COLLEGE PARK, MARYLAND. Adam J. Morman. Practicum Advisor: Mr.

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1 DEVELOMENT ANALYSIS FOR A MIXED-USE TRANSIT ORIENTED DEVELOMENT IN COLLEGE ARK, MARYLAND by racticum Advisor: Mr. Coleman Rector A practicum thesis submitted to Johns Hopkins University in conformity with the requirements for the degree of Master of Science in Real Estate Baltimore, Maryland May, Adam Morman All Rights Reserved age 1 JHU racticum Spring 2012

2 age 2 JHU racticum Spring 2012

3 WEST CAMUS COMMONS A MIXED-USE DEVELOMENT COLLEGE ARK, MD RINCE GEORGE S COUNTY resented by: age 3 JHU racticum Spring 2012

4 Table of Contents I. EXECUTIVE SUMMARY... 6 Investment Summary... 6 Borrowing Entity... 7 Joint Venture Structure... 8 Market Opportunity... 8 Financing Assumptions... 9 II. DEVELOMENT ROGRAM Design Considerations Overall Building Concept roposed Retail roposed Hotel roposed Multi-Family Residential roposed On-Site Amenities roposed Building Massing and Uses Comparative Development Master lan Concept III. SITE AND ROERTY DESCRITION roperty Overview Review of Zoning and Master lan FAR Density Calculations roperty Location and Vicinity Local Attractions and Activities Utility Analysis Land Use Development Regulations Site Access Transportation urple Line Metrorail and Station arking Environmental Impact IV. MARKET ANALYSIS Demographics Retail Outlook age 4 JHU racticum Spring 2012

5 Hotel Outlook Apartment Outlook Adjacent and Nearby rojects College ark rojects College ark Area Hotels College ark Area Apartments College ark Area Retail V. CONSTRUCTION AND DEVELOMENT COSTS Construction Schedule VI. FINANCIAL ANALYSIS Revenue rojections Other Incomes Discounted Cash Flow Analysis VII. ROJECT MANAGEMENT LAN Development Team VIII. DEVELOMENT CONCERNS... Error! Bookmark not defined. IX. CONCLUSIONS AND RECOMMENDATIONS X. Bibliography age 5 JHU racticum Spring 2012

6 I. EXECUTIVE SUMMARY BlueJay Development is pleased to offer the following opportunity to acquire an ownership interest in West Campus Commons, a mixed-use project located to the southwest of and adjacent to the University of Maryland College ark. The intention is to assemble multiple parcels through the purchase from three separate land owners. Investment Summary Investment Summary roject Name: 3625 Campus Drive Location: College ark, Maryland Market / Submarket: Washington DC / College ark 17,700 SF Retail Development: 75,000 SF Hotel (145 Keys) 209,000 SF Apartments ( 200 Units) 150,000 SF arking Structure (477 Spaces) FAR (base zoning) 0.4 FAR FAR (Max. with Bonus) 3.5 FAR FAR (roposed) 1.93 FAR Estimated roject Cost: $120,000,000 $84,000,000 Construction / erm Loan Capital Stack: $5,000,000 Sponsor Equity $31,000,000 Equity artner $120,000,000 Total Investment roject IRR at 11 year Reversion: 8.30% Investment Highlights BlueJay Development will not close on Risk Mitigation any of the properies until all properties are under contract The property is located across the street Location from the University of Maryland, College ark campus. The planned urple Line Metro and station is proposed to come within 1,000 Metro and ublic Transit feet of the proposed development site. The site is also served by several bus routes. age 6 JHU racticum Spring 2012

7 Economic Overview Overall roject roperty Type Hotel Retail Multifamily arking Garage Building Rooms / SF / Units 145 Rooms 17,700 SF 200 Units 477 Spaces Unit Cost $145,000 / Room $ / SF $185,000 / Unit $40,000 / Space Total Cost $21,025,000 $3,540,000 $37,000,000 $19,080,000 Estimated er Unit Revenue $50,000 / Room $35.00 / SF $35,000 / Unit $2,300 / Space Estimated er Unit Expense $27,500 / Room $5.00 / SF $7,800 / Unit $1,500 / Space Estimated er Unit NOI $22,500 / Room $30.00 / SF $27,200 / Unit $800 / Space Estimated NOI $3,262,500 $531,000 $5,440,000 $381,600 $9,615,100 Estimated Return on Cost 15.52% 15.00% 14.70% 2.00% Estimated Cap Rates Estimated Stabilized Values 5.00% $ 65,250,000 $ 10,620,000 $ 108,800, % $ 59,318,182 $ 9,654,545 $ 98,909, % $ 54,375,000 $ 8,850,000 $ 90,666, % $ 50,192,308 $ 8,169,231 $ 83,692, % $ 46,607,143 $ 7,585,714 $ 77,714, % $ 43,500,000 $ 7,080,000 $ 72,533, % $ 40,781,250 $ 6,637,500 $ 68,000, % $ 38,382,353 $ 6,247,059 $ 64,000, % $ 36,250,000 $ 5,900,000 $ 60,444,444 Borrowing Entity BlueJay Development (BJD) will be looking to create a Joint Venture with associates, friends and family of BlueJay Development. The joint venture, Campus-Mowatt, L ( Fund ) will be formed as a limited partnership. The Fund will be the only member of a single purpose entity, Campus- Mowatt, LLC ( Campus-Mowatt ). Campus-Mowatt will borrow the funds to complete the project capital structure. Campus-Mowatt will be formed in the state of Maryland, the principal jurisdiction of BlueJay Development s operations. The key benefits of utilizing the LLC structure is to: 1. Limit personal liability of the members of the LLC 2. Allow flexibility of the management structure 3. ass-through taxation to avoid double taxation age 7 JHU racticum Spring 2012

8 Joint Venture Structure General artner BlueJay Development Limited artners Equity Investors (85%) Joint Venture Campus-Mowatt, L Single Asset Borrowing Entity Market Opportunity Currently there are two parcels for sale, which are known as arcel 34 & 35, which are owned by The Cedars, LLC. BlueJay Development believes that developing only these two parcels which are basically land-locked, will not represent the highest and best use for this or the surrounding properties. This may be a reason for this parcel not being developed thus far. BlueJay Development is known for creative solutions to help enable new projects to take place. In order to maximize the development potential at this location, a unique assemblage will be required. The University Methodist Church currently owns a portion of land between The Cedars parcels and Campus Drive. There are also two additional parcels which would be acquired and give access to Mowatt Lane. Given the close proximity to the University of Maryland and the future Metro Station, which will be located less than 0.25 miles from the proposed development site, this site if packaged appropriately will offer a significant development opportunity. That fact that the neighboring parcel was recently rezoned from R-55 to M-X-T, there should be an equal opportunity to rezone this property to this same zone and maximize the possible returns. The Fund intends to raise $120,000,000 million in capital, of which $36,000,000 shall be equity investments and $84,000,000 shall be from senior secured debt. In turn, the Fund s equity shall be shall be comprised of $5,000,000 cash equity and value creation from BlueJay Development. The remaining $31,000,000 will come from additional equity investors. BlueJay Development is confident that upon rezoning to M-X-T, as well as obtaining the necessary approvals and entitlements, significant value will be created by achieving the site s age 8 JHU racticum Spring 2012

9 highest and best use while conforming to the approved master plan for the area and general plan for rince George s County. Financing Assumptions Construction Loan Financing Assumptions ermanent Loan Interest Rate Spread 250 bps Min DSCR 1.30x LIBOR 0.24% Max LTV 70% Interest Rate 2.74% Cap Rate 7.00% Term 36 mos Interest Rate 6.00% Extension Options Two 12 mo. Opts Amortization 30 Years Extension Fee 50 bps Closing Costs 2% Date of Refi 1/31/2018 roperty NOI $ 9,200,000 Value $ 131,428,571 MAX LTV $ 92,000,000 Max DSCR $ 98,364,285 Max Loan $ 92,000,000 Debt Service $ 6,619,038 Sources and Uses Sources & Uses Sources Upfront Equity 30% $ 35,405,400 Debt 70% $ 82,612,600 Total Sources $ 118,018,000 Uses Land and Closing Costs $ 19,965,000 Soft Costs $ 6,453,000 Hard Costs $ 91,600,000 Total Uses $ 118,018,000 age 9 JHU racticum Spring 2012

10 II. DEVELOMENT ROGRAM Design Considerations The basis of this project is to utilize and capitalize on the projected growth of the University of Maryland, as well as the proposed urple Line Metro station which will be less than 1,000 feet away from the front door of this project. There is also the neighboring project known as the Domain, which is slated to start construction this year. The western portion of the University of Maryland campus is mostly undeveloped and as part of the long-term master plan for the campus, significant development will occur along this portion of the campus. Given the location of this property to campus and distance from the downtown area, it is logical to propose a mixed-use project for this site. This project will be the closest mixed-use project to the proposed urple Line Metro station on the west side of campus. As such, the proposed project is proposed to include a mix of Retail (Restaurants & Small Shops), Hospitality (Hotel), and Multi-Family Residential (Market Rate Apartments). Building Summary Floor Use 1 Retail 10,000 1 Hotel 11,700 Restaurant/Bar 2700 ool/fitness Center 3000 Business Center 500 Conference Rooms 2000 Management Offices 500 Lobby Area 800 Misc. Hotel Function Multi-Family Residential 13,000 Bicycle Storage 1000 Leasing/Management Offices 1000 Fitness Center/Yoga Studio 2500 Movie Theater (Amenity) 1500 Game/Entertainment Room 1500 Common Kitchen/Lounge 1500 Business Center/Internet Café 500 Lobby Area 1000 Model Units st Floor Sub-total 34,700 2 Hotel 15,000 2 Multi-Family Residential 42,000 2nd Floor Sub-total 57,000 3 to 5 Hotel 43,500 3 to 5 Multi-Family Residential 126,000 3rd through 5th Floor Sub-total 169,500 6 Hotel 12,500 Rooms 7500 Restaurant (Internal) 3500 Beer Garden (Outdoor) Multi-Family Residential 28,000 Residential Units enthouse Amenity th Floor Sub-total 40,500 All Floors Total 301,700 Gross SF age 10 JHU racticum Spring 2012

11 Overall Building Concept hase 1 of this project will include a 5 to 6 story mixed-use building containing approximately 300,000 square feet of total building area. The design of the building should unite the historical relevance of the University of Maryland campus buildings, as well as include modern design treatments with lots of windows. Materials of the building façade will include clay brick, to match historical relevance of the campus and architectural periods. Also, a mix of metal and EIFS will also be proposed, in addition to tall windows. There will be a two (2) level underground parking structure to accommodate the parking needs of this building, along with overflow parking of the adjacent United Methodist Church. An additional 73 short term parking spaces will be available at the ground level of the building. In addition to parking within the building, an additional 18 short term spaces will be proposed along the streets surrounding the building. The ground level is proposed to have 20 foot tall ceilings, which will allow for creative use and design of the spaces. The remainder of the floors will be 10 foot ceilings, in part to make the units feel larger and feel more luxurious. The building will be built using a combination of a concrete platform above the 1 st level, along with concrete and steel framing due to the size of the structure and proposed uses and amenities within this building. The building is proposed to be 6 stories tall on the side adjacent to the Domain project, with the height of the structure being 5 stories facing the existing United Methodist Church. The fifth floor of this building facing the church is proposed to be utilized as a public open space feature which spans the entire length of the building. age 11 JHU racticum Spring 2012

12 roposed Retail Retail will be focused along the Campus Drive portion of the project and will contain approximately 13,000 square feet along this street level portion of the building. In addition to the retail at ground level, there is an opportunity for about 5,000 square feet of retail on the roof of the hotel. ossible retail includes: Tim Hortons (Coffee/Sandwich shop) Sport Clips Neighborhood Dry Cleaner Ground Level Zentan Japanese Restaurant Ground Level Upscale Sports Bar Rooftop Restaurant and Lounge with Outdoor Beer Garden roposed Hotel The hotel be a boutique style and will have a split floor plate, with the lobby and common areas of the hotel located on the street level side of the building facing the existing church. This side of the building features a drop-off area suitable for buses, taxis, limousines, and vehicles to drop off visitors. The second through sixth floors of the hotel will be located above the retail shops located along Campus Drive. The hotel will be geared towards the Kimpton Hotel chain and will feature approximately 135 hotel rooms. Typical hotel rooms will range in size from 300 to 500 square feet in size, with some suites up to 1000 square feet in size. The hotel will be pet friendly have a minimum of 20% of the rooms available for guests with pets. et owners will age 12 JHU racticum Spring 2012

13 have full and easy access to the rooftop public dog park, as well as assist owners with pet sitting/walking service providers. Full list of hotel amenities include: Rooftop Dog ark Restaurants Coffee Shop Business Center Fitness and Wellness Center Indoor ool Exterior Courtyard ool Courtyards and Tranquility Garden roposed Multi-Family Residential Approximately 215 Multi-family housing units are proposed for this project and is projected to be market rate luxury apartments. These apartment homes will have much more to offer than just the location to Campus and the future Metro Station. With spacious studio, one bedroom, and two bedroom apartments, these luxury residences combine home, work, fitness, dining, and entertainment, walking distance from your front door. Work off the day's stress in our state-of-the-art fitness center, or beat the heat in our sparkling and relaxing pool. After working out or relaxing at the pool, retire to your apartment home, featuring a gourmet kitchen and inviting living space. All of the apartments will feature high ceilings, hardwood floors, granite countertops, stainless steel kitchen appliances, and in-home washer/dryers. The community also features a controlled access garage, with reserved parking available. Full list of residential community amenities include: Rooftop Dog ark Restaurants Coffee Shop Business Center Fitness and Wellness Center Exterior Courtyard ool BBQ Grill and atios Courtyards and Tranquility Garden Common Area enthouse Common Area Kitchen Indoor Bicycle Storage Movie Theater Game Room age 13 JHU racticum Spring 2012

14 roposed On-Site Amenities This project features an impressive list of amenities available to hotel guests, residence homes, and the neighboring community. The following charts show the rough breakdown of proposed amenities and whether the amenity is private or public. ublic Amenities Floor Use Gross SF Hotel 1 Restaurant/Bar Conference Rooms 2000 Outdoor lazas 1 Streetscape - hase I Building Streetscape - hase II Building laza - hase II Building ublic Rooftop Dog ark Total ublic Amenity rivate Amenities Floor Use Gross SF 1 Hotel ool/fitness Center 3000 Conference Rooms 2000 Business Center Multi-Family Residential Bicycle Storage 1000 Fitness Center/Yoga Studio 2500 Movie Theater (Amenity) 1500 Game/Entertainment Room 1500 Common Kitchen/Lounge 1500 Business Center/Internet Café 500 Lobby Area Hotel Green Roof / Courtyard Multi-Family Residential ool and ool Decking 6500 Green Roof / Courtyard Multi-Family Residential enthouse Common Area 2000 enthouse Outdoor atio/bbq 2000 Total rivate Amenity roposed Building Massing and Uses The following images are shown to illustrate the general building massing and proposed building uses, as well as existing and proposed structures on adjacent properties. The images show both the hase 1 and hase 2 buildings of this project; however the focus of this project is currently hase 1. age 14 JHU racticum Spring 2012

15 The various angles of these illustrations show different perspectives of the project as well as more detail regarding some of the proposed amenities. Some of the main features and amenities of this project can be seen in the adjacent illustrations, and help demonstrate the list of the amenities proposed in this project. The retail shops can be easily seen at the in this ground level view to the left, as well as the entrance to the hotel and the drop-off driveway at the side of the building. age 15 JHU racticum Spring 2012

16 Comparative Development Master lan Concept As part of a design charrette performed in 2010 as part of the neighboring Domain development project, potential massing and master planning studies were performed by the developer, Design Collective, and other stakeholders in the area. As can be seen in the graphic, a church activity building is shown adjacent to the existing United Methodist Church and focused along Campus Drive. A fundamental difference between this concept and the proposed West Campus Commons is the focus of significantly more density along Campus Drive with the West Campus Commons project. This concept below also significantly divides the properties with public roads in a manner which places significantly more density and residential units farther away from the existing main roads, campus edge and the potential urple Line Metro Station along Campus Drive. The West Campus Commons project will include a significantly higher density use for the properties and thus a higher and best use development, as compared to the previous design charrette concept. age 16 JHU racticum Spring 2012

17 III. SITE AND ROERTY DESCRITION roperty Overview It is comprised of a combination of seven (7) parcels, currently owned by 3 separate land owners. This will require the outright purchase of five (5) complete parcels, and the purchase of portions of two (2) parcels. The breakdown of the existing and proposed property parcels are shown in the following charts and images. The ultimate assemblage of parcels will gross approximately 7.39 Acres and net approximately 5.94 Acres for the proposed development after proposed street right of ways are deducted. Four (4) of the properties contain an existing residence, which are all currently vacant. A large portion of the current church property is dedicated to parking. The current zoning for the properties is R-55 (One-Family Detached Residential). The development of multi-family residential and retail in the R-55 Zone is not currently allowed by the rince George s County Zoning Ordinance. To allow the use by right of the zone, a Zoning Map Amendment to rezone the property will be required. A rezoning to R-10 would allow multi-family # roperty Owner roperty Address arcel Tax Account Size Zone 1 University Methodist Church 3621 Campus Drive Ac. R55 2 University Methodist Church 3621 Campus Drive C Ac. R55 3 Cedars, LLC 3623 Campus Drive Ac. R55 4 Cedars, LLC 3625 Campus Drive Ac. R55 5 University Methodist Church 3701 Campus Drive D Ac. R55 6 University Methodist Church 3701 Campus Drive D Ac. R55 7 Axt Ridgely W JR & Mary L 7618 Mowatt Lane Ac. R55 8 Axt Ridgely W JR & Mary L 7620 Mowatt Lane Ac. R55 Total Acreage Ac. residential development. A rezoning to M-X-T would allow a combination of multi-family residential, office, retail, hotel as a mixed use transit oriented development. R-10 zoning would allow a maximum of 48 units per acre, while M-X-T zoning would allow between 0.4 to 8.0 FAR. Rezoning the properties to M-X-T is the preferred method to allow the broadest diversity of the development. The proposed # arcel Tax Account Size Zone Ac. MXT 2 C Ac. MXT Ac. MXT Ac. MXT 5 D Ac. MXT 6 D Ac. MXT Ac. MXT Ac. MXT Total Acreage 5.94 Ac. age 17 JHU racticum Spring 2012

18 development name The Domain located on the adjacent parcel was recently rezoned from R-55 to M- X-T zoning. The proposed Mosaic at Turtle Creek located to the south was recently rezoned from R-55 to R-10 zoning. Both properties are in the process of being annexed into the City of College ark. The model of this assemblage is to acquire the land which fronts along Campus Drive from the University Methodist Church. This portion of the area will be better served by a higher density development, as well to play utilize the proposed urple Line Metro on Campus Drive. Currently, the 3.11 Acres owned by Cedars, LLC is listed for sale. To convince the Church to sell the land adjacent to Campus Drive, it was important that they receive fair market value for the land and to give them portions of the Cedars, LLC parcel 34. They also required assurances that additional parking would be available for their use to supplement their future needs. This scenario ultimately allows the Church to receive the most possible value for their property because the highest and best use is proposed on the portion of their property to be purchased. An additional factor important to the church is the ability to build a future activity building adjacent to the existing church building. By giving the church a portion of arcel 34, their property then become a North-South alignment and will enable the activity building to be constructed on a portion of the site age 18 JHU racticum Spring 2012

19 which would have been less suited for higher density development. In the end, the Church s future property will only 1.85 Acres smaller than their current holdings, and will receive enough money to construct their desired activity building. Another factor of the development is the purchase of arcels 41 and 42. This portion of the site will be part a future phase. The size of these two parcels is 1.64 Acres and will be used as part of the overall FAR calculations for the entire site. This property owner has been reluctant to sell and has been holding out for the highest possible payout. It is evident that the proposed development would garnish the highest possible value for their property. Given the fact that we did not need to utilize their property for our project or for access, there was not any significant leverage that could be held over our head in this deal. The take it or leave it deal we offered would be the highest they could likely receive both in the short and long term. Another future opportunity could involve the existing Maryland Hillel site and incorporate a new Maryland Hillel facility within the new development. This site contains approximately 0.9 acres (39,204 sf) of land and is currently owned by Bnai Brith Hillel Building Corp Univ. of MD. The existing building is approximately 15,000 square feet in size. Review of Zoning and Master lan Current Zoning: roposed Zoning: R-55 (One Family Detached Residential) M-X-T (Mixed Use Transportation Oriented) The property is located in an area covered by the 1989 Approved Master lan for Langley ark-college ark-greenbelt and Vicinity, as well as the 2002 rince George s County approved General lan. Largely due to the date of the approved master plan, over twenty years ago, higher density development was not foreseen in this area. The proposed development does not implement the land use recommendations of the 1989 master plan, which envisioned medium-suburban land uses with a density between 3.6 and 5.7 dwelling units per acre. Additionally, this property is not within an existing corridor or node and, therefore, it will not encourage more intense housing and economic development in centers and corridors. age 19 JHU racticum Spring 2012

20 The proposed development is consistent with the 2002 rince George s County Approved General lan vision for medium- to high-density neighborhoods in the Developed Tier. The development plan is compact. The recreational, commercial, and residential uses on the site will be complemented by the variety of activities and institutional uses on the University of Maryland campus, and in the College ark area. As noted earlier, to develop the site as desired, a Zoning Map Amendment will be required to re-zone the property to M-X-T. This is a legislative process requiring a public hearing and approval by a majority of the County Council. Initially, the amendment is presented to the rince George s County lanning Department. The amendment is then referred to the other county agencies including Historic reservation Committee and to nearby municipalities and adjoining property owners. The lanning Department will issue a technical staff report which will include their recommendation. A planning Board date is set approximately at least 30 days after the staff report is issued. Once the lanning Board has heard the case, a public hearing is scheduled. The zoning Hearing Examiner will file a written decision based upon this hearing. The District Council will then make a final decision at least 30 days, but not less than 120 days after the Zoning Hearing Examiner s decision. There will not be a separate process to amend the Master lan due to this zoning amendment. Overall, the process takes an average of about eight to ten months. Traffic mitigation and road improvements maybe be discussed at this stage and conditions may be added to the zoning approval to provide road improvements. The actual road improvements will not need to be installed until the construction phase of the project is reached. age 20 JHU racticum Spring 2012

21 FAR Density Calculations The development plan proposes a total FAR of 1.93, including hase I & II. The maximum allowable FAR is estimated at 3.5, based on Bonus Density Incentives. The FAR is calculated as the gross floor area (GFA) of the development proposal, not inclusive of the parking garage, divided by the net site area. Bonus FAR Calculations Bonus Area Calculation Net Lot Area SF Base Gross FAR 0.4 FAR SF SF roposed Floor Area SF Residential Bonus 1 FAR SF SF Rooftop Activities Bonus 8 FAR SF SF Streetscape Bonus 6 FAR SF SF laza Bonus 8 FAR SF SF Allowable Gross Floor Area SF Maximum Allowable Amount roposed *Includes Calculations for hase II Development 3.50 FAR 1.93 FAR Without the use of the optional method of development FAR is the maximum allowable; and with the use of the optional method of development FAR is the maximum allowable. roperty Location and Vicinity The subject site is located on the rince George s County Tax Map 33. The property is located outside the limits of the City of College ark in unincorporated rince George s County and is adjacent to the University of Maryland campus. The daytime population of the University of Maryland is roughly 46,300 includes 35,000 students, 9,800 employees and 1,500 visitors. Located in the city of College ark (population 25,000), and is five miles from Washington, D.C., and 25 miles from Baltimore. The area is highly accessible, with Interstates 95 and 495 (the Capital Beltway) two miles away and three major roads directly serving the campus. The College ark/university of Maryland Metro station is less than a mile from the University and is served by Shuttle UM. The site is more specifically located in the southwest quadrant of the intersection of Campus Drive and Mowatt Lane. The site is located north of the approved Mosaic at Turtle Creek project (DS-08001). This project is approved for 300 multifamily dwellings. The property to the immediate east is the approved Domain project (DS-09031). This project is approved for 256 multifamily dwelling units and 10,000 SF of retail space with a proposed FAR of approximate An additional property to the east age 21 JHU racticum Spring 2012

22 is an existing ECO substation. The properties to the west and south are zoned R-55, with an existing church located to the west of the property. Local Attractions and Activities University of Maryland Campus (0.2 miles) Capital One Field at Byrd Stadium (0.4 miles) Comcast Center Basketball Arena (1.2 miles) FedEx Field [Redskins Stadium] (10 miles) College ark Airport (4.0 miles) BWI Airport (25 miles) UMD Metro Station (3 miles) roposed urple Line Metro (0.15 miles) Washington, DC (5.0 miles) The entagon (13 miles) Goddard Space Flight Center (6.0 miles) Baltimore Inner Harbor (25 miles) Annapolis, MD (30 miles) Annapolis Naval Academy (30 miles) Fort Meade (20 miles) Arundel Mills Mall and Casino (20 miles) National Harbor (18 miles) University of Maryland Golf Course (0.5 miles) Rock Creek ublic Golf Course (4.7 miles) Cross Creek Golf Club (5.6 miles) Utility Analysis Stormwater Management Stormwater Management facilities required for the subject property will be reviewed and approved by rince George s County DW under the current Maryland Department of the Environment regulations. These regulations require that the proposed development address water quality and quantity control, as well as groundwater recharge. A stormwater Management Concept lan will need to be developed and submitted in conjunction with the developed plans. Typically, the county prefers that the stormwater management requirements are addressed on-site, through a reduction in impervious areas, and surface infiltration (if the soils percolate) for quality control, dry ponds for quantity control, and infiltration for recharge. These methods, while the least expensive as far as construction costs, typically require more developable land than can be afforded by the project. As such, on parcels such as this, usually as much infiltration as can be achieved for recharge and water quality are designed. This is supplemented with added water quality storage upstream of water quality structures such as Stormfilters or infiltration devices. Quantity control can be addressed through underground storage through pipe storage or vaults. age 22 JHU racticum Spring 2012

23 The increased runoff from the proposed development will need to be managed such that the existing outfalls are not surcharged. The county will require an analysis of the receiving watercourses or storm drain systems. Additional storage and control may be required if this analysis indicates that the receiving system is not adequate. The adjacent property south of the site is Buddington roperty. The storm drain system for Buddington was designed with the anticipation that it would collect the runoff from the Cedars site at its western corner, and convey it to the existing Northwest Branch tributary stream at the southern edge of the Buddington site. The proposed storm drain for the property will be able to outfall into Buddington s previously designed storm drain system. Due to the proposed development of the site, the offsite Buddington storm drain system will need to be upsized to convey the proposed runoff. Water and Sewer The WSSC is responsible for the review and approval of the private On-Site water and sewer system. The water and sewer extension will be a private system as this extension will only be serving this property. Typically, the water meter for this type of extension will be outside in a vault adjacent to the public right of way. The review will be performed by WSSC s Regulatory Services group and typically averages 16 to 20 weeks from first submission to release of permits. The review fee for this type of system is calculated based on a flat fee of $2,700 plus $2.20 per linear length of water and sewer. In addition to the on-site, a Service Connection ermit will be required. This permit will cover the extension of the public service connection from the mains in the public right of way or within a WSSC easement to private property. There is a $1,500 fee for the service connection for WSSC s inspection services. Furthermore, a System Development Charge (SDC) will be required to be paid prior to plumbing permit being issued. The project fees are as follows: Residential 2,036 per unit, 6,600 for ool Hotel 1,137 per room, 6,600 for ool, Misc. 15,000 estimate Retail $10,000 estimate Sewer Main A sewer outfall would be proposed North towards Campus Drive. This connection will likely require an on-site pumping station to lift the sewer to the public system in Campus Drive. age 23 JHU racticum Spring 2012

24 Water Main An existing 16-ince public water line is located in Campus Drive, to the north of the subject property. A private 8 water connection will likely be proposed to connect to this line. Electric, hone, Cable, and Gas Currently, the site is located near the ECO substation, making electric service readily available. It is assumed that phone and cable service will also be readily available. Gas service will need to be further investigated as to whether it is readily available nearby. Land Use The subject property will be developed as a Mixed Use Development, with multi-family residential, a boutique hotel, ground floor retail, rooftop restaurant, and a rooftop public dog park. All parking will be within and below the building. Development Regulations In order to obtain a building permit, a reliminary lan of Subdivision and Detailed Site lan will need to be prepared. The rince George s County lanning Department administers these processes with approval by the lanning Board. A lanning Board Hearing will occur after each phase has been reviewed. Typically, the lanning Board is scheduled between days after the plan has been accepted for review by the County. Typically, the reliminary lan of Subdivision can be handled concurrently over a period of 4 to 6 months, but may take as long as a year. The reliminary lan sets the approved use and density, transportation and access requirements, right-of-way requirements and lot configuration. A traffic study will be required at this time. The Detailed Site lan will further define the grading, layout and circulation patterns, detailing the site amenities and open space and addressing landscaping, architectural issues and other forestry requirements. A pre-submittal meeting with lanning Department staff prior to filing these plans as an opportunity to address potential issues before committing to final plans. age 24 JHU racticum Spring 2012

25 It is my understanding that there is currently a process in place that allows for the reliminary lan process to be foregone by submitting a Re-subdivision lat combining the properties. This process is considered a loophole and may be closed soon. We will push to submit this Re-subdivision lat as soon as possible to save 4 to 12 months of approval time and move straight to the Detailed Site lan. The lanning Board is very interested in assuring that the adjoining properties and municipalities are comfortable with the proposed development. Reaching out to the University and the City of College ark prior to the lanning Board hearing will help this process move more smoothly. The property will be subject to County impact fees at the time of reliminary lan or Detailed Site lan. The impact fee required for development at this site for schools is $7870 per dwelling unit. At the current time, properties in this area of the site have been within the response time required for Fire and Rescue Services. This response time is ten minutes for emergencies and twenty minutes for nonemergencies. If the property is within this response time, then they will not be subject to any fees for Fire and Rescue Services. If for some reason, the property is found to be outside this response time, the fee required is $3780 per dwelling unit. The lanning Board approves the Record lat. This process follows the Detailed Site lan stage. Clearing and grading can begin on the site prior to Record lat approval if a Rough Grading Sediment Control lan is approved. However, in order to obtain the final Grading permit, the Record lat must be approved and recorded. The District Council could (but does not have to) call the project up following the lanning Board Hearing at any stage of the process. This process time varies from as short as one to three months, but could take up to 9 months. The resolution for the reliminary lan or Detailed Site lan from M-NCC will not be issued until the District Council has not called up the project or if they do call it up, until they have their hearing on the project and issues their conditions of approval. If the property is annexed into the City of College ark, this process will remain the same. The City of College ark will have a hearing to make the decision whether to approve the plan. While it is always important to try to gain an approval and support from the City of College ark, the County has recently approved two separate projects which did not receive approval by the City of College ark. These age 25 JHU racticum Spring 2012

26 projects were located within the limits of the City of College ark and the projects names are the Maryland Book Exchange redevelopment project and the Cafritz property. Other review agencies provide comment at all levels of the review process and perform their own plan reviews of all engineering plans following Site lan approval. The following is a list of the primary agencies that will be involved in the review and approval process of your development and the final engineering plans and the typical review times: Maryland-National Capital ark & lanning Commission (M-NCC) Development Review Division This division is responsible for reviewing and coordinating the approval process for the reliminary lan, Detailed Site lan and Record lat. The Division also reviews the construction site plans for conformance during the Building ermit process. Approval of reliminary lan can take 4 to 6 months and Site lan approval and signature will require 3 to 4 months. Approval and recordation of the Record lat typically takes 14 to 16 weeks depending on any outstanding conditions involved in the final engineering process. Transportation lanning Division This division is responsible for reviewing and commenting on development plans with respect to overall transportation master plan issues. At the reliminary lan stage, this division is responsible for determining traffic mitigation requirements for compliance with the adequate public facilities ordinance based on their review of the project s traffic impact analysis. Their review time is included within the time allotted above for the Development Review Division. Environmental lanning Division This Division is responsible for the Tree Conservation lan and the posting of a bond required prior to grading permit. They are also responsible for reviewing and approving the Natural Resource Inventory lan (NRI) and Forest Stand Delineation lan (FSD). They make the final determination on any primary management areas (MA) and the total developable land allowed for development. arks and Recreation Division This group will review the plan and administer the mandatory dedication of parkland provision of section of the rince George s County Subdivision Regulations. Typically, for a project of this density, they will require dedication of 15% of the lot area age 26 JHU racticum Spring 2012

27 for parkland. They may also allow payment of a fee in lieu of this dedication, which is typically calculated to be 5% of the current fair market value of the land from the State Tax Assessor s records. On occasion, they may require construction of facilities on nearby parks in lieu of this fee. rince George s County Department of Fire and Rescue The County Fire Department will review the plan and comment on fire access and general water supply to the site. Their review time is included within the time allotted above for the Development Review Division rince George s County Department of ublic Works (DW&T) This department is responsible for reviewing and approving Grading lans, Storm Water Management Concepts, Construction lans and Floodplain Studies. Review and approval times vary, but can take as long as 14 to 16 weeks, concurrent with the record plat, and are required for release of grading and building permits. rince George s County Soil Conservation District (SCD) In conjunction with the County DW&T, this agency is responsible for a joint review of storm water management surface facilities. In addition, the SCD reviews and approves sediment control plans Washington Suburban Sanitary Commission (WSSC) Development Services This group is responsible for reviewing and approving the On-Site water and sewer system and will determine conditions for provision of service into the development. This group will take the lead in reviewing and approving the water and sewer construction plans. WSSC reviews typically take approximately 16 weeks from submission to approval. WSSC ermits rocessing Section This Section of the WSSC will handle the connection and plumbing permits for the project. ayment of the SDC fees will be handled through this section. Once all outstanding conditions have been satisfied, allow two weeks for WSSC permit processing. age 27 JHU racticum Spring 2012

28 Site Access Standing alone, the Cedars, Inc. parcels are subsequently landlocked. This portion of the site s current vehicle access is from the north through the University Methodist Church property. An important part of the acquisition of the portion of the Church s property along Campus Drive is to gain street frontage and access. Ideally, access and street frontage will be obtained along both Campus Drive and Mowatt Lane. The Master lan recommends an average right of way of 80 to 120 feet for Campus Drive. Furthermore, the extension of the urple Line Metro will be along this portion of Campus Drive. Street frontage improvements such as lighting and hardscape will likely be required. Transportation The project site is served by several existing and proposed methods of transportation. The site is located along Campus Drive and Mowatt Lane. These two roads allow for vehicular, bicycle, and pedestrian circulation along the western edge of the University of Maryland campus. These two roads are also along several public transportation routes served by Shuttle UM, Metrobus, and a future urple Line Metro Station. Shuttle UM Shuttle-UM is a student-run transit system supported by student fees. The mission of Shuttle-UM is to provide safe and dependable transportation to University of Maryland students, faculty, and staff, and to foster learning and involvement for student success. Shuttle-UM provides commuter, security, paratransit and charter service. With a fleet of over 60 vehicles, including hybrids and clean diesel models, Shuttle-UM provides transit service on and around the University of Maryland Campus to more than 2.6 million riders a year. Shuttle-UM also provides convenient access to local points of interest including shopping centers, grocery stores, libraries, and post offices. Metrobus & Metrorail The Washington area is served by the Washington Metropolitan Area Transit Authority, which operates the region's subway system, Metrorail as well as Metrobus. The bus and rail systems serve both Washington and the immediate closest counties. age 28 JHU racticum Spring 2012

29 Metrobuses serving campus: The C2, C8, J4, and F6 Metrobuses provide service to the University of Maryland campus. Schedules are available at the Stamp Student Union information bay at the main entrance of the Union, and in Off-Campus Student Life, 0110 Stamp Student Union. Metrorail stations served by Shuttle-UM: Shuttle-UM serves the green line at College ark, West Hyattsville, and G laza, and the red line at Silver Spring. Shuttle-UM will also serve the future urple Line Metrorail. Commuter Trains MARC Train is one of several transportation services offered by the Maryland Transit Administration (MTA). Along with the MARC, take advantage of additional services by the MTA such as the local buses, Metro Subway, and Light Rail. There are three specific lines of the MARC: the Camden line, with service from downtown Baltimore to Washington, D.C.; the enn Line, with service from erryville, MD (Cecil County) to Baltimore and Washington, D.C.; and the Brunswick Line, with service from Martinsburg, WV and Frederick, MD. to Washington, D.C. MARC's Camden Line stops in College ark at the Metro station providing campus access for those living along the Baltimore-Washington corridor. For those as far north as erryville, MARC's enn Line serves the New Carrollton Metro station where you can catch Shuttle-UM to campus. MARC's Brunswick Line runs between Martinsburg, West Virginia and Union Station where you can take Metrorail to College ark and from there the Shuttle-UM to campus. Local Bus Systems The Bus offers bus service between local rince George's County communities and nearby Metrorail stations including Addison Road, Capitol Heights, and West Hyattsville. Montgomery County Ride- On provides bus service throughout Montgomery County and connects with Shuttle-UM routes at the Silver Spring Metrorail station. Connect-A-Ride Route G Laurel/College ark provides service between the Laurel Mall and the College ark Metrorail station as well as stopping on campus at Campus and Regents Drives. age 29 JHU racticum Spring 2012

30 Destination Distances from roject Site University of Maryland Campus 100 feet UMD Smith Business School 0.15 miles urple Line Metro Station 0.15 miles University Boulevard (193) 0.3 miles Adelphi Road 0.3 miles Baltimore Avenue (Route 1) 0.7 miles Downtown College ark 0.7 miles Football Stadium 0.4 miles Beltway (I-495/95) 3.3 miles District of Columbia boundary 3.5 miles urple Line Metrorail and Station The urple Line Metrorail is proposed to have a Metrorail station called UMD West Campus Station, which will be located less than 1,000 feet away from our proposed project. The project is currently in the reliminary Engineering phase, with Final Engineering and Design expected to be completed by Construction is projected to begin in 2015 and likely take 3 to 5 years to complete construction. SITE age 30 JHU racticum Spring 2012

31 The urple Line Metrorail project would provide a direct connection between the Metrorail Red, Green, and Orange Lines that radiate into suburban Maryland from Washington, D.C. It would also provide an east-west public transportation link between Montgomery County and rince George s County. The Inner urple Line is a proposed light-rail line which would circle and connect the region's core communities near the Capital Beltway, linking the spokes of Metrorail. The first phase of the Inner urple Line is from Bethesda to New Carrolton, with stops including Silver Spring, Takoma ark, Langley ark, University of Maryland and Riverdale. Another important connection would tie Alexandria with National Harbor, Oxon Hill and Branch Avenue in rince Georges County. It offers a fast and high quality public transit alternative for suburb-to-suburb commuters. So it would take cars off local roads and the Beltway, reduce traffic and help curb greenhouse gas emissions. Even conservative estimates for urple Line ridership demonstrate strong demand for the line. The urple Line would also connect to MARC, AMTRAK, and local bus services. Transit-oriented development near new urple Line rail stations would also promote the revitalization of inner-suburban neighborhoods. By focusing development in inner-beltway communities through a connected network of high quality transit stations, we can anchor our older communities, enhance property values, and bring new housing and business opportunities to underserved parts of the age 31 JHU racticum Spring 2012

32 region. A high quality light rail line will foster job growth in Silver Spring and rince Georges County, connect workers to jobs in Bethesda and the Red Line Corridor and reduce traffic. Benefits of the urple Line (as outlined by Maryland Transit Administration) Montgomery and rince George's counties are changing, with steadily growing numbers of residents and jobs. Creating the urple Line, an east-west public transportation link between Montgomery and rince George's counties, will address the growing congestion on the roads by providing an alternative to driving and providing more options to the large number of people in the area who already rely on transit. The urple Line will create a more efficient transportation system by: roviding more reliable and rapid east-west travel Improving the overall dependability of the transportation system within the study area roviding easier access to the Metro lines and other transportation services The urple Line will encourage economic development by: Connecting people to jobs Supporting the revitalization that many areas are experiencing/planning Complementing the over $400 million in renovations and new construction that are being invested in Silver Spring Connecting major economic centers and key activity areas age 32 JHU racticum Spring 2012

33 Goals of the urple Line (as outlined by Maryland Transit Administration) rovide better, faster transit service in the corridor Make it easier to get to Metrorail, commuter rail, and local bus services Serve people who rely on transit Minimize and mitigate impacts to the natural and human environment in the corridor rovide a safe and attractive transit service that fits in with the local community character Ensure that the overall benefits of the transit way justify the cost of building and operating it Support local, regional and state policies and adopted Master lans Increase the potential for Transit Oriented Development where planned at existing and identified stations in the corridor Make it easier to get to existing and planned shopping and business areas in the corridor arking The base parking requirement for multi-family dwellings is based on the number of bedrooms as well as the proximity to a metro station. This project is within a proposed Metro Station area and will benefit from a reduced parking requirement. Similar projects have seen a reduction of up to 30% from the required parking requirements. arking Garage Breakdown Level Spaces G Total Spaces 473 While we will pursue all of the possible reductions as possible, as part of our agreement with the United Methodist Church, we will be providing additional parking spaces on our site that can accommodate the neighboring church and its associated events and functions. arking Requirements Use Regulation Units Required Spaces roposed Spaces Hotel 1 Space per 2 Guest Rooms 70 Guest Rooms Retail 1 Space per 150 SF for First 3,000 SF Space per 200 SF Above 3,000 SF Multi-Family 1.33 Spaces per Unit per a Bedroom above One Bedroom Two Bedroom Three Bedroom ublic Dog ark Arbitrary, to be finalized at time of DS 16,000 SF TBD 20 On Street arking N/A N/A N/A age 33 JHU racticum Spring 2012

34 arking will be provided by utilizing 73 parking spaces at ground level, which shall be utilized for retail parking, short-term handicap parking, short term hotel or residential guest parking. There shall be a limit of one (1) hour parking in this area. Additional parking shall be provided on two underground parking levels. Each parking level shall provide approximately 200 parking spaces, for a total of 400 underground parking spaces. Based on the proposed building uses, roughly 400 parking spaces will be required. As part of the proposed project, it was negotiated with the United Methodist Church that overflow parking for the church would be provided within the project s parking structure. As such, approximately 50 parking spaces will be available for this purpose. Environmental Impact A hase 1 environmental study will be performed, but it is not anticipated that a hase 2 environmental study will be required. rior to the submission of the reliminary lan, a Natural Resources Inventory (NRI) must be submitted and approved by the Environmental lanning Section of M-NCC. This plan requires an inventory of the significant environmental features on the site. A reliminary lan of subdivision subjects the properties to forestry legislation requiring forest conservation at a rate of 20% or creation at a rate of 15% of the total site area for these properties. It costs about $10,000 for an acre of forest planting currently, but the greater cost can come from acquisition of an offsite parcel to place in conservation easement, if required. IV. MARKET ANALYSIS Demographics The College ark area is made up of a significant amount of college students, as part of the total population in the area. The population of College ark was 30,413 at the 2010 census. This is an increase of 20% from the 24,657 people from the 2000 census. The top employers in the City of College ark are: age 34 JHU racticum Spring 2012

35 University of Maryland, College ark 13,082 University of Maryland University College 2,790 National Archives and Records Administration 900 Food and Drug Administration 775 IKEA 300 American Center for hysics 200 Average Daily Traffic Volume Baltimore Ave University Avenue rince George's County Traffic Volume Map 2011 Annual Average Daily Traffic repared by the Maryland DOT, ublished 3/19/2012 Demographics Radius HH Income opulation 1 mile 71, mile mile Retail Outlook Based on reports, it appears transaction volume is on an upward trajectory for the most desirable assets. As of third quarter 2011, consumer expectations remained bleak due to the uncertainty in unemployment levels and global instability. Households appear to have postponed major purchases over the past couple years with a waitand-see approach, but once the economy begins moving forward, there may be a sudden surge of purchasing activity. The 2012 outlook for the retail property sector may continue trends similar to that of 2011; however, the positive improvements in 2012 may occur at a slower rate than in age 35 JHU racticum Spring 2012

36 The average cost price per square foot is approximately $150,000 with the average cap rates between 7.5% to 8.0%. er Delta Associates Report (Associates, Delta, 2012), they expect future retail development to focus on a mixed-use format involving office or residential within a walkable urban area or close to public transit. Overall, people want to drive less and shop for goods close to where they reside. As a result, the successful investor and developer is: 1. Selectively accumulating assets at below replacement cost while prices and interest rates are lower. 2. Acquiring debt or recapitalizing assets. 3. Repositioning underperforming assets, especially with a mixed-use, outdoor format. 4. Investing in existing assets to enhance operational performance via better leasing and/or reduced cost. 5. Developing new projects for delivery in the 2013/2014 period in select submarkets with good supply/demand fundamentals. Since market conditions will start to transition during 2013 for retail, we recommend developers: Continue site assembly during Start construction by late Deliver product by late-2013/early 2014 when the market starts to shift toward the landlord s favor. age 36 JHU racticum Spring 2012

37 Hotel Outlook Over the past year, there has been a significant reduction in mortgage rates providing investment leverage to lodging deals that are able to navigate the lending prerequisites. Debt is potentially available to lodging investors, however, recourse guarantees are staggering lending approvals and providing a more limited buyer pool. The lodging sector has continued to generate positive results, so as we move through 2012, very little change is expected. The firming leisure and corporate traveler base provided by wage increases and increased corporate profits will also help the sector. The current deals are averaging around $175,000 per unit with an overall volume between $15-$20 billion. The cap rates are hovering around 9% to 9.5%, but starting to trend down slightly. age 37 JHU racticum Spring 2012

38 Apartment Outlook The overall outlook for the apartment sector may be affected, especially with affordability, as rental prices continue to rise and for-sale unit s prices continue to fall. There still appears to be a strong trend away from homeownership, which has helped accelerate demand for apartments. According to BLS, it is estimated that 75% of employment gains have been in the year old age group, which is a key renter demographic. Based on the aforementioned factors, apartments may be well-poised to possibly experience another strong year in The average price per rental unit is averaging approximately $100,000 per unit with an overall volume of deals around $15 billion. The cap rates are averaging between 6.5% to 7.0% per deal. Locally, the Washington Apartment Market brought record setting construction in response to the apartment market and 2013 will likely see a return to a more competitive market due to subdued absorption in the Washington metro area, coupled with the delivery of a large slate of projects. Over the past year, over 14,000 units have broken ground and over 11,000 new units are expected to break ground over the next year. Class A absorption of approximately 4,000 units is nearly 30% off the region s long-term average, easing as job growth moderates in the region. The development pipeline is currently at a level of just under 34,000 units, with is slightly lower than the 34,449 units at year-end 2001, which may signal the start of a cyclical decline. (Report, Delta Associates Washington/Baltimore Condominium Market, 2012). age 38 JHU racticum Spring 2012

39 Compared to the condominium market, there are currently 3,565 unsold new condominium units that are actively marketing in the Washington metro area. As a result, there is now 1.6 years worth of inventory of product on the market at current rates of sales velocity in the metro area. Currently, parts of the District, rince George s County, and Fairfax County & the City of Falls Church have the lowest inventory-to-sales ratios in the metro area. In Baltimore, there are 1,199 unsold units currently marketing in the metro area, or 3.4 years of inventory. (Delta Associates, 2012) Adjacent and Nearby rojects Domain at College ark The property was purchased for $2.75 million. The detailed Site lan for Domain was approved with conditions on February 24, The mixed-use residential development will have 225 multi-family units, 10,000 square feet of retail space, and a 380 parking space garage. The Hanover Company is the developer and general contractor and UDR, a Denver based REIT, is their joint venture partner. Construction is expected to begin in April The first units are expected to be ready to movie-in by July 2013 and all units completed by July age 39 JHU racticum Spring 2012

40 Mosaic at Turtle Creek This project proposes multi-family residential housing that will include 300 luxury condominium units, which as of a conversation with the developer on 4/26/2012; the project is being converted to a rental community. The Detailed Site lan was approved on October 30, 2008, with conditions. The developers of this project subsequently applied for a departure to reduce the number of required parking spaces from 700 to 335, which was approved on March 24, This project is targeting visiting professors, University staff, corporate partners of the university, alumni, and empty nesters who wish to enjoy and contribute to university life. An expected start date is not known, but could begin construction at any time upon securing financing. Further discussions with the developer revealed the animosity towards the county and lack of interest in financing deals within rince George s County. Knox Box Area Development The project is located adjacent to the University of Maryland at College ark campus in the area currently known as Knox Box. It would be comprised of 4 uniquely shaped buildings, containing 900 student apartments, a 190 room hotel and conference center, 21,000 sf of retail space and 250 underground parking spaces. The dynamic composition of the buildings creates a series of exterior spaces for the student community and is carefully integrated into the existing pedestrian patterns on the College ark Campus. age 40 JHU racticum Spring 2012

41 The project is made up of approximately 45 separate lots zoned M-U-I. Upon researching this project further, it appears that the developer is Janet Firth, but the properties are listed under three separate Limited Liability Companies, all owned by Ms. Firth. These entities are Vivere III LLC, Knox Box Realty LLC, and Knox Village artners LLC. It appears this was done so that it wouldn t appear that one person was assembling these properties. There remain three (3) properties which lie within the proposed project area, but the developer doesn t yet control them. This project is in the conceptual phase and has not filed plans or have an immediate desire to develop the project. Cafritz roperty at Riverdale ark The project is proposed as a mixed-use community that will be built in phases. The first phase proposes a Whole Foods Grocery store, over 100,000 square feet of retail and restaurants, and 22,000 square feet of office space. The second phase proposes 995 residential units and a 120- room hotel. While this project is not located in College ark, it is located in Riverdale, which is less than 2 miles from our site. This site will be within ½ mile of three metro stations with access to three separate metro lines and the MARC train. age 41 JHU racticum Spring 2012

42 College ark rojects Over the course of the past several years, College ark has been an area of significant growth. Most of the projects that are under construction or being planned are centered around multi-family housing. Of the multi-family housing units, the majority have been focused around student housing. A simplified chart showing all recent projects is below. A detailed breakdown of College ark Area rojects is in the Appendix. Of the projects that are proposed and/or approved, several may not have a definite path to construction. Residential Student Beds Office Retail Hotel roposed 3,385 2, , , Approved Construction 585 1, , Complete 1,739 4,439 39, , ,009 9, , , *In some cases, the Student Bed count may duplicate Residential units. College ark Area Hotels Within College ark, there are currently eleven (11) existing hotels/motels that are in operation, with one (1) hotel currently under construction and nearing completion. The majority of all existing hotels are focused along the Route 1 (Baltimore Avenue) corridor. There is currently only one (1) hotel located adjacent to the west side of the University of Maryland Campus, which is the Marriott Inn and Conference Center. age 42 JHU racticum Spring 2012

43 College ark Area Apartments Multi-family residential units are a major portion of the College ark landscape. It s not possible to show all multi-family buildings within the local area. There are combinations of buildings dedicated solely to student housing. Some of these buildings are very old and outdated, while there are several new student housing projects that have recently been built on-campus and nearby off-campus along the Route 1 corridor. There is also still a significant portion of the student population that is still living in single family homes which are rented by dead-beat landlords. Based on recent market studies, a definite need for additional student housing still exists. Development of multi-family housing focusing on student housing had skyrocketed over the past 5 years; however, construction has slowed recently as absorption of these units has also slowed. There has also been a desire of developers to build multi-family housing directed towards professionals, professors, graduate students, and empty nesters looking to contribute to the university atmosphere. With the future urple Line Metro line proposed to pass through College ark, there certainly may be an opportunity to capitalize on a portion of the population wishing to live near the University of Maryland campus, yet still have access to the Washington, DC and Baltimore Metro areas. age 43 JHU racticum Spring 2012

44 College ark Area Retail The core of walkable retail within College ark is located within the downtown area. While it is important to have a vibrant downtown retail area, it is not always convenient for residents and/or students on the UMD campus to drive or walk to the downtown area, partly due to safety concerns downtown. Other concerns include a need to drive, but a lack of convenient parking. With the majority of the College ark population coming from housing located within the UMD campus and/or directly adjacent to the campus, it makes sense for portion of retail to be located along the west side of the campus. There is a significant portion of the population that will be closer to retail on the west side of campus than that located downtown. It should also be noted that there is a significant amount of retail located along the Route 1 corridor between University Blvd (193) and the Capital Beltway (495). This retail is more convenient to commuters; however, vehicular and pedestrian access is limited in both directions along Route 1. age 44 JHU racticum Spring 2012

45 V. CONSTRUCTION AND DEVELOMENT COSTS Development Costs Total Cost Land Acquisition Land $ 19,465,000 Closing Costs $ 500,000 Sub-total $ 19,965,000 Hard Costs Demolition and Removal $ 50,000 arking Garage Construction $ 17,200,000 Building Construction $ 70,000,000 Tenant Improvements $ 500,000 Street Construction $ 950,000 Streetscape Improvements $ 200,000 Stormwater Management $ 300,000 Contingency Costs $ 2,400,000 Total Hard Costs $ 91,600,000 Soft Costs Misc. Accounting $ 10,000 Attorney $ 100,000 Survey $ 30,000 Appraisal $ 6,000 Legal Bond Review $ 3,000 Title Work $ 6,000 Letters of Credit/Sureties $ 30,000 Architecture & Engineering Shell Building Design $ 750,000 Interior Design $ 250,000 Geotech / 3rd arty Testing $ 70,000 Civil Engineering $ 250,000 LEED Consultant $ 45,000 As Built Civil Engineering $ 25,000 As Built Architecture $ 25,000 Insurance Title Insurance $ 35,000 Builders Risk $ 50,000 Taxes Real Estate Tax $ 1,300,000 ermits & Fees Site ermits $ 50,000 Utility Fees $ 600,000 Impact Fees $ 1,574,000 Lender Inpections $ 69,000 Miscellaneous Leasing Commissions $ 75,000 Soft Cost Contingency $ 500,000 Deferred Developer Fee $ 500,000 Marketing $ 100,000 Total Soft Costs $ 6,453,000 Total Development Costs $ 118,018,000 age 45 JHU racticum Spring 2012

46 Construction Schedule age 46 JHU racticum Spring 2012

47 VI. FINANCIAL ANALYSIS Revenue rojections Hotel - Revenue rojections Average er Unit Unit Type Rate Occupancy Units Monthly Gross Yearly Gross Estimated er Unit er Unit er Unit Income Revenue NOI Revenue Expense NOI Small $ % 40 $ 66, $ 795, $ 358, $ 19, $ 10, $ 8, Medium $ % 70 $ 126, $ 1,520, $ 684, $ 21, $ 11, $ 9, Large $ % 25 $ 47, $ 570, $ 256, $ 22, $ 12, $ 10, Suite $ % 10 $ 20, $ 246, $ 111, $ 24, $ 13, $ 11, $ % 145 $ 261, $ 3,133, $ 1,410, $ 22, $ 12, $ 10, Apartments Revenue rojections Unit Beds Bath SF Cost Cost/SF Building Units Rent er Month Rent er Year Rent er Unit er Year Expenses er Unit er Year NOI er Unit er Year A $ 2, $ 244,800 $ 2,937,600 $ 24,480 $ 7,344 $ 17,136 B 2 2 1,000 $ 2, $ 200,000 $ 2,400,000 $ 30,000 $ 8,400 $ 21,600 C 3 2 1,150 $ 2, $ 47,840 $ 574,080 $ 35,880 $ 8,970 $ 26,910 Other Incomes Garage Assumptions Garage Rates Garage Expenses er SF Hourly $ 2.00 Allocated RE Taxes 12% Daily $ 7.00 Total Garage OpEx 20% of EGI Monthly ( $ Replacement Reserves $0.05 / SF Garage Allocation Garage Revenues Garage Vacancy 16% 77 spaces GR Hourly $ 576,576 Hourly 25% $ 144,144 21% 100 spaces GR Daily $ 62,400 Daily 30% $ 18,720 21% 100 spaces GR Monthly $ 150,000 Monthly 30% $ 45,000 42% 200 spaces GR Monthly $ 300,000 Monthly 30% $ 90, spaces 216 $ 492,640 $ 5,911,680 $ 27,369 $ 7,931 $ 19,897 Retail Revenue rojections Unit Tenant Type SF Rent / SF Annual Rent Monthly Rent Term Escalation Reimbursements TI's LC's First Floor Restaurant A Restaurant 3,700 $ $ 129,500 $ 10, % NNN $ % Restaurant B Restaurant 2,500 $ $ 87,500 $ 7, % NNN $ % Retail 1 Retail 2,500 $ $ 75,000 $ 6, % NNN $ % Retail 2 Retail 2,000 $ $ 60,000 $ 5, % NNN $ % Retail 3 Retail 2,000 $ $ 50,000 $ 4, % NNN $ % Roof Level Restaurant C Restaurant 3,500 $ $ 122,500 $ 10, % NNN $ % Restaurant C atio Restaurant 1,500 $ $ 15,000 $ 1, % NNN $ % TOTAL 17,700 $ $ 539,500 $ 78,366 $ 1,088,976 $ 297,864 age 47 JHU racticum Spring 2012

48 Intentionally Blank age 48 JHU racticum Spring 2012

49 West Campus Commons College ark, MD Discounted Cash Flow (DCF) Income Retail $ 619,500 $ 638,085 $ 657,228 Hotel $ 3,189,750 $ 3,285,443 $ 3,384,006 Apartments $ 5,599,110 $ 5,767,083 $ 5,940,096 Garage $ 319,500 $ 329,085 $ 338,958 Misc. Income $ 100,000 $ 103,000 $ 106,090 otential Gross Income $ 9,408,360 $ 9,690,611 $ 9,981,329 Downtime $ - $ - $ - Rent Abatement $ 2,799,555 $ 1,922,361 $ 990,016 Sub Total $ 6,608,805 $ 7,768,250 $ 8,991,313 Reimbursements Taxes $ 1,264,760 $ 1,302,703 $ 1,341,784 Insurance $ 90,340 $ 93,050 $ 95,842 CAM $ 1,016,325 $ 1,046,815 $ 1,078,219 Total Reimbursements $ 2,371,425 $ 2,442,568 $ 2,515,845 Sub-Total $ 8,980,230 $ 10,210,817 $ 11,507,158 Credit Loss Allowance $ 179,605 $ 204,216 $ 230,143 Effective Gross Revenue $ 8,800,625 $ 10,006,601 $ 11,277,015 Expenses Taxes $ 1,264,760 $ 1,302,703 $ 1,341,784 Insurance $ 90,340 $ 93,050 $ 95,842 CAM $ 1,016,325 $ 1,046,815 $ 1,078,219 Mgmt Fee $ 352,025 $ 400,264 $ 451,081 Legal/Admin. $ 158,095 $ 162,838 $ 167,723 Reserves $ 112,925 $ 112,925 $ 112,925 Total Expenses $ 2,994,470 $ 3,118,595 $ 3,247,573 Discounted Cash Flow Analysis Leasing Commissions $ 564,502 $ 453, $ 399, Capital Improvements $ 530,000 Tenant Improvement Costs $ 750,000 Subtotal $ 1,844, $ 453, $ 399, Net Operating Income $ 4,141,258 $ 6,638,890 $ 7,860,331 Annual Debt Service $ 6,206,538 $ 6,206,538 $ 6,206,538 Cash Flow After Debt Service $ (2,065,280) $ 432,351 $ 1,653, eriod Annual Cash Flows ($36,971,376) $ 4,141,258 $ 6,638,890 Reversion Cost of Sale Cash Flows before Financing ($36,971,376) $4,141,258 $6,638,890 Debt Service $ 6,206,538 $ 6,206,538 Cash Flow After Debt Service ($36,971,376) ($2,065,280) $432,351 Equity Cash on Cash Return -5.59% 1.17% Value $123,237,921 a IRR 8.29% DSCR Opp CF 2016 Opp CF 2017 Opp CF Cash Flows $ 4,141,258 $ 6,638,890 $ 7,860,331 V of Cash Flow $ 3,861,313 $ 5,771,661 $ 6,371,607 Sum of Discounted Cash Flows % of IRR per Discounted Cash Flow 3.13% 4.68% 5.17% V Reversion Return of Value 73.75% d = b / a DCF Return on Value 53.62% e = c / a age 49 JHU racticum Spring 2012 eriod Cash Flow ($36,971,376) $ (2,065,280) $ 432,351 Equity Balance ($39,036,656) ($38,604,305) ON ON

50 West Campus Commons College ark, MD Discounted Cash Flow (DCF) $ 676,944 $ 697,253 $ 718,170 $ 739,715 $ 761,907 $ 784,764 $ 808,307 $ 832,556 $ 3,485,526 $ 3,590,092 $ 3,697,794 $ 3,808,728 $ 3,922,990 $ 4,040,680 $ 4,161,900 $ 4,286,757 $ 6,118,299 $ 6,301,848 $ 6,490,903 $ 6,685,630 $ 6,886,199 $ 7,092,785 $ 7,305,569 $ 7,524,736 $ 349,126 $ 359,600 $ 370,388 $ 381,500 $ 392,945 $ 404,733 $ 416,875 $ 429,381 $ 109,273 $ 112,551 $ 115,927 $ 119,405 $ 122,987 $ 126,677 $ 130,477 $ 134,392 $ 10,280,769 $ 10,589,192 $ 10,906,868 $ 11,234,074 $ 11,571,096 $ 11,918,229 $ 12,275,776 $ 12,644,049 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 10,280,769 $ 10,589,192 $ 10,906,868 $ 11,234,074 $ 11,571,096 $ 11,918,229 $ 12,275,776 $ 12,644,049 $ 1,382,037 $ 1,423,499 $ 1,466,203 $ 1,510,190 $ 1,555,495 $ 1,602,160 $ 1,650,225 $ 1,699,732 $ 98,717 $ 101,678 $ 104,729 $ 107,871 $ 111,107 $ 114,440 $ 117,873 $ 121,409 $ 1,110,566 $ 1,143,883 $ 1,178,199 $ 1,213,545 $ 1,249,952 $ 1,287,450 $ 1,326,074 $ 1,365,856 $ 2,591,320 $ 2,669,060 $ 2,749,132 $ 2,831,605 $ 2,916,554 $ 3,004,050 $ 3,094,172 $ 3,186,997 $ 12,872,089 $ 13,258,252 $ 13,655,999 $ 14,065,679 $ 14,487,650 $ 14,922,279 $ 15,369,948 $ 15,831,046 $ 257,442 $ 265,165 $ 273,120 $ 281,314 $ 289,753 $ 298,446 $ 307,399 $ 316,621 $ 12,614,647 $ 12,993,087 $ 13,382,879 $ 13,784,366 $ 14,197,897 $ 14,623,834 $ 15,062,549 $ 15,514,425 $ 1,382,037 $ 1,423,499 $ 1,466,203 $ 1,510,190 $ 1,555,495 $ 1,602,160 $ 1,650,225 $ 1,699,732 $ 98,717 $ 101,678 $ 104,729 $ 107,871 $ 111,107 $ 114,440 $ 117,873 $ 121,409 $ 1,110,566 $ 1,143,883 $ 1,178,199 $ 1,213,545 $ 1,249,952 $ 1,287,450 $ 1,326,074 $ 1,365,856 $ 504,586 $ 519,723 $ 535,315 $ 551,375 $ 567,916 $ 584,953 $ 602,502 $ 620,577 $ 172,755 $ 177,937 $ 183,275 $ 188,774 $ 194,437 $ 200,270 $ 206,278 $ 212,466 $ 112,925 $ 112,925 $ 112,925 $ 112,925 $ 112,925 $ 112,925 $ 112,925 $ 112,925 $ 3,381,586 $ 3,479,646 $ 3,580,647 $ 3,684,679 $ 3,791,831 $ 3,902,199 $ 4,015,877 $ 4,132,965 $ 343, $ 317, $ 327, $ 337, $ 347, $ 357, $ 368, $ 379, $ - $ 343,278 $ 317, $ 327, $ 337, $ 347, $ 357, $ 368, $ 379, $ 9,147,225 $ 9,460,931 $ 9,748,146 $ 10,043,978 $ 10,348,685 $ 10,662,534 $ 10,985,797 $ 11,318,759 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 2,940,687 $ 3,254,392 $ 3,541,608 $ 3,837,440 $ 4,142,147 $ 4,455,995 $ 4,779,259 $ 5,112,221 Cash Flow Diagram (For Reversion) $ 7,860,331 $ 9,147,225 $ 9,460,931 $ 9,748,146 $ 10,043,978 $ 10,348,685 $ 10,662,534 $ 10,985,797 $ 137,197,081 $ 8,231,825 $7,860,331 $9,147,225 $9,460,931 $9,748,146 $10,043,978 $10,348,685 $ 10,662,534 $ 139,951,053 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 6,206,538 $ 86,481,317 $1,653,793 $2,940,687 $3,254,392 $3,541,608 $3,837,440 $4,142,147 $4,455,995 $ 53,469, % 7.95% 8.80% 9.58% 10.38% 11.20% 12.05% % Allocation of IRR 2018 Opp CF 2019 Opp CF 2020 Opp CF 2021 Opp CF 2022 Opp CF 2023 Opp CF 2024 Opp CFSum of V Csh Flow Reversion $ 9,147,225 $ 9,460,931 $ 9,748,146 $ 10,043,978 $ 10,348,685 $ 10,662,534 $ 10,985,797 $ - $ 128,965,256 $ 6,913,535 $ 6,667,259 $ 6,869,665 $ 7,078,142 $ 7,292,874 $ 7,514,047 $ 7,741,856 $ 90,883,746 b $ 66,081,958 c 5.61% 5.41% 5.57% 5.74% 5.92% 6.10% 6.28% 53.62% 73.75% Return ON/OF Investment $ 1,653,793 $ 2,940,687 $ 3,254,392 $ 3,541,608 $ 3,837,440 $ 4,142,147 $ 4,455,995 $ 4,779,259 $ 53,469,737 ($36,950,512) ($34,009,825) ($30,755,433) ($27,213,825) ($23,376,385) ($19,234,238) ($14,778,242) ($9,998,983) $ 43,470,753 ON ON ON ON ON ON ON OF OF age 50 JHU racticum Spring 2012

51 VII. ROJECT MANAGEMENT LAN Developers are ultimately responsible for the finished project and how it will function and be managed over the life of the project. Due to the varied specialized skills needed to develop complex projects and the likelihood of one individual having all of these specialties, it s important to put together a team of consultants that can help design, build, and manage the various stages of the development process. Development Team Attorney Meyers, Rodbell & Rosenbaum,.A. With over forty years of collective experience, the land use attorneys at MR&R regularly represent zoning clients in rince George s County for the purpose of securing approval for the establishment of all types of industrial and commercial and residential uses. With their wealth of experience, MR&R zoning lawyers are familiar with the land development trends in rince George s County and have the capability to take sites through all phases of development including: Re-zonings; Special exceptions; Master plan and sectional map amendments; Subdivisions; Water and sewer category changes; Solid waste plan amendments; Site plan reviews; Variances; Obtaining permit approvals The governmental agencies MR&R routinely deals with include the rince George's County Council; departments within rince George's County Government; Maryland-National Capital ark and lanning Commission; rince George's County Board of Appeals; rince George's County Health Department; and municipalities located within rince George's County. Architect Brown Craig Turner Brown Craig Turner has developed a reputation for creating places for people and designs that resonate with and reinforce their surrounding community. While the breadth of our practice is expanding into mixed-use and multi-family residential projects, we continue to be recognized as leaders in the design of commercial projects for the retail, restaurant, hospitality and corporate office sectors. Today, BCT is a creative multi-disciplined design studio specializing in all aspects of master planning, architecture, interiors and graphics, and committed to adding value to our clients' projects through quality design. age 51 JHU racticum Spring 2012

52 Civil Engineer, Landscape Architecture, Surveying, Environmental Axiom Engineering Design Axiom Engineering Design (AED) is a 100% woman owned small business established in 2008 offering civil engineering, land surveying, landscape architecture and land planning services to government, commercial, and residential clients. Our staff is highly experienced in conceptual planning, design, project management and approvals of complex land development projects. Traffic Engineer The Traffic Group The Traffic Group, Inc. is a leading Traffic Engineering and Transportation lanning firm headquartered in Baltimore, Maryland. We provide consultation on all aspects of a project dealing with the movement of vehicles and pedestrians to, from and within the confines of a specified site or through a defined area. Our services include, but are not limited to: traffic engineering and transportation planning studies, expert testimony, roadway and parking lot design, and data collection services. Any one or all of our services may be utilized throughout various phases of a project. Our site contains an extensive representative list of clients and projects throughout the United States, as well as projects we have undertaken internationally. We have conducted over 6,000 projects. Structural Engineer Hope Furrer Associates Hope Furrer Associates, Inc. is a structural design and consulting firm specializing in architectural projects. Established in 1992, the firm has offices in Towson, Maryland and State College, ennsylvania. Hope Furrer Associates demonstrates its design expertise in the fields of corporate, commercial, and institutional developments. By employing state of the art technologies, we provide a full range of structural engineering services to architects, contractors, and developers. Hope Furrer Associates, Inc. is committed to providing structural engineering services with sensitivity to the architectural design objective. The firm pursues complete client satisfaction through strong design talent and an understanding of the client's needs. By utilizing a personalized approach to each building type, we provide high-quality services that are designed to meet the requirements of a diversified client base. age 52 JHU racticum Spring 2012

53 Geo-Technical Engineer Specialized Engineering Specialized Engineering provides engineering consulting services for projects in DC, DE, MD, A, VA, and WV for public and private sector clients in the areas of: Construction Materials Testing and Inspections Laboratory Testing and Analysis Geotechnical and Forensic Engineering Environmental Consulting These services are routinely provided from initial site selection to project design through construction. We offer our own laboratories and offer a computerized, real-time reporting system. General Contractor Harkins Builders Founded in 1965, Harkins Builders is an industry leader in providing professional preconstruction and construction management services for clients with negotiated and design-build construction projects. With annual revenues of $250 million and two locations serving the Mid-Atlantic region, Harkins offers a diversified portfolio of commercial, mixed-use, multifamily, healthcare, student housing, senior living, and military construction expertise. We have extensive experience in renovation and historical renovation projects, and working with federal, state, and local governments. Throughout our history, Harkins approach to negotiated and design-build contracts has been to combine our preconstruction expertise with professional onsite management. Clients in need of solid long-term projections have come to rely on our ability to make preliminary estimates become reality and to maximize quality for the least cost. Clients in need of quality projects delivered on time and within budget appreciate the experience and professionalism of our people. Our project managers and executives have an average tenure of over 22 years with Harkins. Brokerage Firm Transwestern Transwestern's experienced multifamily investment sales advisors serve the industry's leading multifamily investors in the pursuit of several objectives, including: maximizing the value of clients' investments, identifying strategic market opportunities and facilitating well-executed transactions. Retail real estate means much more than available square footage. Like the retail sector itself, real estate in this market is dynamic and multi-faceted on all levels. The right combination of visibility, foot traffic and proximity to complimentary tenants are what retailers are looking for. Ultimately, they seek the perfect site to access and attract clientele. Success demands a specialized point of view and a specific sensitivity ranging from identifying strategies that best suit the market to specific categories within retail. age 53 JHU racticum Spring 2012

54 Developing retail assets are often more capital intensive early on in their life cycle and property owners demand a deeply networked and proven team to perform in real estate transactions. Whether the property is prime urban retail, shopping center leasing, or complex retail portfolio management, Transwestern Retail offers a comprehensive range of services including marketing, design, demographics and market analysis. roperty Management Bozzuto Group Established 1988 Over $375 million in annual gross revenue A portfolio of more than 100 communities More than 70% of our portfolio is owned by third parties Active throughout the Mid-Atlantic and Northeast regions More than 50 diverse clients from national investment groups to regional private developers Experienced in all types of properties, from luxury urban high-rises to affordable, suburban garden communities The nation s 40th largest property management company Two-time NAHB Best roperty Management Company The best talent in the business 25% turnover (industry average is 60%) Built on integrity, backed by technology age 54 JHU racticum Spring 2012

55 VIII. CONCLUSIONS AND RECOMMENDATIONS This is an ambitious project, but if the properties can be assembled, there is a great chance that this could be a great project for the College ark area. Based on the location being so close to the University of Maryland campus, makes this project very possible. If and when the urple Metro Line is constructed adjacent to the project, the project value will increase significantly. This project would be one of the closest properties to the western portion of the University campus and would allow for a high end mixed-use to be constructed as the western area is built up. The project as proposed would certainly be the highest and best use for the area. The project would also propose a second phase which could be all residential or possibly a mix of uses which may include a small portion of office and/or retail. My recommendations are to assemble the properties necessary to develop the properties by negotiating the purchase and begin the subdivision process. This site has a better chance of success than some other nearby projects due to the location to campus and alternate routes of travel. This project could offer a competitive advantage over other sites in the area, and again, if the Metro is constructed, the value of this site will increase dramatically. Given the lengthy time needed for approvals and entitlements in rince George s County, consideration should be given to starting the project soon. If this project was started before July 2012, it would be possible that the development could open by the end of 2014 to the beginning of This timing coincides with the proposed urple Line Metro line and station breaking ground in 2015 with construction possibly being complete by It is also likely that the project could wait an additional year or so before beginning full entitlements, design, and then construction, but it is suggested that the land be tied soon, before this opportunity disappears. This project lends itself to a longer hold than 10 years, if larger returns are desired. age 55 JHU racticum Spring 2012

56 IX. Bibliography A Coalition for Smarter Growth Report. (2010). Invest in rince George's: Discover the potential of rince George's 15 Metro Stations. A Coalition for Smarter Growth Report. Anderson Strickler, LLC. (2011) Student Housing Market Analysis: University of Maryland, College ark. Gaithersburg: Anderson Strickler, LLC. Associates, Delta. (2012). Washington Area Retail Outlook - First Quarter Washington, DC: Delta Associates. City of College ark - Economic Development. (2012) College ark Real Estate Roundtable. College ark: City of College ark. City of College ark, Economic Development. (2012). College ark Business Inventory & Analysis for College ark: City of College ark, Economic Development. Deloitte, RERC, NAR. (2012). Expectations & Market Realities in Real Estate New Foundations in an Uncertain World. Chicago: Real Estate Research Corporation. Delta Associates. (2012). An Overview of the Washington/Baltimore Condominium Market. Alexandria: Delta Associates. Delta Associates. (2012). Trendlines TwnetyTwelve. Alexandria: Delta Associates. Marcus & Millichap. (2011). Annual Report: Strong Interest in the District ersists while Institutions Comb Suburbs for Large Assets. Marcus & Millichap. Marcus & Millichap. (2011). Report: Retail Vacancy to Fall Well Below National Level... Marcus & Millichap. Marcus & Millichap. (2012). Hospitality Research Quarterly Update. Marcus & Millichap. Maryland State Highway Administration. (2011) Traffic Volume Maps by County. Baltimore: Maryland SHA. Report, Delta Associates Washington/Baltimore Condominium Market. (2012). An Overview of the Washington Apartment Market - First Quarter Washington, DC: Delta Associates. Robert Charles Lesser & Company (RCLCO). (2010, June 11). Transit-Oriented Development: Framing the Future of rince George's County. rince Georg'es County Economic Forum. Maryland: Robert Charles Lesser & Company (RCLCO). Smartergrowth.net. (2012). Invest in rince George's - A Resource Document for Investors. Retrieved April 2012, from The Maryland-National Capital ark & lanning Commission. (2002). rince George's County Approved General lan. M-NCC. University of Maryland. (2011). Facilities Master lan College ark: University of Maryland. age 56 JHU racticum Spring 2012

57 AENDIX Existing and roposed roperty Assemblage

58 roperty arcel Information age 2 JHU racticum Appendix Spring 2012

59 age 3 JHU racticum Appendix Spring 2012

60 age 4 JHU racticum Appendix Spring 2012

61 age 5 JHU racticum Appendix Spring 2012

62 Zoning and Development Regulations age 6 JHU racticum Appendix Spring 2012

63 age 7 JHU racticum Appendix Spring 2012

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66 Sec urposes. DIVISION 2. SECIFIC MIXED USE ZONES. SUBDIVISION 1. M-X-T ZONE (MIXED USE - TRANSORTATION ORIENTED). (a) The purposes of the M-X-T Zone are: (1) To promote the orderly development and redevelopment of land in the vicinity of major interchanges, major intersections, major transit stops, and designated General lan Centers so that these areas will enhance the economic status of the County and provide an expanding source of desirable employment and living opportunities for its citizens; (2) To implement recommendations in the approved General lan, Master lans, and Sector lans, by creating compact, mixed-use, walkable communities enhanced by a mix of residential, commercial, recreational, open space, employment, and institutional uses; (3) To conserve the value of land and buildings by maximizing the public and private development potential inherent in the location of the zone, which might otherwise become scattered throughout and outside the County, to its detriment; (4) To promote the effective and optimum use of transit and reduce automobile use by locating a mix of residential and non-residential uses in proximity to one another and to transit facilities to facilitate walking, bicycle, and transit use; (5) To facilitate and encourage a twenty-four (24) hour environment to ensure continuing functioning of the project after workday hours through a maximum of activity, and the interaction between the uses and those who live, work in, or visit the area; (6) To encourage an appropriate horizontal and vertical mix of land uses which blend together harmoniously; (7) To create dynamic, functional relationships among individual uses within a distinctive visual character and identity; (8) To promote optimum land planning with greater efficiency through the use of economies of scale, savings in energy, innovative stormwater management techniques, and provision of public facilities and infrastructure beyond the scope of single-purpose projects; (9) To permit a flexible response to the market and promote economic vitality and investment; and (10) To allow freedom of architectural design in order to provide an opportunity and incentive to the developer to achieve excellence in physical, social, and economic planning. (CB ; CB ; CB ) Sec Uses. The uses allowed in the M-X-T Zone are as provided for in the Table of Uses (Division 2 of this art), including the mix of uses required by Section (d). (CB ) Sec Regulations. (a) Except as provided in Subsection (b), additional regulations concerning the location, size, and other provisions for all buildings and structures in the M-X-T Zone are as provided for in Divisions 3 and 4 of this art, General (art 2), Off-Street arking and Loading (art 11), Signs (art 12), and the Landscape Manual. (b) For property placed in the M-X-T Zone through a Sectional Map Amendment or through a Zoning Map Amendment intended to implement land use recommendations for mixed-use development age 10 JHU racticum Appendix Spring 2012

67 recommended by a Master lan or Sector lan that is approved after October 1, 2006, and for which a comprehensive land use planning study was conducted by Technical Staff prior to initiation: (1) The design guidelines or standards intended to implement the development concept recommended by the Master lan, Sector lan, or the Sectional Map Amendment Zoning Change, and a referenced exhibit of record for the property shall provide guidance for the development regulations to be incorporated into the Conceptual Site lan. (2) The limitations on the maximum percentages of townhouses contained in Section (b)(7), footnote 7 and the lot size and lot width requirements in Section (h) shall not apply. However, the lanning Board or District Council may impose similar restrictions where appropriate, only to implement the recommendations of the Master lan or Sector lan. (c) Notwithstanding the provisions of Section , a grading permit may be issued as long as it is in conformance with an approved Conceptual Site lan. (d) Mixed-Use lanned Community regulations. (1) A Mixed Use lanned Community shall conform to the purposes, regulations, and required findings and review process set forth in Division 2 of this art, Subdivision 6, for the M-X-T Zone. (2) It shall include retail, residential and office/employment uses. The use mixture shall consist of the following, based on the total gross floor area for residential, retail and office combined: TOTAL GROSS FLOOR AREA MIN. MAX. Residential (at least two different types) 50% 70% Retail 10% 20% Office/Employment 20% 40% (3) It may include hotel uses. Hotel use is not included in the residential, retail or office/employment categories for purposes of calculating gross floor area for percentages of use. There is no percentage restriction applied to the hotel uses. (4) It shall provide at least one institutional or civic use, shall have an integrated network of streets, sidewalks, and open space, public or private, and shall give priority to public space and appropriate placement of institutional and civic uses. (5) Where a conflict arises between E-I-A Zone requirements and M-X-T Zone requirements, the M-X-T requirements shall be followed. (6) The community shall be focused on a central public space that is surrounded by a combination of commercial, civic, cultural or recreational facilities. (A) The space shall be a minimum of twenty-five (25) acres, and may include a lake. (B) It shall be designed with adequate amenities to function as a fully shared space for the entire community. (7) The community shall contain additional, linked open space in the form of squares, greens and parks that are accessible, visible, safe and comfortable. (A) The open spaces should provide a variety of visual and physical experiences. (B) Some of these open spaces should be bordered by buildings and be visible from streets and buildings. (8) The retail uses shall be designed to: (A) Create a sense of place by: creating a design that is preferably a village or main street theme; providing amenities such as plazas, parks, recreational opportunities, entertainment and cultural activities, public services and dining; and providing attractive project gateways and public spaces. (B) Create outdoor amenities, such as brick pavers, tree grates, decorative lighting, signs, banners, high quality street furniture and extensive landscaping, including mature trees. (C) Create attractive architecture by: using high quality building materials such as stone, brick or split-face block, and providing architectural elements such as façade articulation in fifty age 11 JHU racticum Appendix Spring 2012

68 (50) foot to seventy-five (75) foot increments, second floor levels, dormer windows, canopies, arcades, varied roofscapes and customized shopfronts to create a street-like rhythm. (D) romote attractiveness by doing things such as surrounding "big box" stores with "sleeves" of retail and service uses to minimize blank walls and dead spaces; designing attractive, quality façades of all commercial buildings on all four sides where the façade is visible from public space; and completely screening loading, service, trash, HVAC and other unsightly functions. (E) Creating a retail area where: pedestrians may travel with ease, with attractive walkways and continuous street front experiences to maximize the quality of the pedestrian environment; all uses are connected by sidewalks; crosswalks run through and across the parking lots and drive aisles to connect all buildings and uses; sidewalks are wide, appealing, shaded and configured for safe and comfortable travel; pedestrian walkways are separated from vehicular circulation by planting beds, raised planters, seating walls, on-street parallel parking and/or structures; walking distances through parking lots are minimized and located to form logical and safe pedestrian crossings, and walkways are made more pedestrian-friendly through the use of arcades, canopies, street trees, benches and tables and chairs. (F) Shield and enhance the surrounding view through techniques such as screening views of parking lots along the main frontal streets with fifty (50) to one hundred (100) foot wide green bermed and landscaped strips, or a low brick (or other quality material) wall, in order to screen parking from the public frontage streets, and ensuring that attractive buildings and limited signage are to be visible from the public frontage streets. (G) Minimize expanse of parking lots through the use of shared parking, structured parking or decks, landscape islands or the location of buildings and streets. (H) rovide a hierarchy of pedestrian-scaled, direct and indirect, high quality, energy efficient lighting that illuminates walkways, ensures safety, highlights buildings and landmark elements, and provides sight lines to other retail uses. (I) Create a signage package for high quality signs and sign standards and requirements for all retail and office tenants and owners, which shall address size, location, square footage, materials, logos, colors and lighting. For office and retail uses, a Conceptual Site lan for Signage shall be approved prior to release of any sign permits. All sign permits shall conform to the approved Conceptual Site lan for Signage. (J) Enhance retail pad sites designs to be compatible with the main retail component. If the retail pad sites are located along the public frontage streets, parking shall be located to the rear and sides of the pad sites. (K) Green areas should be provided between pad sites. (L) Restaurants should have attractive outdoor seating areas with views of the central public space/lake or other natural features. (9) Residential uses shall meet the following design standards: (A) Single family detached. (i) There shall be a range of lot sizes, with a minimum square footage on any lot of two thousand, two hundred (2,200) square feet of finished living space. (ii) At least twenty percent (20%) of the houses shall be a minimum of two thousand, six hundred (2,600) square feet of finished living space. (iii) Garages may not dominate the streetscape, and all garages shall either be detached, located in the rear (accessible by alleys or front street), attached and set back a minimum of eight (8) feet from the front façade, or attached and side entry. (iv) All streets, whether public or private, shall have sidewalks. (B) Multifamily. (i) Building materials shall be high quality, enduring and distinctive. (ii) Use of siding should be limited. (iii) A significant number of amenities such as are typically provided for luxury rental and condo projects shall be provided. (e) Regional Urban Community Regulations. age 12 JHU racticum Appendix Spring 2012

69 (1) A Regional Urban Community shall conform to the definitions, regulations, and requirements set forth in Sections , , and of the Zoning Ordinance. (2) In addition to the definition, regulations, and other requirements set forth in Sections , , and of this Code, the following regulations shall apply to a Regional Urban Community in the M-X-T Zone: (A) The maximum percentage of attached dwelling units, which includes but is not limited to townhouses, two over twos and triplexes, shall be fifty percent (50%) of the total units in the project; (B) For Regional Urban Community developments in the M-X-T Zone, the woodland conservation and afforestation thresholds shall be fifteen percent (15%) with no requirement for on-site mitigation. A fee-in-lieu of $0.30 per square foot shall be required. (C) Innovative stormwater management techniques may be used upon a finding that the techniques meet the purpose of the M-X-T Zone as set forth in Section (a)(2), including but not limited to the utilization of stream channel and floodplain enhancement and restoration. Stream restoration may be utilized to meet channel protection and water quality volumes. (D) No setback shall be required from the 100-year floodplain to the lot line. There shall be a twenty-five (25) foot setback from the building to the 100-year floodplain for residences as a building restriction line as set forth in Section (E) The maximum number of townhouse dwelling units per building group shall be ten (10). No more than thirty percent (30%) of the building groups shall contain nine (9) to ten (10) dwelling units. All other townhouse building groups shall contain no more than eight (8) dwelling units. (F) The number of parking spaces required in the core area of the Regional Urban Community are to be calculated by the applicant and submitted for lanning Board approval at the time of Detailed Site lan approval. The applicant shall submit the methodology, assumptions, and data used in performing the calculations with the Detailed Site lan. The number of parking spaces within the core area of the Regional Urban Community shall be calculated based on the procedures described in Sections (b) and (c). (G) End units on townhouse building groups shall be a minimum of twenty (20) feet in width and the minimum building width of a contiguous attached townhouse building group shall be sixteen (16) feet per unit. A variety of townhouse sizes shall be provided, with a minimum gross living space of a townhouse unit shall be 1,500 square feet except that ten percent (10%) of the townhouse units may be reduced to 1,200 square feet. (H) The minimum front setback from any public or private right-of-way may be reduced to seven (7) feet. In the core area, the public maintenance shall be one foot from back-of-curb to one foot to back-of-curb. (CB ; CB ; CB ; CB ; CB ; CB ; CB ) Sec Optional method of development. (a) urposes. (1) Under the optional method of development, greater densities shall be granted, in increments of up to a maximum floor area ratio of eight (8.0), for each of the uses, improvements, and amenities (listed in Subsection (b)) which are provided by the developer and are available for public use. The presence of these facilities and amenities is intended: (A) To make possible a livable environment capable of supporting the greater density and intensity of development permitted; (B) To encourage a high degree of urban design; (C) To increase pedestrian-oriented activities and amenities; and (D) To provide uses which encourage a lively, twenty-four (24) hour cycle for the development. (b) Bonus incentives. age 13 JHU racticum Appendix Spring 2012

70 (1) Open arcade. (A) Three (3) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of open arcade provided. For the purpose of this incentive, an open arcade is a continuous, covered area (excluding areas covered by such things as canopies), located along the perimeter of a building and designed for pedestrian uses. The arcade shall adjoin a street, plaza, or court and, except for the columns, piers, or arches which support the building or roof, the arcade shall be open to the street, plaza, or court. An open arcade shall have an unobstructed passageway at least ten (10) feet wide for its entire length. If an open arcade adjoins a street, it shall (at both ends) connect with other open arcades or be a part of a continuous sidewalk along the street. (2) Enclosed pedestrian space. (A) Four (4) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of enclosed pedestrian space provided. For the purpose of this incentive, an enclosed pedestrian space is a wholly enclosed area located within a building and designed for pedestrian use. The space may be covered by a roof of a transparent material which exposes the area to natural light. The enclosed pedestrian area shall be directly accessible to the public, have a minimum ceiling height of twenty (20) feet, and have at least one thousand two hundred (1,200) square feet of gross floor area. The space shall be appropriately lighted, and at least three (3) of the following shall be provided: balconies with inter-floor connections; planting or landscaping; ornamental fountains; statuary; furniture; kiosks; works of art; overhead banners, pennants, mobiles, or other decorative elements; or other similar features. (3) Theater. (A) Four (4) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of theater or other performing arts facility containing a minimum of one hundred fifty (150) seats. (4) Residential use. (A) Additional gross floor area equal to a floor area ratio (FAR) of one (1.0) shall be permitted where twenty (20) or more dwelling units are provided. (5) Rooftop activities. (A) One (1) gross square foot shall be permitted to be added to the gross floor area of the building for each one (1) square foot of landscaped rooftop provided. The area shall be accessible to the public and shall contain observation and sitting areas. (B) One (1) gross square foot shall be permitted to be added to the gross floor area of the building for each one (1) square foot of restaurant with outdoor seating, or for each one (1) square foot of outdoor recreational facilities, provided on the rooftop. (6) Outdoor plaza. (A) Eight (8) gross square feet shall be permitted to be added to the gross floor area of the building for every one (1) square foot of outdoor plaza provided. The plaza shall be open to the sky, except for street furniture, landscaping, or similar items, or any sun or rain shades (not including open arcades) which cover not more than twenty percent (20%) of the plaza area. The plaza shall reflect a high degree of urban design which encourages a variety of human activities, such as walking and sitting in a pleasant public space. The plaza, and any buildings on the south side of the plaza, shall be arranged and designed to admit sunlight to the plaza. The plaza shall contain extensive plantings, a range of seating options, other street furniture, and works of art or water features, such as statuary, fountains, and pools. The plaza shall be surfaced in textured concrete, masonry, ceramic paving units, wood, or other approved special surfacing material. Lighting shall be furnished which provides for both safety and visual effect. The minimum size of a plaza shall be eighty (80) feet by one hundred (100) feet. (CB ) Sec Site plans. age 14 JHU racticum Appendix Spring 2012

71 (a) A Conceptual Site lan and a Detailed Site lan shall be approved for all uses and improvements, in accordance with art 3, Division 9, of this Subtitle. (b) In addition to the information required by art 3, Division 9, for Conceptual Site lans, the following information shall be included on lans in the M-X-T Zone: (1) A general description of the pedestrian system proposed; (2) The proposed floor area ratio; (3) The type and location of uses proposed, and the range of square footage anticipated to be devoted to each; (4) A general description of any incentives to be used under the optional method of development; (5) Areas proposed for landscaping and screening; (6) The proposed sequence of development; and (7) The physical and functional relationship of the project uses and components. (8) roperty placed in the M-X-T Zone by a Sectional Map Amendment shall provide supporting evidence which shows whether the proposed development will exceed the capacity of transportation facilities that are existing, are under construction, for which one hundred percent (100%) of construction funds are allocated within the adopted County Capital Improvement rogram or within the current State Consolidated Transportation rogram, will be provided by the applicant, or are incorporated in a specific public facilities financing and implementation program. (c) In addition to the information required by art 3, Division 9, for Detailed Site lans, the following information shall be included on lans in the M-X-T Zone: (1) The proposed drainage system; (2) All improvements and uses proposed on the property; (3) The proposed floor area ratio of the project, and detailed description of any bonus incentives to be used; and (4) Supporting evidence which shows that the proposed development will be adequately served within a reasonable period of time with existing or programmed public facilities shown in the adopted County Capital Improvement rogram or within the current State Consolidated Transportation rogram, will be provided by the applicant, or are incorporated in a specific public facilities financing and implementation program, if more than six (6) years have elapsed since a finding of adequacy was made at the time of rezoning through a Zoning Map Amendment, Conceptual Site lan approval, or preliminary plat approval, whichever occurred last. (d) In addition to the findings required for the lanning Board to approve either the Conceptual or Detailed Site lan (art 3, Division 9), the lanning Board shall also find that: (1) The proposed development is in conformance with the purposes and other provisions of this Division; (2) For property placed in the M-X-T Zone through a Sectional Map Amendment approved after October 1, 2006, the proposed development is in conformance with the design guidelines or standards intended to implement the development concept recommended by the Master lan, Sector lan, or Sectional Map Amendment Zoning Change; (3) The proposed development has an outward orientation which either is physically and visually integrated with existing adjacent development or catalyzes adjacent community improvement and rejuvenation; (4) The proposed development is compatible with existing and proposed development in the vicinity; (5) The mix of uses, arrangement and design of buildings and other improvements, and provision of public amenities reflect a cohesive development capable of sustaining an independent environment of continuing quality and stability; (6) If the development is staged, each building phase is designed as a self-sufficient entity, while allowing for effective integration of subsequent phases; age 15 JHU racticum Appendix Spring 2012

72 (7) The pedestrian system is convenient and is comprehensively designed to encourage pedestrian activity within the development; (8) On the Detailed Site lan, in areas of the development which are to be used for pedestrian activities or as gathering places for people, adequate attention has been paid to human scale, high quality urban design, and other amenities, such as the types and textures of materials, landscaping and screening, street furniture, and lighting (natural and artificial); and (9) On a Conceptual Site lan for property placed in the M-X-T Zone by a Sectional Map Amendment, transportation facilities that are existing; that are under construction; or for which one hundred percent (100%) of construction funds are allocated within the adopted County Capital Improvement rogram, or the current State Consolidated Transportation rogram, will be provided by the applicant, or are incorporated in an approved public facilities financing and implementation program, will be adequate to carry anticipated traffic for the proposed development. The finding by the Council of adequate transportation facilities at the time of Conceptual Site lan approval shall not prevent the lanning Board from later amending this finding during its review of subdivision plats. (10) On the Detailed Site lan, if more than six (6) years have elapsed since a finding of adequacy was made at the time of rezoning through a Zoning Map Amendment, Conceptual Site lan approval, or preliminary plat approval, whichever occurred last, the development will be adequately served within a reasonable period of time with existing or programmed public facilities shown in the adopted County Capital Improvement rogram, within the current State Consolidated Transportation rogram, or to be provided by the applicant. (11) On a property or parcel zoned E-I-A or M-X-T and containing a minimum of two hundred fifty (250) acres, a Mixed-Use lanned Community including a combination of residential, employment, commercial and institutional uses may be approved in accordance with the provisions set forth in this Section and Section (CB ; CB ; CB ; CB ) Sec Uses permitted. DIVISION 3. USES ERMITTED. (a) No use shall be allowed in the Mixed Use Zones, except as provided for in the Table of Uses. In the table, the following applies: (1) The letter "" indicates that the use is permitted in the zone indicated. (2) The letters "SE" indicate that the use is permitted, subject to the approval of a Special Exception in accordance with art 4 of this Subtitle. (3) The letters "A" indicate that the use is permitted, subject to the following: (A) There shall be no entrances to the use directly from outside the building; (B) No signs or other evidence indicating the existence of the use shall be visible from the outside of the building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and (C) The use is secondary to the primary use of the building; (4) The letters "B" indicate that the use is permitted, subject to the following: (A) The use shall be related to, dependent on, and secondary to a principal use on the premises; (B) The use shall be located on the same record lot as the principal use; (C) The use shall not be located within a building not occupied by the principal use; and (D) The floor area of any building (and the land area occupied by any structure other than a building) devoted to the use shall not exceed an area equal to forty-five percent (45%) of the gross floor area of the building within which the principal use is located. (5) The letters "S" indicate that the use is permitted subject to the approval of a Special ermit, in accordance with Section age 16 JHU racticum Appendix Spring 2012

73 (6) The letter "X" or a blank (unless otherwise clear from the context) indicates that the use is prohibited. (7) All uses not listed are prohibited. (8) Whenever the table refers to an allowed use, that use is either permitted (), permitted by Special Exception (SE), permitted by Special ermit (S), or permitted as a (A) or (B) use, as accordingly listed in the zone in which it is allowed. (CB ; CB ) (b) TABLE OF USES. ZONE USE M-X-T M-X-C (1) COMMERCIAL: All Types Offices and Research Banks, savings and loan association, or other savings or lending institution Bulk Retailing (CB ) Check Cashing Business (CB ) X 9 X SE 11 SE 11 Data processing facilities Eating or Drinking Establishments Offices (may include a private spa in a medical practitioner's office or medical clinic) Research, development, and testing laboratory (may include testing facilities and equipment), medical or dental laboratory 6 Services and Trade (Generally Retail): Barber or beauty shop Blue printing, photostating, or other photocopying establishment Book (except adult book store), camera, gift, jewelry, music, souvenir, or other specialty store not specifically listed (CB ) Buying of items within guest rooms or vehicles, pursuant to Section (a)(2) X X Department store X et grooming establishment (CB ) Dry cleaning or laundry establishment Drug paraphernalia display or sales, pursuant to Section (a) X X Drug store Food or beverage store (CB ) Gas station: (A) With or without a service center for minor repairs (placed underground or in a wholly enclosed structure) (B) With or without a service center, and may include a car wash (CB ) Hardware store (CB ) X Hobby shop age 17 JHU racticum Appendix Spring 2012

74 ZONE USE M-X-T M-X-C et (sales) shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor (CB ) hotographic supply store rivate Automobile and Other Motor Vehicle Auctions (CB ) Seafood market (CB ) Seasonal decorations display and sales as a temporary use, in accordance with Sections and X 12 X Studio for artistic practice Repair shops for small items (such as bicycles, watches, clothing, and shoes) (CB ) Valet shop Variety or dry goods store X Veterinary clinic (CB ) Waterfront Entertainment/Retail Complex (CB ) (2) INDUSTRIAL: Manufacturing, fabrication, assembly or repair of the following, from materials or parts previously produced elsewhere: X Artist's supplies and equipment X Business machines X Drafting supplies and equipment X Electrical and electronic equipment and component parts for radio, television, telephone, computer, and similar equipment X Jewelry and silverware X Musical instruments X Optical equipment and supplies X hotographic developing and processing establishment X hotographic equipment and supplies X Scientific and precision instruments, devices, and supplies X Small electrical household appliances (including televisions, but excluding refrigerators and the like) X Surgical, medical, and dental instruments, devices, and supplies X Toys, sporting and athletic equipment (excluding ammunition, firearms, and fireworks) X Watches, clocks, and similar timing devices X Wearing apparel X Where not otherwise specifically permitted, any use allowed in the I-1 Zone (excluding those permitted by Special Exception) (CB ) (3) INSTITUTIONAL/EDUCATIONAL: Adult day care facility (CB ) 10 X age 18 JHU racticum Appendix Spring 2012

75 ZONE USE M-X-T M-X-C Assisted Living Facility, subject to the requirements of Section (CB ) Church or similar place of worship, convent, or monastery (CB ) Day care center for children (CB ) X Eleemosynary or philanthropic institution (excluding hospital) Family day care Modular classroom as a temporary use, in accordance with Sections and (CB ) Nursing or Care Home (CB ) X School, private or public, all types (which may include private spas) Small group child care center (CB ) (4) MISCELLANEOUS: Accessory structures and uses Cemetery, accessory to a church, convent, or monastery 5 (CB ) Home occupations (except in multifamily dwellings) Metro lanned Community (CB ) Mixed Use lanned Community; list of permitted uses is the same as in the M-X-T Zone (CB ) Mobile home, with use for which amusement taxescollected 2 X Other uses of appropriate size, which can be justified as similar to one of the uses listed in this Section Real estate subdivision sales office as a temporary use, in accordance with Sections and Regional Urban Community (CB ) Signs, in accordance with art 12 Temporary contractor's office (must include sanitary facilities), construction yard, construction shed, or storage building, in connection with a construction project on the same property; provided no item stored or assembled there is offered for sale at the location, and in accordance with Sections and (5) UBLIC/QUASI UBLIC: Library ost office X X X ublic building and use, if not otherwise specified (CB ) Sanitary Landfill or rubble fill (CB ) X X X Volunteer fire, ambulance, or rescue station 1 age 19 JHU racticum Appendix Spring 2012

76 ZONE USE M-X-T M-X-C (6) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL: Community building Convention center X Exhibition halls and facilities X Golf course or country club (CB ) Indoor theater or recital hall Marina: (A) In accordance with Sections (a) and SE (B) All others (CB ; CB ) SE SE Museum, art gallery, aquarium, cultural center, or similar facility (noncommercial) Outdoor exhibition, displays, entertainment, or performance ark, playground, or other outdoor recreational area rivate club or service organization Recreational or entertainment establishment (commercial or noncommercial) Reducing/exercise salon or health club Skating facility (CB ) Spa, community Spa, private Spa, public, accessory to hotel, motel, reducing/exercise salon, health club, or swimming pool Swimming pool (indoor or outdoor) commercial or noncommercial (CB ) Tennis, basketball, handball, or similar court (indoor or outdoor) commercial or noncommercial (CB ) Tourist home (CB ) (7) RESIDENTIAL/LODGING: Country inn (CB ) Dwellings, all types (except mobile homes) (CB ) Flag lot development, subject to the provisions of Section of Subtitle 24 (CB ) 7 X Group residential facility for up to 8 mentally handicapped dependent persons Hotel or motel (8) TRANSORTATION/ARKING/COMMUNICATIONS/UTILITIES: Heliport SE Helistop (CB ) SE age 20 JHU racticum Appendix Spring 2012

77 ZONE USE M-X-T M-X-C arking lot or garage, or loading area, in accordance with art 11 arking of mobile home in public rights-of-way 3 X X arking of mobile home not otherwise provided for X X assenger transportation station or depot (such as rapid transit station, bus stop, taxi or auto rental stand) ublic utility use or structure: (A) Railroad yard, round house, car barn, and freight station X X (B) All others Radio or television broadcasting studio X Satellite dish antenna, in accordance with Section : (A) Up to 10 feet in diameter, to serve only 1 dwelling unit X (B) Over 10 feet in diameter, to serve only 1 dwelling unit SE X (C) All others (CB ) Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically authorized 4 (CB ) X X X Telegraph or messenger service Tower, pole, or antenna (electronic, radio, or television, transmitting or receiving), except a public utility structure or a satellite dish antenna: 8 (A) Maximum of 150 feet (B) Exceeding 150 feet (CB ; CB ) SE SE 1 rovided the site is either: (A) In the proximity of an area designated as a fire or rescue station on an approved Functional Master lan of Fire and Rescue Stations; (B) In a location which the Fire Chief has indicated (in writing) is appropriate; or (C) Is occupied by a station that was in use immediately prior to July 1, The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with County or State regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. rivate events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB ) age 21 JHU racticum Appendix Spring 2012

78 2 rovided: (A) The mobile home is located on a lot having a net area of at least five (5) acres; (B) The use of the mobile home is in connection with another use on the property for which the County levies or collects an amusement tax. (C) The occupants of the mobile home are employed by, or reasonably connected with, the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks when the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. 3 Except in an emergency. In this case the parking shall be subject to the traffic and parking regulations applicable to the right-of-way. 4 This shall not apply to: (A) Storage accessory (and related) to an allowed use; or (B) One (1) such vehicle stored in a wholly enclosed garage. 5 rovided both uses were existing as of January 1, (CB ) 6 Accessory uses such as light manufacturing, assembly service, repair, or warehousing associated with this use are permitted. (CB ) 7 Except as provided in Section (b), for development pursuant to a Detailed Site lan for which an application is filed after December 30, 1996, the number of townhouses shall not exceed 20% of the total number of dwelling units in the total development. This townhouse restriction shall not apply to townhouses on land any portion which lies within one-half (½) mile of an existing or planned mass transit rail station site operated by the Washington Metropolitan Area Transit Authority and initially opened after January 1, (CB ; CB ; CB ) 8 Any related telecommunications equipment building shall be screened by means of landscaping or berming to one hundred percent (100%) opacity. (CB ) 9 Bulk retailing may be permitted as part of a Detailed Site lan for a planned mixed use development which, at a minimum, includes other commercial retail uses (at least one (1) of which shall be a freestanding use consisting of a minimum of seventy-five thousand (75,000) square feet) as well as commercial office uses. (CB ) 10 rovided: (A) The property was rezoned from the I-1 Zone to the M-X-T Zone through a Sectional Map Amendment approved after January 1, 2007; and (B) All or part of the property is located within an airport noise zone subject to noise measuring a minimum of seventy (70) dba at the time the property was zoned M-X-T. (CB ) Editor's Note: ursuant to Section 2 of CB , this Ordinance shall be abrogated and no longer effective after July 9, 2012, at which time, the use(s) then located on the property or for which permits were issued pursuant to this Ordinance shall be deemed nonconforming. 11 Businesses with a valid state license for check cashing issued prior to September 1, 2009 may continue as a matter of right and shall not be deemed nonconforming. Any change in tenant or ownership of the check cashing business requires approval of a special exception for this use prior to issuance of the Use & Occupancy permit. (CB ) 12 Any private automobile and other motor vehicle auction operating in the M-X-T Zone prior to January 1, 2011, shall have until January 1, 2013, to cease all auction operations on the property. (CB ) DIVISION 4. REGULATIONS. age 22 JHU racticum Appendix Spring 2012

79 Sec M-X-T Zone. (a) Maximum floor area ratio (FAR): (1) Without the use of the optional method of development FAR; and (2) With the use of the optional method of development FAR. (b) The uses allowed in the M-X-T Zone may be located in more than one (1) building, and on more than one (1) lot. (c) Except as provided for in this Division, the dimensions for the location, coverage, and height of all improvements shown on an approved Detailed Site lan shall constitute the regulations for these improvements for a specific development in the M-X-T Zone. (d) Landscaping, screening, and buffering of development in the M-X-T Zone shall be provided pursuant to the provisions of the Landscape Manual. Additional buffering and screening may be required to satisfy the purposes of the M-X-T Zone and to protect the character of the M-X-T Zone from adjoining or interior incompatible land uses. (e) In addition to those areas of a building included in the computation of gross floor area (without the use of the optional method of development), the floor area of the following improvements (using the optional method of development) shall be included in computing the gross floor area of the building of which they are a part: enclosed pedestrian spaces, theaters, and residential uses. Floor area ratios shall exclude from gross floor area that area in a building or structure devoted to vehicular parking and parking access areas (notwithstanding the provisions of Section ). The floor area ratio shall be applied to the entire property which is the subject of the Conceptual Site lan. (f) rivate structures may be located within the air space above, or in the ground below, public rights-of-way. (g) Each lot shall have frontage on, and direct vehicular access to, a public street, except lots for which private streets or other access rights-of-way have been authorized pursuant to Subtitle 24 of this Code. (h) Townhouses developed pursuant to a Detailed Site lan for which an application is filed after December 30, 1996, shall be on lots at least one thousand eight hundred (1,800) square feet in size, and shall have at least sixty percent (60%) of the full front facades constructed of brick, stone, or stucco. In addition, there shall be no more than six (6) townhouses per building group, except where the applicant demonstrates to the satisfaction of the lanning Board or District Council, as applicable, that more than six (6) dwelling units (but not more than eight (8) dwelling units) would create a more attractive living environment or would be more environmentally sensitive. In no event shall the number of building groups containing more than six (6) dwelling units exceed twenty percent (20%) of the total number of building groups in the total development, and the end units on such building groups shall be a minimum of twenty-four (24) feet in width. The minimum building width in any continuous, attached group shall be twenty (20) feet, and the minimum gross living space shall be one thousand two hundred and fifty (1,250) square feet. For the purposes of this Subsection, gross living space shall be defined as all interior building space except the garage and unfinished basement or attic area. The minimum lot size, maximum number of units per building group and percentages of such building groups, and building width requirements and restrictions shall not apply to townhouses on land any portion which lies within one-half (½) mile of an existing or planned mass transit rail station site operated by the Washington Metropolitan Area Transit Authority and initially opened after January 1, In no event shall there be more than ten (10) dwelling units in a building group and no more than two (2) building groups containing ten (10) dwelling units. For purposes of this section, a building group shall be considered a separate building group (even though attached) when the angle formed by the front walls of two (2) adjoining rows of units is greater than forty-five degrees (45 o ). Except that, in the case of a Mixed-Use lanned Community, there shall be no more than eight (8) townhouses per building group, except when the applicant demonstrates to the satisfaction of the lanning Board or District Council, as applicable, that more than eight (8) dwelling units (but not more than ten (10) dwelling units) would create a more attractive living environment or would be more environmentally sensitive. In no event shall the number of building age 23 JHU racticum Appendix Spring 2012

80 groups containing more than eight (8) dwelling units exceed twenty percent (20%) of the total number of building groups in the total development, and the end units on such building groups shall be a minimum of twenty-four (24) feet in width. The minimum building width in any continuous, attached group shall be twenty-two (22) feet, and the minimum gross living space shall be one thousand two hundred and fifty (1,250) square feet. For the purposes of this Subsection, gross living space shall be defined as all interior building space except the garage and unfinished basement or attic area. Garages may not dominate the streetscape. Garages that are attached or incorporated into the dwelling shall be set back a minimum of four (4) feet from the front façade and there shall not be more than a single garage, not to exceed ten (10) feet wide, along the front façade of any individual unit. Garages are preferred to be incorporated into the rear of the building or freestanding in the rear yard and accessed by an alley. Sidewalks are required on both sides of all public and private streets and parking lots. At the time of Detailed Site lan, the District Council may approve a request to substitute townhouses, proposed for development as condominiums, for multifamily dwellings that were required as a condition of approval in a Conceptual Site lan approved prior to April 1, Such substitution shall not require a revision to any previous plan approvals. Further, such townhouses are subject to all other requirements of the Zoning Ordinance. (i) The maximum height of multifamily buildings shall be one hundred and ten (110) feet. This height restriction shall not apply within any Transit District Overlay Zone, designated General lan Metropolitan or Regional Centers, or a Mixed-Use lanned Community. (j) As noted in Section (b), which references property placed in the M-X-T Zone through a Sectional Map Amendment approved after October 1, 2006, and for which a comprehensive land use planning study was conducted by Technical Staff prior to initiation, regulations for Conceptual or Detailed Site lans (such as, but not limited to density, setbacks, buffers, screening, landscaping, height, recreational requirements, ingress/egress, and internal circulation) should be based on the design guidelines or standards intended to implement the development concept recommended by the Master lan, Sector lan, or the Sectional Map Amendment Zoning Change and any referenced exhibit of record for the property. This regulation also applies to property readopted in the M-X-T Zone through a Sectional Map Amendment approved after October 1, 2006 and for which a comprehensive land use planning study was conducted by Technical Staff prior to initiation of a concurrent Master lan or Sector lan (see Section (f)(3) of the Zoning Ordinance). (CB ; CB ; CB ; CB ; CB ; CB ; CB ) SUBDIVISION 3. MINIMUM REQUIREMENTS. Sec Schedule (number) of spaces required, generally. (a) In all zones (except the M-X-T Zone), the minimum number of required off-street parking spaces for each type of use shall be as listed in the following schedule. In the schedule, each "employee" means each employee on the largest shift. TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT (1) RESIDENTIAL: Congregate living facility for elderly/physically handicapped residents Conversion of one-family detached dwelling (to include additional dwelling units) Dwelling unit within a building containing commercial or industrial uses (CB ) 1.0 Dwelling unit 2.0 For each dwelling unit age 24 JHU racticum Appendix Spring 2012

81 TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT Group residential facility residents Multifamily dwelling: (A) Housing for the elderly or physically handicapped 0.66 Dwelling unit (B) If wholly within a one mile radius of a metro station 1.33 Dwelling unit Bedroom in excess of one per unit (C) Containing at least 90% one bedroom units 1.5 Dwelling unit +0.5 Bedroom in excess of one per unit (D) All others (CB ) 2.0 Dwelling unit +0.5 Bedroom in excess of one per unit One-family detached dwellings: (A) Cluster Development 1.5 Dwelling unit (B) Mobile Home 2.0 Dwelling unit (C) All others 2.0 Dwelling unit Three-family dwelling 2.0 Dwelling unit Townhouse or other one-family attached dwelling 2.04 Dwelling unit Two-family dwelling 2.0 Dwelling unit (2) LODGING: Bed-and-Breakfast Inn (CB ) 1.0 Guest Room not to exceed eight (8) Country Inn: (A) Lodging 1.0 Guest Room (B) Food service seats (C) Accessory retail sales areas and exhibits ,000 sq. ft. of GFA Dormitory residents Fraternity or sorority house residents Hotel (not including restaurant or other accessory use requirements) guest rooms Motel 1.0 Guest room Rooming house, boardinghouse, or other renting of guest rooms in a dwelling 1.0 Guest room Tourist cabin camp Cabin Employee (3) INSTITUTIONAL/EDUCATIONAL: Adult day care center occupants (including operators) Assisted Living Facility (CB ) residents seats in main auditorium Church or similar place of worship seats in main auditorium 4 seats in other rooms occupied at same time as main auditorium age 25 JHU racticum Appendix Spring 2012

82 TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT Day care center for children (CB ) Day care center for children within an existing multifamily development in excess of one hundred (100) units (CB ) children 0.0 (None required) Family day care 0.0 (None required) Hospital 1.5 Bed Nursing home beds rivate school: (A) Which offers instruction at levels below 10th grade (including nursery school and kindergarten) (CB ) students (B) 10th grade and above (including adult education) students Small group child care center (CB ) 2.0 Center, if on-street parking is not permitted in front of the center at all times (4) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL: Adult Entertainment (CB ) Amusement park Athletic field Beach (open to public) (CB ) sq. ft. of GFA Determined as a part of the Special Exception seats (of spectator seating) persons legal occupancy Billiard or pool parlor 4.0 Boat ramp (open to public) (CB ) +1.0 Table Employee 15.0 Each ramp Bowling alley, archery/batting/shooting range 5.0 Lane or target Campground: employees (A) For trailers 1.0 Site (sufficient space for 1 trailer and 1 automobile on each campsite) (B) For tents 1.0 Site (within reasonable walking distance of campsite) Club, private Commercial recreational attractions Community building Fishing pier (open to public) (CB ) Determined by uses comprising the club (such as eating or drinking establishment, office, auditorium, recreational area) Determined as a part of the Special Exception Determined by uses comprising the community building (such as office, auditorium, eating or drinking establishment, recreational area) sq. ft. of gross pier surface area age 26 JHU racticum Appendix Spring 2012

83 TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT Go-cart track Golf course Golf driving range Golf, miniature Carts available Employee Hole Employee lus 50% of spaces normally required for accessory uses such as eating or drinking establishment, pro shop, driving range) Tee Employee Hole Employee Marina 1.0 Boat slip Museum, art gallery, aquarium, cultural center, library, or similar facility 2.5 1,000 sq. ft. of GFA Other commercial recreation sq. ft. of GFA or patron service area icnic area 1.0 Table Racetrack Determined as a part of the Special Exception Riding stable stalls Skating rink or facility (CB ) Spa, community (other than incidental to a multifamily development) persons legal occupancy persons permitted to occupy spas Spa, public persons permitted to occupy spa; 250 sq. ft. of GFA of lobby and office space Swimming pool, commercial persons legal occupancy Swimming pool, community (other than incidental to a multifamily development) persons legal occupancy Tennis, racquetball Court Employee lus 50% of spaces normally required for accessory uses (such as eating or drinking establishment, pro shop, exercise area) Theater, auditorium, or stadium seats age 27 JHU racticum Appendix Spring 2012

84 TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT (5) COMMERCIAL TRADE (GENERALLY RETAIL)/SERVICES: (A) Normal arking Generation Group (This group consists of retail sales and service establishments that generate an average parking demand, and include all such uses that are not listed below.) sq. ft. of the first 3,000 sq. ft. GFA 200 sq. ft. of GFA above the first 3,000 sq. ft. (B) Low arking Generation Group (This group consists of: furniture stores; carpeting and floor covering stores; retail upholstery shops; sporting goods, which may include marine equipment and supplies; vehicle, trailer, mobile home, and boat sales (indoor); office supply and business machine sales; similar uses which, because of their large areas of display space, generate relatively small demands for parking space.) sq. ft. of GFA (C) Shopping Centers (such as integrated shopping centers, malls, and plazas): (i) 25,000 to under 400,000 sq. ft. of GLA: (aa) All uses, except as provided below sq. ft. of GLA (excluding theaters) (bb) Office, Medical ractitioner's (medical clinic): (I) If in excess of 20% of GLA or 50,000 sq. ft. of GLA, whichever is smaller (II) If not in excess (cc) Office, all others: sq. ft. of GLA 250 sq. ft. GLA (I) If in excess of 20% of GLA or 50,000 sq. ft. of GLA, whichever is smaller sq. ft. of the first 2,000 sq. ft sq. ft. of GLA above the first 2,000 sq. ft. (II) If not in excess sq. ft. of GLA (dd) Theaters seats (i) 400,000 sq. ft. or more of GLA: (aa) All uses, except as provided below sq. ft. of GLA (excluding theaters) (bb) Office, Medical ractitioners (medical clinic) sq. ft. of GLA (cc) Office, all others: (I) If in excess of 20% of GLA or 50,000 sq. ft. of GLA, whichever is smaller age 28 JHU racticum Appendix Spring sq. ft. of the first 2,000 sq. ft. of GLA sq. ft. of GLA above the first 2,000 sq. ft (II) If not in excess sq. ft. of GLA (dd) Theaters seats (ii) 750,000 sq. ft. or more gross leasable area (GLA) if erected prior to 1970 and having at least 2 anchor tenants, each with a GLA of at least 100,000 sq. ft.:* (aa) Retail sq. ft. of GLA (bb) All other uses (CB ; CB ; CB ) *Editor's Note: CB provided that paragraph (C)(iii) shall be of no force and effect after April 15, As specified in paragraph (C)(ii), above

85 TYE OF USE (D) Miscellaneous: Airport NUMBER OF SACES UNIT OF MEASUREMENT Determined as a part of the Special Exception, but not less than 50 spaces Animal hospital, veterinarian: (i) Kennel area (ii) All other floor area (CB ) Animal Training 1.0 Boat or trailer service or repair (CB ) Boat, trailer, or mobile home sales or rental lot (also see Low arking Generation, above, for indoor) Bus station or terminal sq. ft. of GFA 200 sq. ft. of GFA Animal Employee 1.0 Employee 1.0 2,500 sq. ft. of gross outdoor display area Car wash sq. ft. of GFA Catering Establishment with food prep only (CB ) Catering with Seating (CB ) Eating or Drinking Establishment (including drive-through service or carryout) (CB ; CB ) Eating or drinking establishment (not including drive through service) (CB ; CB ) Eating or drinking establishment, permitting music of any kind and patron dancing, with hours of operation that extend beyond 12:00 A.M. excluding adult entertainment. (CB ; CB ) Determined by the lanning Board (or designee) on a case by case basis, based on location, projected passengers, and accessory uses (such as eating or drinking establishment, newsstand) sq. t. of GFA seats seats seats 50 sq. ft. of GFA (excluding any area used exclusively for storage or patron seating, and any exterior patron service area) seats or 3 persons legal occupancy, whichever is greater Funeral parlor persons legal occupancy in rooms used for viewing and funeral services Gas station or vehicle repair and service station: (i) Not self-serve (ii) Self-serve Service bay or similar service area Each employee Nursery or Garden Center 1.0 awnshop (CB ) awnshop with motor vehicles pledged as collateral (CB ) age 29 JHU racticum Appendix Spring sq. ft. of GFA 1,000 sq. ft. of gross outdoor sales and display area (including greenhouse) sq. ft. of the first 3,000 sq. ft. GFA 200 sq. ft. of GFA above the first 3, sq. ft. +1 For each motor vehicle pledged

86 TYE OF USE rivate Automobile and Other Motor Vehicle Auctions (CB ) ublic utility uses (other than offices and transmission or distribution lines) NUMBER OF SACES UNIT OF MEASUREMENT 1.0 1,000 square feet of gross outdoor display area 1.0 Employee (unless modified by the Council in approving a Special Exception) Taxicab dispatching 1.0 Employee Vehicle sales lot (also see Low arking Generation, above, for indoor) Voluntary fire, ambulance, or rescue station 1.0 (6) OFFICES: Bank, savings and loan association, or other savings or lending institution: (A) Automatic teller machine only 1.0 1,000 sq. ft. of gross outdoor display area Dispatcher or other office personnel Emergency vehicle 4 persons legal occupancy in hall or auditorium (None) (B) Unrestricted (CB ; CB ) sq. ft. of the first 2,000 sq. ft. of GFA Medical practitioners' office/medical clinic: (A) In an office building or office building complex sq. ft. of GFA (B) In a one-family dwelling sq. ft. of GFA (C) In a dwelling other than a one-family dwelling sq. ft. of GFA sq. ft. of GFA above the first 2,000 sq. ft Office building or office building complex (except medical practitioners' offices) (CB ) (7) INDUSTRIAL/MANUFACTURING/STORAGE: sq. ft. of the first 2,000 sq. ft. of GFA 400 sq. ft. above the first 2,000 sq. ft. of GFA Consolidated storage (CB ) units having direct access only from within a building 1,000 sq. ft. of GFA of office space age 30 JHU racticum Appendix Spring Resident manager Industrial plant 2.0 1,000 sq. ft. of GFA Junk yard or auto salvage yard (CB ; CB ; CB ) Warehouse unit (except consolidated storage) (CB ) 1.0 1,000 sq. ft. of gross storage area of the first 10,000 sq. ft ,000 sq. ft. of gross storage area above the first 10,000 sq. ft. 3.0 First 1,500 sq. ft. (or fraction) of GFA +1.0 Additional 1,500 sq. ft. of GFA, up to 100,000 sq. ft Additional 1,000 sq. ft. of GFA above the first 100,000 sq. ft. Wholesale establishment 3.0 First 1,500 sq. ft. (or fraction of GFA) +1.0 Additional 1,500 sq. ft. of GFA

87 TYE OF USE NUMBER OF SACES UNIT OF MEASUREMENT (b) The number of parking spaces required by Section (a) may be reduced by up to a maximum of fifteen (15) percent for the purpose of fulfilling the arking Lot Interior lanting Requirement of Section 4.3c (2) (a) of the Landscape Manual in association with the following: (1) Any permit for construction, alteration or use and occupancy applied for on a site within the Developed Tier, Corridor Node, or Center where existing impervious area exceeds forty (40) percent of the net lot area of the site, or (2) Any permit for construction, alteration or use and occupancy applied for on a site within the Developing Tier where existing impervious area exceeds eighty (80) percent of the net lot area of the site. (CB ) Sec Number of spaces required in the M-X-T Zone and in a Metro lanned Community. (a) The number of parking spaces required in the M-X-T Zone and in a Metro lanned Community are to be calculated by the applicant and submitted for lanning Board approval at the time of Detailed Site lan approval. rior to approval, the applicant shall submit the methodology, assumptions, and data used in performing the calculations. (b) The number of off-street parking spaces required for development in the M-X-T Zone and in a Metro lanned Community shall be calculated using the following procedures: (1) Determine the number of parking spaces required for each use proposed, based on the requirements of Section These parking spaces are to be considered as the greatest number of spaces which are occupied in any one (1) hour and are to known as the peak parking demand for each use. At less than this peak, the number of spaces being occupied is assumed to be directly proportionate to the number occupied during the peak (i.e., at eighty percent (80%) of the peak demand, eighty percent (80%) of the peak parking demand spaces are being occupied). (2) For each hour of the day the number of parking spaces to be occupied by each use shall be calculated. These numbers are known as the hourly fluctuation pattern. For each use, at least one (1) hour shall represent the peak parking demand, and the remaining hours will represent a percentage of the peak. There may be more than one (1) hour at the peak level. (3) The total number of parking spaces required for all uses proposed in the M-X-T Zone and in a Metro lanned Community shall be the greatest number of spaces in any one (1) hour for the combined total of all uses proposed, based on the calculations in paragraphs (1) and (2), above. This total is known as the base requirement. (4) The base requirement may be reduced in the following manner: (A) Conservatively determine the number of trips which are multipurpose. A multipurpose trip is one where a person parks his car and uses a number of facilities (i.e.; an office, eating or drinking establishment, and store) without moving the car. The number of spaces required for a multipurpose trip shall be the greatest number of parking spaces required by Section for any one (1) use within the multipurpose trip. The base requirement may be reduced by the number of parking spaces for the other uses involved in the multipurpose trip. (B) Determine the number of parking spaces which will not be needed because of the provision of some form of mass transit, such as rapid rail, bus, forced carpool, van pool, and developer provided services. The base requirement may be reduced by this number. (5) In addition to the foregoing calculations, the lanning Board shall take the following into consideration: age 31 JHU racticum Appendix Spring 2012

88 (A) The number of off-street parking spaces which are to be held as exclusively reserved spaces for any period of time during the day. These parking spaces may not be made available for other uses during the time they are reserved; and (B) The location of parking spaces relative to the uses they serve. If the shared parking spaces are so remote that the walking distance is unacceptable for some uses, the effectiveness of shared parking will be reduced. The lanning Board may require a number of parking spaces (in addition to the base requirement) to be reserved for any specific use that is in need of spaces in the immediate vicinity of that use. (c) Notwithstanding the provisions of Section (a), required off-street parking spaces may be provided on a lot other than the lot on which the mixed use development is located, provided: (1) The other lot is used in accordance with the requirements of the zone in which it is located; and (2) The lanning Board determines that the other lot is convenient to the mixed use development, taking into account the location of the lot, the uses to be served, the safety of persons using it and any other considerations. (CB ) Cost of Living Comparison age 32 JHU racticum Appendix Spring 2012

89 Alternative Design Concepts White arcel age 33 JHU racticum Appendix Spring 2012

90 University of Maryland Master lan roposed Development roposed Site Area age 34 JHU racticum Appendix Spring 2012

91 Use roject Status Address Developer/Builder Residential Units Office Retail Hotel Keys Hotel The Marriott Inn and Conference Center Completed 3501 University Blvd. Marriott Inn & Conference Center 39, Hotel Best Western Construction 8419 Baltimore Ave. Vasu LLC 0 50 Hotel Koon's Ford lanned 8315 Baltimore Ave. Keane Enterprises Hotel Springhill Suites / Homewood Suites lanned 9137 Baltimore Ave. Baywood Hotels 1,800 7,000 Hotel Townplace Suites by Marriott lanned 9620 and 9624 Baltimore Ave Baywood roperties 0 75 Mixed Use Jefferson Square Apartments Inactive 9091 Baltimore Ave JI, Inc ,000 Mixed Use Cafritz roperty at Riverdale ark lanned US Route 1 & MD 410 Cafritz Tract LLC , , Mixed Use East Campus hase 2+ lanned aint Branch wy & Baltimore Ave University of Maryland 1, ,000 30,000 Mixed Use East Campus hase 1 lanned aint Branch wy & Baltimore Ave University of Maryland , Mixed Use Multifamily JI West (Hillcrest/Lasicks) Inactive 9122, 9124, & 9128 Baltimore Ave JI, Inc ,000 Mixed Use Multifamily The Domain at College ark lanned Campus Drive and Mowatt La Hanover 250 7,500 Mixed Use Student Housing Mazza Grandmarc Apartments Completed 9524 and 9528 Baltimore Ave Collegiate Hall , Mixed Use Student Housing University View (hase II - aka. UniversityCompleted 8300 Baltimore Ave Otis Warren/Clark Construction , Mixed Use Student Housing The Enclave (Starview laza) - hase I Construction 8700 Baltimore Ave Star Hotels 177 9, Mixed Use Student Housing The Varsity Construction 8136, 8150, & 8152 Baltimore Ave College ark Gateway roperties , Mixed Use Student Housing Maryland Book Exchange lanned College Ave. & Baltimore Ave. R & J Company , Mixed Use Student Housing University View (hase III aka. University lanned Baltimore Ave Clark Construction , Multifamily Mosaic at Turtle Creek Approved - Inactive Campus Dr and Mowatt La Owner Entity Fund II, LLC Multifamily Camden at College ark Completed 9600 Milestone Wy Camden Multifamily Northgate Condominiums Inactive 8428 and 8430 Baltimore Ave Monument roperties 204 5,670 Office M Square 1 Completed 5825 University Research Crt Manekin 120,000 Office M Square 2 Construction 5850 University Research Crt Manekin 120,000 Office NOAA Building Construction - Inactive Haiig River Road Opus East 289,500 Office Hollywood Station Inactive 9909 Baltimore Ave ZH Investments, LLC 22,000 Office/Retail The Village at College ark Completed Baltimore Ave Roadside 40,000 arking Garage Downtown Garage Completed Knox Road and Yale Ave City of College ark 5,800 Student Housing The Enclave (Starview laza) - hase II Approved 8700 Baltimore Ave Star Hotels 293 Student Housing South Campus Commons #7 Completed Mowatt Dr and Reinkert Dr Clark Construction Student Housing South Campus Commons 1-6 Completed Knox Rd and reinkert Dr Clark Construction ,825 Student Housing University View (hase I) Completed 8204 Baltimore Ave Otis Warren ,100 Student Housing Oakland Hall Construction Valley Dr and Farm Dr University of Maryland Student Housing East Campus Grad Housing lanned East Campus Site University of Maryland , ,800 1,006, ,240 Student Beds roject Breakdown age 35 JHU racticum Appendix Spring 2012

92 age 36 JHU racticum Appendix Spring 2012